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Horizon - Luštıca Bay One Bedroom Apartment for Sale
€708,000
Maša Flynn
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In Brief
A one-bedroom, one-bathroom apartment in Residence H8 at Horizon, Luštica Bay's new hillside neighbourhood between Marina Village and the golf course. Apartment H8-13 is on Level 1 and has 56.21 m² of internal space and a 7.58 m² terrace, 63.79 m² in total. The open-plan kitchen, dining and living room leads through sliding doors onto the terrace, and the bedroom has its own built-in wardrobe and a full-height door to a French balcony. It comes with ducted air conditioning, underfloor heating in the bathroom, a separate utility cupboard, access to the residence's infinity pool, and an underground parking space on a 25-year lease. The asking price is €708,000. Completion is scheduled for December 2029.
Description
Residence H8 sits in the middle of the Horizon crescent, on the slope between the golf course above and Marina Village below. Like the rest of the neighbourhood, it is built in local stone and painted render, with green-hued shutters, pergolas and arched porticos, and its own infinity pool and sun terrace set into the garden beside the building. Horizon is a purely residential neighbourhood with no shops or commercial units, which keeps it quiet throughout the year.
Unit H8-13 is a one-bedroom apartment on Level 1 of Residence H8, with 56.21 m² of internal space and a 7.58 m² terrace (63.79 m² in total), one bathroom with a shower, and one underground parking space held on a 25-year lease.
H8-13 is on the first level, above the garden apartments, with windows and shutters on two sides. The front door opens straight into the main room, with a built-in wardrobe beside the entrance for coats and luggage. The kitchen runs along the back wall with a window above the worktop and space laid out for a fridge, sink, dishwasher, hob and oven, with a dining table for four in front of it.
The living area occupies the front of the room and opens through wide sliding doors onto the terrace. At 7.58 m², the terrace is set back into the façade, which gives it shade and privacy, with room for a pair of armchairs and a small table looking out towards the sea.
The bedroom is reached from the living room and has space for a double bed, a built-in wardrobe, two side windows and a full-height glazed door at the end of the room opening onto a French balcony. Next to it, the bathroom has a shower, washbasin and WC, with a window, and a separate cupboard in the hallway houses the washing machine and dryer.
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.
Another available One Bedroom Apartment is H8-23, located on the second level, with internal area of 56.21 m², terrace of 7.58 m², total sellable area of 63.79 m² and Price €748,000.
Property Features
- Open-plan kitchen, dining and living room
- Terrace with sliding doors from the living area
- Bedroom with built-in wardrobe and French balcony
- Fully equipped kitchen with window over the worktop
- Built-in wardrobe at the entrance
- Bathroom with shower and window
- Separate utility cupboard for washing machine and dryer
- Underfloor heating in the bathroom
- Ducted air conditioning and exterior shading
- Dual-aspect windows with shutters
- Residence infinity pool and sun terrace
- Underground parking space, 25-year lease
- Three years' complimentary Horizon Clubhouse membership
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, developed by Orascom Development. Below Horizon, Marina Village has the marina, a promenade of restaurants, cafés and shops, and The Chedi Luštica Bay hotel and spa, while Centrale, the town's second hub, has the piazza and the tennis and padel courts. Along the shore are Marina Beach, Zen Beach Sea Lounge, The ROK Beach Bar and The Chedi Beach, linked by the 1.8 km Lungo Mare walkway. The 18-hole Gary Player Signature golf course is taking shape around The Peaks, directly above Horizon.
Location and Distances
On Foot
- Residence infinity pool – on site
- Horizon Clubhouse – ~400 m, ~5 minutes
- Marina Beach and the Lungo Mare walkway – ~600 m, ~10 minutes (downhill)
- Marina Village promenade, restaurants and cafés – ~900 m, ~12 minutes (downhill)
- The Chedi Luštica Bay – ~1.2 km, ~15 minutes
By Car
- Centrale Luštica Bay – ~3 km, ~5 minutes
- Radovići (shops, pharmacy, post office) – ~5 km, ~8 minutes
- Almara Beach and Pecka Beach – ~5 minutes
- Tivat and Porto Montenegro – ~18 km, ~25 minutes
- Kotor Old Town – ~28 km, ~35–40 minutes
Airports
- Tivat Airport – ~14 km, ~20 minutes
- Podgorica Airport – ~90 km, ~1 hour 30 minutes
- Dubrovnik Airport – ~80 km, ~1 hour 30 minutes, plus border crossing
Buyer's Lens
H8-13 has a proper separate bedroom with its own wardrobe and balcony, a kitchen with a window, and a utility cupboard that keeps the laundry out of the living space – practical details that make it work as a home for longer stays as well as holidays. With its own pool beside the building, the Clubhouse a short walk away and the beach below, it is a holiday base that needs no thought between visits.
One-bedroom apartments are well suited to the Luštica Bay rental programme, which looks after guests, cleaning and maintenance on the owner's behalf. The interest-free payment plan spreads most of the cost through construction and the two years after handover.
Agent's Honest View
This is a well-planned one-bedroom with good storage and dual-aspect light. The terrace is compact at 7.58 m² – comfortable for two with coffee or an evening drink rather than for outdoor dining – so buyers who want to live mostly outdoors may prefer a garden-level unit or one of the larger terraces elsewhere in Horizon. The trade-off is a first-floor position with more privacy and a better outlook than the ground floor.
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 2028.
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.
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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