Charming Waterfront Stone House, Rose, Herceg Novi

Authentic stone house on the first line to the sea in Rose, Herceg Novi.

The house consists of a living room, kitchen and dining area, 4 comfortable bedrooms and a bathroom.

Front terrace overlooking the sea offers a spacious dining or relaxation area of 15 m2.

Back yard of 145 m2 consists of an outdoor kitchen with a bar, a barbecue, laundry room and a water tank of 70 m3.

In front of the house there is a dock area of 60 m2 optimal for sunbathing and relaxing just a few steps away from the sea.

Famous for its wonderful Rose red sunsets and the clarity of daylight cherished by artists, this ancient village on the tip of the Lustica Peninsula lies at the entrance to the stunning Bay of Kotor and is just a short water taxi ride away from Herceg Novi, Montenegro’s second city.

The closest airport is Tivat, just 18 km from the house. From Dubrovnik airport, it takes two hours to drive to Rose via Tivat; or an hour and a half by taxi to Herceg Novi and water taxi to Rose. Podgorica airport is a one hour and a half drive away.

At 10,416 € per m² this listing sits about 50% above the median for Herceg Novi, which stands at 6,967 € per m² across the 30 properties we hold there. A premium usually buys position: the first line, a higher floor, or a completed build rather than one still under way.

We currently hold 30 properties in Herceg Novi, running from €173,000 to €3,375,000; by price this one ranks 15 of 30. Where a property falls in that order tells you more than the asking price on its own.

On this asking price of €1,250,000 for 120 m², transfer tax comes to €67,000 — an effective 5.4%. 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 €1,385,000. At €1,250,000 for 120 m² this one ranks 14 of 24 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.