Luštica Bay, The Peaks Golf Residences, Two-Bedroom Apartment for Sale
€859,000
Peter Flynn
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In Brief
A selection of two-bedroom apartments with two bathrooms in Botanika, The Peaks, Luštica Bay, offering total areas from 105.68 m² to 119.99 m². Overlooking the first two holes of Montenegro’s 18-hole golf course and the Adriatic Sea, the apartments feature open-plan living and dining areas, bespoke kitchens with Miele appliances or equivalent, quality finishes and private terraces. Residents enjoy the wider Luštica Bay lifestyle, with access to four beaches, sea lounges, a marina-side promenade, restaurants, cafés, boutiques and a range of sports and leisure facilities, including tennis, padel, swimming and kayaking. The neighbourhood also offers a communal swimming pool, outdoor seating area and parking. Designed for year-round living, Luštica Bay has an established international community and a calendar of social events. Sold off-plan, with completion planned for December 2026. Prices start from €859,000, with instalment payments available for up to two years after delivery.
Description
Situated on Montenegro's beautiful Luštica Peninsula, Luštica Bay is a thoughtfully planned coastal town developed by Orascom Development. Combining traditional Mediterranean character with contemporary architecture and modern infrastructure, this exceptional destination has been designed to offer a refined lifestyle in harmony with its natural surroundings.
The Peaks is Luštica Bay's most elevated residential neighbourhood, occupying a spectacular hillside position with panoramic views across the golf course, surrounding landscape and Adriatic Sea. Carefully integrated into the natural terrain, the development combines understated architectural elegance with sustainable design principles and the use of natural materials, including stone and wood.
Within this exclusive neighbourhood, Botanika represents a premium collection of private residences, including luxury villas, townhouses with private swimming pools and apartments ranging from one to three bedrooms.
The two-bedroom apartments have been thoughtfully designed to maximise natural light, comfort and the surrounding views. Spacious open-plan living and dining areas connect seamlessly with contemporary kitchens, while generous private terraces extend the living space outdoors, creating an inviting setting for relaxation and entertaining.
Each apartment features a bespoke kitchen equipped with Miele appliances or an equivalent internationally recognised brand. Interior finishes include high-quality porcelain tiles with natural stone and terrazzo effects, while bathrooms are fitted with Laufen and Catalano sanitary ware and Hansgrohe fittings, or equivalent premium brands.
Additional customisation options are available, including bespoke wood veneer wardrobes, parquet flooring, upgraded kitchen appliances, premium bathroom fittings and heated towel rails.
Residents enjoy access to the neighbourhood swimming pool, the traditional-style Guvno outdoor seating area and dedicated neighbourhood parking facilities. The development also benefits from its proximity to the planned town centre, which will provide further shopping, dining, sporting and leisure opportunities.
Available Two-Bedroom Apartments
Apartment GA401 offers an internal area of 83.73 m² and a terrace of 30.38 m². The developer's supplied total area is 118.11 m², with an additional 42.91 m² of exclusive-use area. The asking price is €1,360,000.
Apartment GA404 offers an internal area of 89.61 m² and a terrace of 30.38 m², providing a total area of 119.99 m², plus an additional 42.41 m² of exclusive-use area. The asking price is €1,447,000.
Apartment GA413 is a ground-floor residence with an internal area of 87.55 m² and an 18.13 m² terrace, providing a total area of 105.68 m². The asking price is €859,000.
Other apartments within the collection have already been sold. Please contact us for the latest availability and pricing.
Property Features
- Exclusive location within Botanika, The Peaks, Luštica Bay
- Elevated position with views towards the Adriatic Sea and golf course
- Two bedrooms and two bathrooms
- Spacious open-plan living and dining areas
- Bespoke fitted kitchens with Miele appliances or equivalent
- Private terraces and generous outdoor living spaces
- Premium porcelain flooring with stone and terrazzo effects
- High-quality bathroom fittings and sanitary ware
- Optional interior upgrades and bespoke finishes
- Access to the neighbourhood swimming pool
- Communal Guvno outdoor seating area
- Dedicated neighbourhood parking area
- Sustainable architectural design incorporating natural materials
- Access to Luštica Bay's extensive residential and leisure amenities
Luštica Bay Lifestyle and Amenities
Owning a residence in Botanika offers more than an exceptional property. It provides the opportunity to become part of Luštica Bay, a vibrant coastal community designed for year-round Mediterranean living.
