Cliff Villa in Kruce, Bar

Area of the villa: 1,046 m2

Land area: 1,197 m2

Bedrooms: 8

Bathrooms: 7

Parking places: 6

Garage

Swimming pool

Exclusive villa with a net area of 1,046 m2 in a luxury complex of 5 villas, on the border between Bar and Ulcinj.

The villa is located on a plot of land of 1,197 m2, on the very cliff above the sea, from where a private paved path leads down to the complex’s private beach.

The area of the villa is divided into 4 levels: basement, ground floor, first and second floor. Each of the rooms offers a panoramic view of the sea.

In the basement, according to the project, the construction of a gym, sauna, massage room, Turkish bath, jacuzzi, swimming pool, and relaxation area covered by a pergola is planned.

The villa is sold in the gray stage, with the completed construction, roof and installed installations. At the customer’s request, an offer can be obtained for the finishing works planned by the project, which include: stone facade, porcelain tiles, Serenzo parquet, Villeroy&Boch, Hansgrohe, Ceramica Catalone sanitary ware, Vizus and Schucco windows and doors, Mitsubishi ventilation, Rehau heating and Carrier, etc.

The nearest airport is in Podgorica, 60 km away, while the airport in Tivat is 79 km away.

At 4,110 € per m² this listing sits about 36% above the median for Bar, which stands at 3,013 € per m² across the 12 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 12 properties in Bar, running from €225,000 to €4,300,000, and this is the most expensive of them. At the top of a neighbourhood the price is set by what is rare there rather than by the square metres.

On this asking price of €4,300,000 for 1,046 m², transfer tax comes to €250,000 — an effective 5.8%. 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 5 other for sale listings, asking between €498,500 and €850,000, with a median of €630,000. At €4,300,000 for 1,046 m² this one ranks 1 of 6 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.