Unique stone villa in classic Mediterranean style Perast, Kotor

Unique stone villa in classic Mediterranean style in Perast, Kotor.

Floor layouts:

Lower backyard– swimming pool (heated) and relaxation area, with brick bar sink and a fridge (there is a room of 12 m² below the pool, with pool equipment).

The ground floor- living room and a wine cellar. In addition to the living room, the ground floor also comprises a 60 m² large studio apartment. The apartment has one bathroom and a small kitchen.

The first floor– a kitchen, bathroom, bedroom and a large terrace overlooking the sea. At this level, behind the house, there is a zone with barbecue and pizza oven.

The second floor -there are two bedrooms and one bathroom.

Details of equipment (furniture, electronic equipment, kitchen and bathroom equipment, alarm systems, video surveillance, lighting systems, air conditioning, heating) – all the furniture is imported (Netherlands, France, … and it is completely new, made in the typical south French style), toilets are from Italy, high class and in rustic style (” Devon & Devon “). The house has an alarm and video surveillance, air conditioning is based on ” Toshiba” fan coiler system, both heating and cooling. Floor heating is applied in the living room and in all bathrooms.

Windows and doors are made of solid wood, glazed insulating glass 4+12+4 mm, tiles in bathrooms and kitchens are handmade and imported from France and Portugal.

At 9,157 € per m² this listing sits about 98% above the median for Kotor, which stands at 4,617 € per m² across the 39 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 39 properties in Kotor, running from €151,000 to €6,000,000; by price this one ranks 7 of 39. Where a property falls in that order tells you more than the asking price on its own.

On this asking price of €2,500,000 for 273 m², transfer tax comes to €142,000 — 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 €170,000 and €3,600,000, with a median of €580,000. At €2,500,000 for 273 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.