Residents benefit from access to four beautiful beaches, elegant sea lounges, a marina-side promenade, restaurants, cafés, bars and boutiques. A wide range of sporting and recreational activities is available, including tennis, swimming, kayaking and padel, alongside a programme of social and community events throughout the year.
The Peaks is also positioned beside Montenegro's first 18-hole golf course, adding another distinctive dimension to this exceptional residential setting.
With its combination of privacy, natural beauty, leisure facilities and carefully planned infrastructure, Botanika is equally appealing as a permanent residence, luxury holiday retreat or long-term property investment.
Buyer's Lens
These apartments are likely to appeal to buyers who want a home within a managed coastal community rather than a stand-alone property. The main attraction is the combination of golf and sea views, private outdoor space and access to Luštica Bay’s beaches, marina, restaurants and leisure facilities. The choice between apartments is worth considering carefully: terrace size, exclusive-use outdoor areas and the position of each home may matter as much as the internal floor area.
As the apartments are sold off-plan, buyers should review the individual floor plan, the precise view and orientation, the specification and any proposed upgrades before committing. It is also sensible to confirm the arrangements and costs for parking, communal facilities, ongoing maintenance and any future rental use.
Agent's Honest View
Botanika's strongest selling point is its setting within Luštica Bay. For someone who enjoys having beaches, dining, sport and a year-round community close at hand, it offers a lifestyle that is difficult to replicate with an individual apartment elsewhere on the coast. The Peaks also has a quieter, more elevated position, which will particularly suit buyers drawn to the golf course and open views.
It is a premium-priced development, however, and not the obvious choice for someone whose priority is maximum internal space for their budget. The apartments also differ considerably in price and outdoor space, so we would recommend comparing the individual layouts rather than choosing on the headline specification alone. Completion is planned for December 2026, and buyers should allow for the usual considerations associated with an off-plan purchase, including confirmation of delivery dates and final specifications.
Completion and Payment Terms
Expected completion: December 2026.
The apartments are offered off-plan with a structured payment schedule: 20% upon signing the Sales and Purchase Agreement, 50% payable in quarterly instalments until delivery, and the remaining 30% payable in quarterly instalments over two years following delivery.
This payment structure allows purchasers to spread the purchase price across the construction and post-completion periods.
For further information, current availability, detailed floor plans or to arrange a consultation, please get in touch.
NT Realty is a boutique real estate agency based in Tivat, Montenegro. Founded by Peter Flynn, who first came to the Bay of Kotor in 2005 as a property investor and has since built businesses across real estate development, architecture, and interior design, the agency is run alongside Maša Flynn — architect and former Head of Design at Porto Montenegro, where she delivered over €60 million of projects on time and on budget. Between them they bring a depth of local market knowledge that is difficult to find elsewhere in the region.
The team specialises in properties for sale and long-term rentals across the Bay of Kotor, Tivat Bay, and the Luštica Peninsula — from Porto Montenegro and Luštica Bay to private homes throughout the wider region. Our job is to guide buyers, sellers, and tenants through the process clearly, honestly, and without unnecessary complexity.
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Frequently Asked Questions
After purchase and registration, you'll receive keys and take possession. Next steps include transferring utilities to your name, setting up building management payments if it's an apartment, getting home insurance, and—if you're renting it out—registering for tourist tax and obtaining any required permits. Your lawyer or agent can guide you through the administrative bits.
Rental income is taxed at 15% on gross receipts if you're renting short-term (tourist rentals), or you can opt for taxation on net income after expenses for long-term rentals. You'll also pay municipal tourist tax (€1 per night per guest in high season, €0.50 in low season) and need to register your rental with the tax authorities and tourism directorate.
Annual property tax is quite low—just 0.25% of the property's assessed value per year. The assessed value is typically well below market value, so you might pay €200-500 annually on a coastal apartment worth €200,000. It's collected by your local municipality and is one of Montenegro's more affordable ongoing costs.
