Charming waterfront stone house with a swimming pool, Perast

Charming stone house on the first line to the sea in a UNESCO-protected World Heritage site – Perast.

The house measures cca 160 m2 spread over three levels:

Ground floor: living room, dining area, kitchen with a pantry, and guest toilet

First floor: two bedrooms and a bathroom, laundry, and access to a courtyard

Second floor: two bedrooms and a bathroom

The house sits on a 212 m2 plot and has a spacious paved terrace facing the sea with a retractable roof. In the courtyard of the house, there is a heated swimming pool and relaxation area, with fruit seedlings.

The house is fully furnished and has high rental potential.

Perast is renowned for its Venice-inspired architecture. The village boasts sixteen Baroque palaces, seventeen Catholic churches, several notable Orthodox buildings, and nine defensive stone towers, all beautifully preserved and largely untouched by the impacts of modern tourism.

At 10,625 € per m² this listing sits about 130% above the median for Kotor, which stands at 4,617 € per m² across the 39 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 39 properties in Kotor, running from €151,000 to €6,000,000; by price this one ranks 10 of 39. Where a property falls in that order tells you more than the asking price on its own.

On this asking price of €1,700,000 for 160 m², transfer tax comes to €94,000 — an effective 5.5%. 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 20 other for sale listings, asking between €170,000 and €3,000,000, with a median of €590,000. At €1,700,000 for 160 m² this one ranks 4 of 21 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.