NEW HOME
Orahovac, Montenegro
€198,000
- PROPERTY TYPE
Apartment
- BEDROOMS
2
- BATHROOMS
1
- SIZE
659 sq ft
61 sq m
Key features
- Nine apartments over three floors - low-density residential building
- Gated grounds, residents' swimming pool, landscaped greenery
- ~200 m to Orahovac beach - among the clearest water and best swimming in Boka Bay
- Optional rental-pool management programme
- Direct purchase from developer
- Two-bedroom, one-bathroom ground-floor apartment, 61.23 m² internal - largest on the ground floor
- 15.40 m² green terrace with exclusive-use rights (76.63 m² total)
- Pool and garden view
- Residents' swimming pool; gated grounds
- Garage (25,000 EUR) or outdoor space (8,000 EUR) available to purchase
Description
A low-density development of nine apartments over three floors in Orahovac, on the northern shore of the Bay of Kotor - around 200 m from the water, in one of the clearest-swimming stretches of the entire bay. Gated grounds, a residents' swimming pool, garages and parking, and landscaped greenery.
The largest ground-floor apartment: two bedrooms, one bathroom, 61.23 m² internal plus a 15.40 m² green terrace with exclusive-use rights (76.63 m² total), pool view, in Tri Oraha, Orahovac. Residents' pool, gated grounds. ~200 m to the beach; Kotor ~9 km / ~15 min. Garage available at 25,000 EUR or outdoor space at 8,000 EUR. Completion December 2026. 198,000 EUR.
Orahovac is the village on the Bay of Kotor that people who know the bay come to swim in. It sits on the northern shore, on the scenic road that links Kotor to Perast and Risan, separated from Dobrota by the river Ljuta and its cold freshwater springs. The water here is deep and glass-clear - and because Orahovac lies on a rare outward curve of the coastline that escapes the shadow of Mount Vrmac, the shore holds the sun well into the evening, long after Kotor and Pr anj have gone dark. It is, by common consent, among the best places to swim in the whole of Boka Bay.
What Orahovac offers, more than a view, is a way of living. This is a small, quiet, working village - stone houses, lemon and orange trees, a waterfront of family-run konobas, and a fishing heritage it is genuinely proud of. Mornings begin with birdsong and the light off the water; days are shaped by the beach, the pool and the short walk to a table on the water; evenings end with the long golden hour that this stretch of shore keeps to itself, and a plate of fish grilled that morning. It is life by the sea at a human pace - the kind of place people spend a first summer in and quietly start looking for a way to stay.
Tri Oraha - "three walnuts," a nod to the village name, which comes from orah, the walnut - is built into this setting rather than imposed on it. Nine apartments across three floors is a genuinely low-density scheme: no towers, no crowding, a residents' pool and landscaped grounds behind a gated entrance. It is a short, level walk from the pebble beach and the konobas that define village life, and a short drive from the fuller amenities of Dobrota and Kotor.
The generous ground-floor unit - two bedrooms, 61.23 m² of interior, half again the size of Apartments 1 and 2, plus a 15.40 m² green terrace with exclusive-use rights - facing the pool and grounds. The extra floor area makes it the ground-floor choice for buyers who need genuine room: the largest, most house-like apartment on the ground floor.
It suits a family who want a primary or long-stay home at ground level - room to spread out, direct access to a private terrace, pool and beach, and no stairs between the front door and the water.
Gated grounds; parking available to add (garage 25,000 EUR or outdoor 8,000 EUR, while they last). Direct from the developer, with legal and notarial support; completion December 2026. Interior images are developer visualisations.
Agent's Honest Take
If you need space and value ground-level living, this is your apartment in the development - there's simply more of it. The premium over the smaller ground-floor units buys real floor area, not just a view. For the right family it's a very liveable home a short walk from the best swimming in the bay; add parking while spaces remain.
Living in Orahovac
Orahovac sits on the northern shore of the Bay of Kotor, on the coastal road that threads between Kotor, Perast and Risan, separated from Dobrota to the south by the river Ljuta and its cold freshwater springs. It is a traditional maritime and fishing village - stone houses stepping down to the water, citrus trees in the gardens, a fleet history it is quietly proud of - and it has kept the character that much of the bay has traded away. There is no resort infrastructure here, no promenade of souvenir stalls, no summer crush. What there is, is one of the best places to live by the water in the whole of Boka.
