Stone House Risan, Kotor

Area of the house: 240 m2

Land area: 486 m2

Apartments: 7

Carefully renovated stone house in the heart of Risan, Kotor.

The house has cca 240 m2 of living space and consists of 7 separate apartments, 6 in the main building and 1 in the auxiliary one. There is a possibility of combining and using the house as a single unit.

On the ground floor, there is a two-bedroom apartment with a kitchen and a bathroom and a studio apartment with a kitchen and a bathroom. The two-bedroom apartment has a separate garden and backyard with beautifully landscaped greenery and space for relaxation and socializing.

There are two apartments on the first and second floors each: one- and two-bedroom, each with a bathroom and equipped kitchen.

In the auxiliary building, in the paved courtyard in front of the house, there is a seventh apartment with one bedroom on the gallery, kitchen, and bathroom.

All apartments are air-conditioned.

On a separate stone terrace, there is a 20 m3 water tank, barbecue, and space for socializing and resting.

The house was renovated from the ground up, and the installations for electricity, water, and sewage were replaced. A hydrophore has been installed. The land is completely surrounded by a stone wall.

The distance from the sea as the crow flies is 200 m, while the nearest beach and the future resort Movenpick 5* Teuta Residences are located at a distance of 400 m.

At 3,125 € per m² this listing sits about 36% below the median for Kotor, which stands at 4,901 € per m² across the 39 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 39 properties in Kotor, running from €151,000 to €6,000,000; by price this one ranks 15 of 39. Where a property falls in that order tells you more than the asking price on its own.

On this asking price of €750,000 for 240 m², transfer tax comes to €37,000 — an effective 4.9%. 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 10 other for sale listings, asking between €435,000 and €3,000,000, with a median of €1,200,000. At €750,000 for 240 m² this one ranks 7 of 11 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.