Centrale - Luštica Bay, Studio Apartment for Sale
€244,000
Maša Flynn
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In Brief
Apartment 14-7-13 is a first-floor studio in Residence 14-7, Centrale, the town centre of Luštica Bay. It has 26.46 m² of internal space and a 2.23 m² balcony, for a total sellable area of 28.69 m². The price is €244,000 including VAT, with a garage or dedicated parking space included on a long-term lease. It is the lowest-priced apartment currently available in Centrale. Off-plan, with delivery planned for June 2028
Description
Centrale is the town centre of Luštica Bay and the neighbourhood that links all the others. It is built around a piazza with cafés, a pub, a beauty bar, shops and the recently opened Hotel Centrale, and it carries the everyday services the rest of the resort relies on: a medical and dental centre, a fire station, a bank and dedicated parking. Tennis, padel, basketball and beach volleyball courts sit alongside a landscaped park with a playground and outdoor gym. An international school and a police station are planned.
Residence 14-7 sits on the eastern side of Centrale, a short walk from the piazza. The building follows the Luštica Bay vernacular: a stone base, rendered upper floors in warm terracotta and plaster tones, dark blue shutters and arched loggias. Apartment 14-7-13 is on the first floor and looks over the residence's yard.
The front door opens into a short hallway with the bathroom to one side. The bathroom has a walk-in shower, WC, basin and space for the washing machine. Beyond it, the kitchen runs along one wall with a hob, sink, dishwasher and fridge, facing a dining table for four. The living area takes the rest of the room, with a sofa bed along one wall and built-in storage and wardrobes along the other.
Double glass doors at the end of the room open onto a 2.23 m² balcony running the full width of the apartment, enough to stand out with a coffee or keep a couple of plants.
All fitted furniture is included, along with a fully equipped kitchen and internal storage, so the apartment is ready to use or rent from handover. A garage or dedicated parking space is included on a long-term lease.
Property Features
- Studio apartment, first floor, Residence 14-7, Centrale
- 26.46 m² internal area, 2.23 m² balcony, 28.69 m² total sellable area
- Bathroom with walk-in shower and space for washing machine
- Kitchen with hob, sink, dishwasher and fridge
- Dining area for four and living area with sofa bed in one open-plan room
- Double glass doors to a full-width balcony
- Built-in wardrobes and internal storage
- All fitted furniture included
- Fully equipped kitchen
- Garage or dedicated parking space on a long-term lease
- Access to two adult pools and one children's pool
- 24/7 customer service and security
Centrale Homeowner Benefits
- Access to Luštica Bay beach, with priority reservations at other beaches within the resort
- Shuttle service to Marina Village
- 24/7 customer service and security
- Access to the rental pool managed by Luštica Bay's Property Rental Service
- Discounted rates at The Chedi Luštica Bay
- Access to invitation-only events
- Year-round property management, maintenance and landscaping at a preferential charge
Other Studios Available in Centrale
14-7-13 is the smallest and lowest-priced studio currently available in Centrale. For buyers who want more space, the following studios are also available off-plan. All prices include VAT.
- 14-4-13 – studio – internal 33.34 m², terrace 5.81 m², total sellable 39.15 m² – €333,000 – yard view – delivery June 2028
- 14-2-24 – studio – internal 32.35 m², terrace 9.50 m², total sellable 41.85 m² – €356,000 – fortress view – delivery December 2027
- 14-2-31 – studio – internal 32.35 m², terrace 9.46 m², total sellable 41.81 m² – €360,000 – partial sea view – delivery December 2027
- 14-2-34 – studio – internal 32.35 m², terrace 9.49 m², total sellable 41.84 m² – €360,000 – partial sea view – delivery December 2027
- 14-2-24A – studio – internal 49.12 m² – €418,000 – fortress view – delivery December 2027
- 14-2-31A – studio – internal 49.12 m² – €428,000 – partial sea view – delivery December 2027
- 14-2-34A – studio – internal 49.12 m² – €428,000 – yard view – delivery December 2027
Luštica Bay Lifestyle and Amenities
Luštica Bay is a planned coastal town on the Luštica peninsula, developed by Orascom Development. At around €1.5 billion it is one of the largest investment projects in South-Eastern Europe and the first and largest greenfield development in Montenegro. The site covers 690 hectares, of which neighbourhoods will occupy only 10%, with the rest kept as green space and native planting.
