Portonovi Village Residences 3bdr Villa

Unique three-storey villa of 325 m2 in Village Residence, Portonovi.

Villa structure:

Ground floor – main entrance, two en suite bedrooms, guest toilet and laundry room

First floor (promenade level) – spacious open-plan living room with dining area and kitchen and access to a South-facing balcony, master bedroom with en suite bathroom, walk-in wardrobe, and large terrace with direct access to the promenade through the private gate

Rooftop – jacuzzi and pergola-covered relaxation area

The owners have access to a private outdoor area of 101 m2, accessed through the main entrance and two ground-floor bedrooms. The owners of the villa can exclusively use the area.

The owners will have at their disposal a communal swimming pool in front of their garden.

Built where the Bay of Kotor narrows to its entrance, Portonovi is an ultra-premium resort of 218 residences with a marina equipped for mega yachts.

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, and the region’s largest sandy beach with a luxury beach club. Other features include onshore retail outlets, coffee bars, and restaurants.

At 8,461 € per m² this listing sits about 5% 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 3 of 11. Where a property falls in that order tells you more than the asking price on its own.

On this asking price of €2,750,000 for 325 m², transfer tax comes to €157,000 — 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 30 other for sale listings, asking between €298,000 and €3,375,000, with a median of €943,750. At €2,750,000 for 325 m² this one ranks 3 of 31 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.