Horizon Apartments - Luštica Bay, Studio for Sale
€450,000
Maša Flynn
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In Brief
A sea-view studio in Residence H3, part of the first phase of Horizon, Luštica Bay's new hillside neighbourhood above the marina. Apartment H3-13 is on Level 1 and has 30.34 m² of internal space and a 10.16 m² terrace, 40.50 m² in total. The living and dining area opens onto the terrace through two sets of glazed double doors, looking out over the marina and the Adriatic. It comes with ducted air conditioning, underfloor heating in the bathroom, floor-to-ceiling wardrobes, access to Horizon's communal pools, and an underground garage space on a 25-year complimentary lease. The asking price is €450,000 . Completion is scheduled for 2027.
Description
Residence H3 is one of the four buildings in Horizon's first phase, set on the eastern end of the neighbourhood nearest the Clubhouse. Like the rest of Horizon, it is built in warm Luštica stone with Mediterranean shutters, arched porticos and pergolas, with tiered pool terraces and gardens of olive and lemon trees stepping down the hillside below.
H3-13 is a compact, well-organised studio. The entrance hall has a full-height wardrobe on one side and the bathroom on the other, with a shower, a washbasin, a WC and space for a washing machine. Beyond it, the main room runs the full width of the apartment: a fitted kitchen along the side wall, a dining table beside it, and a living area with room for a sofa or sofa bed.
The whole sea-facing wall is glazed, with two pairs of double doors opening onto the terrace. At 10.16 m², the terrace adds a third to the usable space for much of the year – wide enough for a table and chairs, with the view across the marina and the open sea.
As a Horizon homeowner, the buyer receives three years' complimentary membership of the Horizon Clubhouse, with its infinity pool, fitness centre, lounge and kids' club, along with access to Luštica Bay's beaches and pools and a complimentary shuttle to the marina promenade and the town centre.
Apartment H3-13 is a studio on Level 1 of Residence H3, with 30.34 m² of internal space, a 10.16 m² terrace (40.50 m² in total), one bathroom with a shower and an underground garage space on a complimentary 25-year lease, for an asking price of €450,000.
Property Features
- Elevated position between the Adriatic and the second hole of the golf course
- Terraces oriented to the marina and sea
- Open-plan living and dining areas
- Generous glazing for natural light and views
- Fully equipped kitchens
- Underfloor heating
- Earthy-toned interiors with natural textures and high-quality finishes
- Local stone façades, arched loggias and Mediterranean shutters
- Tiered community infinity pools and sun decks
- Landscaped gardens with olive and lemon trees
- Horizon Clubhouse with lounge, infinity pool, fitness centre and kids' club
- 25-year parking lease for one space per residence
- Shuttle link to Marina Village and Luštica Bay facilities
- Priority access to Luštica Bay services and beaches
Horizon Homeowner Benefits
- Three years' complimentary Horizon Clubhouse membership
- Exclusive access to Luštica Bay beach and pools, with priority reservations at other beaches and beach clubs
- Complimentary shuttle to the marina promenade and the town centre
- 24/7 security and customer service
- Discounted rates at The Chedi Luštica Bay for family and friends
- Preferential rates for the spa, Luštica Bay gym, sports courts, restaurants, shops and yacht moorings
- Access to the Luštica Bay rental programme
- Year-round property management, maintenance and landscaping at a preferential charge
Luštica Bay Lifestyle and Amenities
Luštica Bay is a planned coastal town on the Luštica peninsula, with a waterfront Marina Village of restaurants, cafés and shops along the promenade, The Chedi Luštica Bay hotel and spa, and Centrale, the town's second hub. There are five beaches, sports courts, walking and cycling paths, and an 18-hole Gary Player Signature golf course taking shape around the hillside neighbourhoods, with Horizon set alongside its second hole.
Location and Distances
On Foot
- Horizon Clubhouse and pools – ~2 minutes
- Marina Village promenade, restaurants and cafés – ~900 m, ~12 minutes (downhill)
- The Chedi Luštica Bay and Marina Village beach – ~1 km, ~15 minutes
By Car
- Centrale Luštica Bay – ~3 km, ~5 minutes
- Radovići (shops, pharmacy, post office) – ~5 km, ~8 minutes
- Tivat and Porto Montenegro – ~18 km, ~25 minutes
- Kotor Old Town – ~13 km, ~18 minutes
Airports
- Tivat Airport – ~14 km, ~20 minutes
- Podgorica Airport – ~90 km, ~1 hour 30 minutes
- Dubrovnik Airport – ~63 km, ~1 hour 30 minutes, plus border crossing
Buyer's Lens
H3-13 is the most accessible way into Horizon: a sea-view home with the same Clubhouse, pools, beaches, garage parking and management as the larger residences, at the smallest footprint in the neighbourhood. For a couple or a solo owner it works as a holiday base that needs no thought between visits.
Studios are also the easiest units to let, and the Luštica Bay rental programme handles guests, cleaning and maintenance on the owner's behalf. Buying in the first phase gives a position close to the Clubhouse and the payment plan spreads most of the cost through construction and beyond handover.
Agent's Honest View
This is a studio in the true sense – one room for living, dining and sleeping – so it suits short stays, a couple or a rental investment better than family use. The terrace makes a real difference to how the space feels, and the full-width glazing keeps it bright, but buyers who want a separate bedroom should look at Horizon's one-bedroom apartments, which start from 66 m².
As with all of Horizon, this is an off-plan purchase with completion scheduled for 2028, and the finished apartment can only be judged from plans and renders for now. Luštica Bay's earlier neighbourhoods have been delivered and are lived in, which gives a reasonable basis for confidence. We are happy to show you completed apartments of a similar size at Luštica Bay so you can get a feel for the space.
Completion and Payment Terms
The apartment is offered off-plan, with completion scheduled for December 2027.
The developer offers an interest-free payment schedule: 20% on signing, 50% in quarterly instalments during construction, and 30% in quarterly instalments over up to two years after handover. Full terms are confirmed in the reservation agreement.
Off-plan Available Studio Apartments
- H802 With internal area of 29.28 m2 and additional 15.43 m2 of an exclusively used area. The asking price is €378,000
- H803 With internal area of 39.92 m2, Terrace of 10.53 m2, and additional 11.15 m2 of an exclusively used area. The asking price is €576,000.
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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