Designed for discerning buyers who value absolute privacy, exceptional craftsmanship, and the authentic charm of Mediterranean coastal living, this luxury villa seamlessly blends timeless character with contemporary elegance.

The property also features a private mooring, offering direct access for a yacht or boat.

Situated in one of the most desirable coastal locations, the villa enjoys a privileged setting in a picturesque bay on the peninsula, just 50–100 metres from the beach.

Layout:

• Total area: approx. 800 sqm (excluding the beach zone and yard)
• Three spacious bedrooms, each with a luxurious en-suite bathroom
• Large living room with a fireplace
• Open-plan kitchen and dining area
• Guest bathroom
• Wine cellar of approx. 100 sqm

Wellness & SPA Area Features:

• Jacuzzi, Turkish hammam, and Finnish sauna
• Fully equipped gym
• Changing rooms with showers and a separate guest bathroom
• Exterior & Beach Zone:
• Large infinity pool
• Showers, sun loungers, and lounge zones
• Al fresco dining area and BBQ zone
• Relaxation area with an outdoor fireplace

Technology & Architecture: 

More than just a residence, this exceptional villa represents a unique lifestyle investment where true value extends far beyond its square metres.

Thoughtfully designed to combine timeless architecture with modern comfort, the property is constructed using premium local natural stone and is surrounded by lush Mediterranean greenery and meticulously landscaped gardens. It is equipped with a state-of-the-art Smart Home system, underfloor heating, a heat pump-based heating and cooling system, and an automatic irrigation system, while a spacious garage further enhances everyday convenience.

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This unique investment opportunity includes a package of five attractive urban plots on the Montenegrin coast, all with strong potential for both tourist and residential development as well as profitable resale (the land price in the package has been reduced on average by 45%).

​I LUSTICA / HERCEG NOVI

1. Olive Mill, Zabrdje

Located in the authentic setting of a traditional village, below the main road, with a view of the Portonovi resort.

• ​Building footprint (ruin): 236 sqm
• Plot size: 2,010 sqm

Permitted construction:

• 4 buildings (Ground floor + 1) + ancillary structures
• Total GBA: 1,160 sqm (1,000 sqm + 160 sqm)

2. Lustica View, Zabrdje

• Regular-shaped plot, above the road, with a beautiful view of the bay.
• Plot size: 1,680 sqm
• Existing structure (ruin): 36 sqm

Construction potential:

• 2 buildings (Ground floor + 1)
• Total GBA: 810 sqm (500 sqm + 310 sqm ancillary structures)

II KOTOR / DONJI GRBALJ

3. Church Valley, Glavati

Tucked away in a lovely valley surrounded by pine forest, only:

• ​10 minutes from Trsteno beach
• 25 minutes from Budva
• Ideal for a peaceful retreat or a tourist project.
• Existing structures area: 167 sqm

Construction potential:

• 2 new buildings of 250 sqm each
• Total GBA: 500 sqm

III BUDVA RIVIERA

4. Budva Bay View, Tudorovici

One of the most attractive locations on the Riviera, with spectacular sea views.​

• Distance: 2 km from the main road
• Plot size: 782 sqm

Construction potential:

• 2 buildings
• Total: 450 sqm GBA

5. Stone House, Krusevice (above Petrovac)

Location surrounded by new villas, with panoramic views from Buljarica to Petrovac.

• ​Ruin size: 48 sqm
• Plot size: 709 sqm
• Excellent opportunity for renovation of a two-story house
• GBA: 96 sqm

Total land area of all plots: 7,242 sqm

Total gross building area: 3,016 sqm

Price: 550,000 EUR

​

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Nature, privacy, stunning sea views, only 5 minutes drive to the nearest beach (Krašići-Rose), and 15 minutes drive to Lustica bay golf course.

Villa 1

• 3 bedrooms + study
• Living room with fireplace
• Land 536 m² | House 173 sqm + 25 sqm tech room
• No pool

950 000 euro

Villa 2

• 3 bedrooms + study
• Living room with pool access
• Land 501 sqm | House 166 sqm
• With pool

980 000 euro

Tech: video surveillance, alarm, internet, underfloor heating, Samsung multi-split A/C, heat pump.

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This land, with a total area of 4,556 sqm, consists of three plots located in a fantastic location in the picturesque village of Zanjice on the Lustica peninsula.

The land is situated near the well-known restaurant Ribarsko Selo, which enhances the investment potential of these plots.

It offers an incredible view of the sea and mountains, and it is only 100 meters from the beach.

Details about the plots:

• Plot I – 2,090 sqm (Note: This plot can be purchased separately)
• Plot II – 1,827 sqm
• Plot III – 639 sqm

Construction Parameters:

• Current Urban-Technical Conditions (UTU)
• Maximum GDA of the building – 200 sqm
• Zone – Rural
• Access to a public road
• Infrastructure – Electricity connected to the plots, concrete road access

Distances:

• Podgorica – 65 km
• Tivat – 26 km
• Budva – 38 km
• Mamula Resort – 2 km
• Ribarsko Selo Restaurant – 850 m
• Zanjice Beach – 600 m
• Portonovi Resort – 40 km
• Herceg Novi Old Town – 5 km by boat, 47 km by car

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An affordable opportunity to create your own coastal retreat or small-scale development in the scenic village of Zabrdje, Luštica Peninsula. This 1,680 sqm plot is divided into two separate building parcels, each with full permissions and convenient direct access from the main Zabrdje road.

