Tuscany style house in the heart of Boka Bay

Orahovac is the small settlement and the greenest place in the Bay of Kotor. It has thick oak wood and mountain pomegranate trees. The beach in Orahovac is considered to be one of the 10 best beaches in Montenegro. The reason for that is many sunny hours and south orientation. From the mountain slopes, the river runs into the sea, making it incredibly turquoise, clear, and pure.

Hidden house surprises you with every step you make through the gate under the olive tree. The garden has the lush greenery and a swimming pool. That way it provides an oasis where you can spend each summer day. Located on the 700m2 plot, the house has 303m2. There is also the summer kitchen which provides additional comfort during summer days.

The house is divided between the 60m2 porch and 170m2 of the living area. There is also separate one-bedroom apartment of 70m2. The main house provides the kitchen, dining area, living room, en suite bedroom, cabinet and the bathroom on the ground floor. The upper level has the wardrobe, the bathroom and the bedroom. The bedroom has the spacious balcony overlooking the mountains and the sea.

At 3,135 € per m² this listing sits about 49% below the median for Orahovac, which stands at 6,097 € per m² across the 6 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 6 properties in Orahovac, running from €300,000 to €950,000, 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 €950,000 for 303 m², transfer tax comes to €49,000 — an effective 5.2%. 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 22 other for sale listings, asking between €279,000 and €6,000,000, with a median of €490,000. At €950,000 for 303 m² this one ranks 11 of 23 inside that radius. Comparing against immediate neighbours is a shorter route to a fair price than comparing against a whole town.