The pearl of Lustica peninsula

Settled on the first line of the Tivat Bay next to the small village of Krasici, this 516m2 cascade villa will amaze you with its beauty and its surrounding. The 2,228m2 gated plot provides everything you need for the perfect seaside home.

This location offers quick access to the airport which is only 12km away and high end marina Porto Montenegro which is only 15km away.

The whole complex includes a parking near the entrance at the top, a cascading descent with a decorative access to the villa, a four-level building with an internal atrium and a swimming pool, three open terraces with a magnificent view of the Boka Bay, a second pool next to one of the terraces, and the access to the sea.

Landscaping includes a wide range of fruit and ornamental plants with an automatic irrigation system. Lush greenery includes oleanders, bougainvillea, cypresses, olive trees, figs, pomegranate, oranges, tangerines, etc.

This complex property includes the corridor, technical room, en suite bedroom, Internal courtyard with sitting area on the ground floor.

First floor contains of the main entrance, entrance hall, bathroom, living room, kitchen area, dining room and the terrace with the main pool.

Second floor provides you with the corridor, the office with a bathroom and the terrace in front, en suite bedroom with a wardrobe and a bathroom.

Third floor will welcome you with the guard’s room and a bathroom, transit terrace to the entrance to the main building, corridor with staircase and two en suite bedrooms.

In front of the building there is a terrace with another pool.

For more info visit https://www.realestatemontenegro.me/find-properties-for-sale/villa-house-for-sale/the-pearl-of-lustica-peninsula

At 10,658 € per m² this listing sits about 45% above the median for Tivat, which stands at 7,372 € per m² across the 87 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 87 properties in Tivat, running from €125,440 to €5,500,000, 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 €5,500,000 for 516 m², transfer tax comes to €322,000 — an effective 5.9%. 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 85 other for sale listings, asking between €125,440 and €4,680,000, with a median of €580,000. At €5,500,000 for 516 m² this one ranks 1 of 86 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.