Today the resort is around ten percent through its development plan. Already in place are more than 450 apartments, villas and townhouses, the Luštica Bay Marina with 115 berths, two hotels including The Chedi Luštica Bay, five beaches and three sea lounges, and the 1.8 km Lungo Mare coastal path from The Chedi Beach to Almara Beach Club. The golf course has three playable holes, a driving range and The ClubHouse, and there are two kids' clubs, an ambulance, dental surgery and fire department.
On completion, Luštica Bay is planned to have more than 3,000 apartments, over 300 sea-view villas, seven hotels and more than 6,000 residents. Plans include the Gary Player Signature 18-hole golf course, a second marina with a fuel station and Port of Entry bringing total capacity to 220 berths, a 4.9 km Lungo Mare along the whole coastline, a school, spa and wellness facilities, a sports village with swimming pool, and a commercial centre.
New-build purchases in Luštica Bay carry no transfer tax (VAT is included in the price), payment plans run interest-free for up to five years, and properties can join the resort rental programme from handover.
Location and Distances
Distances and times are calculated from the residence by the route network (walking and driving), not as the crow flies. Driving times are for normal traffic and will be longer in peak summer.
On Foot
- Piazza Centrale and Hotel Centrale – ~50 m, ~1 minute
- Medical centre – ~650 m, ~9 minutes
- Voli supermarket – ~700 m, ~9 minutes
- Almara Beach – ~2 km, ~27 minutes
By Car
- Marina Village and The Chedi Luštica Bay – ~1.5 km, ~5 minutes
- Almara Beach Club – ~2.1 km, ~5 minutes
- Kotor Old Town – ~12 km, ~20 minutes
- Tivat and Porto Montenegro – ~15 km, ~22 minutes
- Budva – ~25 km, ~35 minutes
Airports
- Tivat Airport – ~11 km, ~15 minutes
- Dubrovnik Airport – ~63 km, ~1 hour 30 minutes, via the Kamenari–Lepetane ferry, plus border crossing
- Podgorica Airport – ~87 km, ~1 hour 55 minutes
Buyer's Lens
14-7-13 is the most affordable way into Luštica Bay. For around a quarter of a million euros, an owner gets a fully furnished apartment in the resort's town centre, with parking, pool access, beach access and the full set of homeowner benefits that come with properties several times the price.
As a holiday home, it suits a couple or a single owner who wants to be in the middle of things: coffee on the piazza in the morning, tennis or padel a few minutes away, and the marina and The Chedi a five-minute drive or a short shuttle ride away. The rental programme and year-round property management look after the apartment between visits, making it a holiday base that needs no thought between stays.
As an investment, a furnished studio in the town centre is the kind of unit that rents easily, both to short-stay visitors and to people working in the resort. The interest-free payment plan means only €36,600 is due on signing, with the balance spread over three years.
Agent's Honest View
This is a compact apartment. At 26.46 m² internal, it works best for one or two people, and the 2.23 m² balcony is a place to step out rather than to sit down for a meal. It looks over the residence's yard rather than the sea; buyers who want a sea view or a proper terrace should look at the larger studios listed above.
Centrale is the lively part of Luštica Bay, which is its appeal, but it also means more activity and sound in summer than the quieter residential neighbourhoods. Pricing across the Centrale studios works out at roughly €8,500 per m² of sellable area, so 14-7-13 is not cheaper per metre than its neighbours, simply smaller. It is off-plan, with delivery planned for June 2028.
Completion and Payment Terms
14-7-13 is sold off-plan with delivery planned for June 2028. Payment terms are interest-free: 15% on signing the Sales and Purchase Agreement (€36,600), followed by 85% in 12 equal quarterly instalments (approximately €17,283 each).
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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