Portonovi 3bdr Villa

Area: 366 m2 (165 m2 + 163 m2 paved garden + 38 swimming pool)

Bedrooms: 3

Bathrooms: 3 + 1

Swimming pool: 39 m2

Garage space

Three-bedroom private villa of 366 m2 in Portonovi Village Residences, Herceg Novi.

The villa has 165 m2 of a residential area which comprises an open space living room with a dining area and kitchen, three en suite bedrooms, and a guest toilet.

The outdoor space is a paved terrace of 163 m2 with a 38 m2 swimming pool.

The price includes one underground parking space.

Portonovi Montenegro is an ultra-premium resort lifestyle destination that includes 218 world-class housing units and a top marina for mega yachts, at the narrowest part of the entrance to the Bay of Kotor.

Portonovi has an excellent position between the mountains and the sea, with an ambient view of the untouched Adriatic coast. Portonovi includes Europe’s first One & Only resort, luxury residences, Henri Chenot destination health and Wellness Spa, a world-class marina serving mega yachts (with fuel tax rebates of up to 40%), and the region’s largest sandy beach with a luxury beach club. Other features include onshore retail outlets, coffee bars, and restaurants.

At 6,967 € per m² this listing sits about 22% below the median for Portonovi, which stands at 8,939 € per m² across the 11 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 11 properties in Portonovi, running from €650,000 to €3,375,000; by price this one ranks 4 of 11. Where a property falls in that order tells you more than the asking price on its own.

On this asking price of €2,550,000 for 366 m², transfer tax comes to €145,000 — an effective 5.7%. 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 31 other for sale listings, asking between €298,000 and €3,375,000, with a median of €1,012,500. At €2,550,000 for 366 m² this one ranks 4 of 32 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.