Key Features

• Total land area: 1,680 sqm
• Urban parcels: Two approved UPs, each with a building index of 0.4 (footprint) and 0.8 (gross build area)
• Maximum build size: Up to 500 sqm GBA per parcel
  • Primary building: 250 sqm (residential or mixed-use — residential + retail/commercial)
  • Secondary buildings: 250 sqm (garage, storage, office, entertainment, or auxiliary spaces)
• Permitted levels: Two floors above ground + basement (basement not included in total area)
• Infrastructure: Direct road access and favorable terrain for construction

With flexible building parameters, this property suits a range of projects — from a family home or villa with accompanying facilities to multiple apartments or a small hospitality concept.

Set in a peaceful location with easy reach of the coast and nearby amenities, this is an attractive and budget-friendly entry point to owning land on Luštica that can only grow in value.

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Lustica, Zabrdje – Land with old stone houses overlooking the sea and Portonovi

Land for sale in three old houses with stunning view of the sea and surrounding mountains.

It is located below to the road leading from Krasici to Rose and Mirista.

Main Features

• Land area: 1,774 sqm
• Footprint of houses (according to title deed): 236 sqm
• Built-up area: 526 sqm
• Possibility to additionally build so the total built up area amounts to 1,000 sqm.

Price: 450,000Eur

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Superb plot with unbeatable sea views close to the beach for sale. The plot consists of 6 urban parcels measuring from 979 sqm to 1235 sqm. Urban technical conditions are issued.

Urban parameters:

• Max 3 floors
• Max built up area 200 sqm per 300-500 sqm parcel
• Total land area: 6,670 sqm

Design and project management services available.

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A unique, four-hundred-year-old renovated traditional stone villa, consisting of a 6-bedroom in the quiet Lustica village. This villa house has generously sized communal areas, stunning gardens and outdoor spaces, and a heated swimming pool.

• Residential area: 247 sqm + 25 sqm covered verandah + 43 sqm accessible storage loft
• Land area: 787 sqm
• Access and parking: 2 parking spaces. Access via c.30m footpath
• Bedrooms: 6
• Bathrooms: 6 (all ensuite)
• Swimming pool: 10m x 4m heated outdoor pool with sea views
• Direct distance from the sea: 580m
• Ownership: 2 owners

Other legal details: The property is fully registered in the land registry and has all the necessary certificates for all reconstruction work carried out.

Reconstruction and full renovation completed in 2016
Nearest beach: 2km by car or 1km by foot

Closest airport: Tivat, 12km

The property has magnificent 180-degree views of the Bay of Kotor the five-star Porto Novi resort on the opposite side of the bay.

Several beaches are within 15 minutes, five-star marina and resort Lustica Bay is 20 minutes from the house, and Tivat airport is 25 minutes away. The house is also near to shops and restaurants.

On the ground floor of the house are four double bedrooms and one single bedroom, each with its own en-suite bathroom.

On the first floor is one further bedroom with en-suite bathroom, a 40 sqm sitting-room that opens out onto a large covered terrace for al fresco dining, and a beautifully equipped, 40 sqm contemporary kitchen and dining room.

Above the kitchen is a large, accessible loft currently used as dry storage space.

The villa is located on a peaceful hillside on the Lustica peninsula, surrounded by olive groves, small stone hamlets, and fishing villages.

Since the total renovation of the property in 2016, it has been run by the current owners as a successful luxury rental property and it represents an excellent investment opportunity as well as a beautiful living space for family holidays.

The house has been decorated with great care with a mixture of contemporary and antique furniture and has been fitted with air-conditioning in every room, wi-fi both indoors and outdoors, and internet and television access throughout the property.

The mature gardens have been planted with Mediterranean herbs, roses, olive, pomegranate and fig trees and also contain a shady pergola and summer kitchen with barbecue next to the large, stone-paved swimming-pool area. The house also benefits from an extensive covered terrace for al fresco dining.

The villa has an off-road parking area for two cars.

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Currently the land is not urbanized.

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This waterftont development plot in Lustica peninsula, in the Tivat bay, is located in one of the most desirable locations for luxury developments on the whole coast. The land is located in Obala Djurasevica (Krtoli) right across Flower’s Island and luxury development Porto Montenegro (20 minutes drive). The larger real estate project in Montenegro with the golf course – Luštica bay is just a few minutes away.

This land on the first sea line consists of two cadastral parcels:

Smaller parcel  – 195m² is located below the road and is bordered by the sea to the north, the road on the south side and adjacent parcels to the east and west. It has approximately  10 meters of sea contacts.

Larger parcel – 6.924m²  is above the road and is bordered with the street in the lower-north side and with the adjacent parcels on the other three sides. The parcel has a nice slope which enables a wide view of the Bay of Tivat and the of St. Marco and Island of Flowers.

Gross Development Area 4.022 sqm Ideal for building a luxurious settlement with villas and apartments.

The land is located around 10km away from Tivat airport and 4 km from luxurious new development Lustica bay.

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