For Sale: Rare Waterfront Stone House Investment Opportunity with Private Courtyard in Kostanjica, Kotor
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π Location: Kostanjica, Kotor
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An exceptional waterfront investment opportunity situated right on the first line to the sea in the serene UNESCO-protected Bay of Kotor. This authentic stone property combines traditional Mediterranean architecture with unlimited development potential, all offered at an extraordinary bargain price point.
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Located in the picturesque village of Kostanjica, the property enjoys direct access to the sea and is adjacent to a boutique hotel with its own private beach and ponta, as well as several top-tier waterfront restaurants.Β
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The house is positioned on a generous 165 mΒ² private plot extending behind the main building, offering a tranquil, green oasis shielded from coastal traffic noise.
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The property presents a blank canvas for complete interior customization. Interior non-bearing walls across all floors can be opened up to create an open-concept luxury residence tailored to modern living standards. Additionally, the courtyard provides sufficient space for outdoor living features such as a patio with a pergola, BBQ area, lush Mediterranean garden, jacuzzi, or a private plunge pool.
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π Total registered living area: 91 mΒ² (across main stone house and auxiliary structures)
Plot Size: 165 mΒ²
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π Layout & Structure:
β’ Main Waterfront House (75 mΒ² across 3 levels / 25 mΒ² per floor):
β Ground Floor: Kitchen and living area
β First Floor: 2 bedrooms
β Top Floor (External Access): 2 bedrooms
β’ Auxiliary Buildings (16 mΒ²): 2 separate structures in the rear courtyard suitable for conversion into guest suites, summer kitchen, or storage
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πΏ Property & Location Features:
β’ First-line waterfront setting with unobstructed views across the Bay of Kotor
β’ High conversion potential: open-plan potential for main living quarters + courtyard development (pool/jacuzzi/BBQ area)
β’ Situated within a 20-minute drive of Kotor Old Town, Tivat (Porto Montenegro), and Herceg Novi
β’ Steps away from premium restaurants, beach facilities, and private ponta
β’ Only 20 minutes from Tivat International Airport and key nautical centers.
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This property represents one of the best value-for-money waterfront projects currently available on the Montenegrin coast, combining entry-level pricing with prime positioning in the Bay of Kotor.
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π¬ Contact us for more information or to arrange a viewing.
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Our services are free for tenants.
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The most common payment scheme in Montenegro is payment upon arrival of the first, last month and an insurance refundable deposit of one more month. For example, if you want to rent an apartment for 1000 euros, you will most likely need 3000 euros.
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Some owners are reluctant to sign a notarial contract due to personal beliefs, additional taxes and lack of necessary documents. In our work, we always ask if they need a notarial contract and if so, we already negotiate with each owner individually.
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A notarized real estate lease agreement for a year is a mandatory document required to apply for a residence permit (Boravak). In addition, this document has significantly more weight than a notarized contract.
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There are four options: - You pay them to the owner in cash together with the rent; - You pay utilities to the owner by bank transfer; - You pay for utilities at a bank branch; - Utilities are included in the price.
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We highly do not recommend arranging a pet and keeping it in an apartment without the owner's knowledge. If your pet does not make loud noises, does not smell and does not spoil the property, then many owners will agree to move you in. As a rule, you will need to make an additional deposit for a pet when you move in.
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As a rule, in this case, you will not be refunded the deposit or the deposit + the last month of rent. The conditions of a premature congress are prescribed in the contract and may differ from the above.
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This service is completely free. Our agency services are paid only for the completed transaction and only by the owner.
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No, a residence permit is not required to purchase real estate in Montenegro. Any foreigner can purchase real estate in Montenegro without restrictions, there are also no restrictions on the number of real estate objects that a foreigner can own.
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Yes, sometimes the buyer has to pay a property transfer tax of 3%, a value added tax of 21% and a notary fee. Depending on the object, the taxation procedure may differ, for example, sometimes the owner is ready to pay all the taxes of the buyer.
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There are several stages: a comprehensive inspection of the object, signing a preliminary contract, making a deposit, concluding a purchase and sale agreement and registering the object in the land cadastre. For a better understanding of specific procedures, we recommend consulting with us or with a local lawyer.
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There are a lot of payment variations in Montenegro and the payment method depends on the specific object and is set by searching for the most convenient option for the buyer and the owner.
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In EstateLands, before each purchase/sale transaction, a comprehensive check of all real estate documents is carried out. We analyse the documents from the cadastral statement, check them and consult with a lawyer.
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Contact us with your request and we will find at least 3 suitable properties for you. For free.
