Authentic Waterfront Stone Villa, Rose

Seafront stone villa in Rose village, Herceg Novi municipality, on Lustica peninsula, unique in construction, material and authentic Mediterranean style of both interior and exterior.

Yet, above all, it is unique by its rare waterfront location, perfectly intact with access to crystal clear sea and beautiful jetty, used as a terrace, as a yard and as a boat mooring.

The villa is located on a 544m2 large plot, with basic parcel, or about 1,200m2 large land that includes an additional parcel, with a proportionally increased price.

Villa’s residential area is 350m, with additional large terraces. There are 4 bedrooms, 3 bathrooms, a large living room with fireplace, separate kitchen and a dining room. The house is air conditioned, built and equipped to the highest standards.

Rose is a highly valued location due to its natural beauty and the peaceful, tranquil and stunning views it offers over the Bay. It’s one of the oldest settlements on the Adriatic, known from Roman times. Situated in the outstanding Bay of Kotor, the largest sea fjord in the Mediterranean, it is a historically protected village of old stone houses, many dating back centuries.

At 5,142 € per m² this listing sits about 29% below the median for Herceg Novi, which stands at 7,222 € per m² across the 30 properties we hold there. Below-median usually means one of three things: set back from the water, an older build, or a floor plan that needs work.

We currently hold 30 properties in Herceg Novi, running from €173,000 to €3,375,000; by price this one ranks 8 of 30. Where a property falls in that order tells you more than the asking price on its own.

On this asking price of €1,800,000 for 350 m², transfer tax comes to €100,000 — an effective 5.6%. Since 2024 the rate is progressive rather than a flat 3%, so it is worth calculating on the actual figure rather than assuming.

Within 5 km of this address we hold 23 other for sale listings, asking between €399,200 and €3,375,000, with a median of €1,300,000. At €1,800,000 for 350 m² this one ranks 7 of 24 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.