Notary fees are set by official tariff and scale with your purchase price. For most residential properties, expect €350-€1,000 plus 21% VAT—so roughly €423-€1,210 total. A €250,000 property runs about €532 in base fees. There are also small charges for document copies and administrative filing, so your final notary bill might be slightly higher.
For resale properties, you'll pay 3% Real Estate Transfer Tax (RETT) on the purchase price. New builds from developers are zero-rated for RETT but include 21% VAT in the price—though developers can usually reclaim this VAT. Either way, budget around 3% of the purchase price for transfer taxes unless it's a new build where VAT is already included.
The notary doesn't receive or hold the money directly. Instead, the seller must confirm in writing to the notary that they've received the full purchase price. Only after the notary receives this written confirmation (and verifies tax obligations are met) will they issue the Clausula Intabulandi. Some transactions use bank confirmations for added security.
Yes, if you're married or in a registered partnership, you typically need your spouse's or partner's written consent to sell property in Montenegro, even if the property is registered solely in your name. This protects both parties' interests under matrimonial property rules. Your notary will confirm the specific requirements for your situation.
The Clausula Intabulandi is the notary's official confirmation that all legal and financial obligations have been met, allowing the property to be registered in your name. The notary issues it only after verifying you've paid the full price and all taxes. It's your green light for cadastre registration—without it, you can't become the legal owner.
Every property and owner has specific numbers that appear on contracts: your JMBG (personal ID), the seller's JMBG or company registration, and the property's cadastral parcel number (katastarska parcela/čestica). These link everything in the official registries and are essential for registration and tax purposes.
No, Montenegro doesn't have a title insurance system like the US or UK. Instead, buyers rely on comprehensive legal due diligence—your lawyer or notary checks the cadastre, ownership history, encumbrances, and permits before you commit. It's a different system, but with proper checks it's just as secure.
It depends on where your documents were issued. If you're from a Hague Convention country (which includes most Western countries), you need an apostille. If not, your documents need consular legalisation. Either way, they'll also need certified translation by a sworn court translator in Montenegro.
Your lawyer requests an official extract (List nepokretnosti) from the Real Estate Cadastre, which shows current ownership, any mortgages or liens, property boundaries, and legal description. The notary also verifies the seller's identity and legal capacity. This due diligence typically takes a few days and costs around €18-25 for the cadastre extract.
You obtain a JMBG through the local Police Directorate (MUP) by presenting your passport, proof of property ownership, and completing a simple application. The process typically takes a few days, and you'll need this number for tax declarations and property registration—even without residency.
For a straightforward resale apartment with clean paperwork, the buying process can often be completed within 3-6 weeks. More complex transactions, new builds, or mortgage-financed purchases can take longer.
Some banks do lend to foreigners, but conditions are tighter—lower loan-to-value ratios and stricter income requirements. Many foreign buyers finance through their home country or pay cash.
Officially, everything is in euros. You can convert from your home currency before sending, or in some cases settle using cryptocurrency if both parties and the notary agree—but the contract price and taxes are always euro-based.
Beyond the purchase price and transfer tax, budget for notary fees, translation, legal fees, and potentially agency commission—together, these typically add 2-4% to your total cost.
No. Most foreign buyers use a Power of Attorney to authorize someone here—your lawyer, NT Realty, or another trusted representative—to sign on your behalf.
By convention, the buyer usually pays both the notary fees and the sworn court translator fees, though this can be negotiated between parties.
Yes, and it's more straightforward than most people expect. Montenegro welcomes foreign buyers—both EU and non-EU—and you can own property in your own name without needing residency or a local company in most cases.
Disclaimer: Purchase Costs & Information Accuracy
All costs associated with the purchase, including notary fees, real estate transfer tax (if applicable), and any legal fees, are the sole responsibility of the buyer. ntRealty bears no responsibility for the correctness of the information published here, which is based exclusively upon details provided to us by the property owner(s). ntRealty has no obligation to update, modify, or amend this listing or to notify a reader if any information, including urbanistic or cadastral data, subsequently becomes inaccurate. All listings are subject to prior sale. Agency Commission: No agency commission is charged to the buyer. The agency fee is paid by the seller.
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