The water is the heart of it. Orahovac has long been known for having some of the clearest water in the Bay of Kotor - deep, cool and remarkably transparent over its pebble shore - and because the village sits on a rare outward curve of the coastline that escapes the shadow of Mount Vrmac, its west-facing beach holds the sun far later into the day than Kotor or Pr anj, which fall into shade in the late afternoon. It is the bay's golden-hour beach: a place for a morning swim before the boats arrive, a long lunch on the water, and a last dip as the light turns to copper over Lu?tica. Locals and those who know the bay come here to swim; by common agreement it is among the finest swimming in Boka.
Life runs at the pace of the water and the seasons. The daily essentials are in the village or a short walk along the front; a proper weekly shop, a pharmacy, a school run or a hospital are a few minutes' drive south in Dobrota and Kotor. It is quiet without being cut off, beautiful without being polished, and - with the UNESCO Old Town fifteen minutes one way and Perast five minutes the other - never far from the rest of the bay when you want it.
Local Amenities
Orahovac's daily life is centred on the waterfront and the short strip of shops and konobas along it; the fuller amenities of Dobrota and Kotor are a few minutes south by car.
On foot - Orahovac village and waterfront
* Orahovac beach - ~200 m / ~3 min. A long pebble beach with deep, exceptionally clear water, jetties and ladder entry, and the longest useful sun of any beach on the inner bay thanks to its west-facing aspect. Free public access; the swimming here is the reason many people come to Orahovac in the first place.
* Market Njive - ~450 m / ~6 min. The village shop, and a good one: fresh fruit and vegetables, fresh-baked bread and pastries, cheese, cold meats and the daily basics, run by a friendly owner (cash only). For everyday needs it saves the drive; for a full shop, Dobrota is a few minutes south.
* Restaurant Veranda - ~200 m. 4.6 stars from over 1,180 reviews. The village's anchor restaurant: a serious seafood kitchen - mussels, prawn risotto, stuffed squid, grilled fish and platters - at fair prices, with its own parking. The kind of consistent, well-run place that becomes a regular table.
* Grota Beach Bar & Restaurant - waterfront. 4.4 stars from over 530 reviews. A beach bar and restaurant with what regulars call the nicest view in the bay; octopus and black risotto, cold drinks on the pebbles, and a relaxed, un-touristy feel.
* Restaurant Casa del Mare - waterfront. 4.4 stars. A seaside terrace right on the beach, open all day and well liked for a generous breakfast over the water as much as for dinner.
* Ljuta river & springs - southern edge of the village. Cold freshwater springs that supply much of this stretch of shore, and the quiet, green end of the waterfront.
A short drive south - Dobrota (~4 km / ~8 min)
Where the fuller amenities begin: an Aroma supermarket and other groceries, pharmacies and the Dom zdravlja medical centre, Sandrela bakery (4.8 stars, one of the most respected bakeries on the bay), and a run of well-regarded waterfront restaurants including Konoba Portun (4.7 stars, a fish konoba the locals keep going back to). Kotor Old Town, with its markets, restaurants and services, is a few minutes further.
Schools
* OS Narodni heroj Savo Ili - state primary school, Dobrota. ~7 km / ~12 min.
* JU Gimnazija Kotor - state high school (gimnazija), immediately alongside Savo Ili in Dobrota. ~7 km / ~12 min.
* Knightsbridge Schools International - British international curriculum, Seljanovo / Porto Montenegro, Tivat. ~22 km / ~35 min.
* Arcadia Academy - international school, Lje?evi i, near Tivat. ~25 km / ~40 min.
By car
* Kotor Old Town: ~9 km / ~15 min
* Perast (Our Lady of the Rocks): ~5 km / ~8 min
* Risan (Roman mosaics): ~8 km / ~12 min
* Dobrota (supermarket, pharmacy, medical centre): ~4 km / ~8 min
* Tivat town centre: ~21 km / ~33 min
* Porto Montenegro: ~22 km / ~35 min
* Tivat Airport (TIV): ~19 km / ~30 min
* Budva: ~31 km / ~45 min
* Podgorica Airport (TGD): ~89 km / ~2 hrs
* Dubrovnik Airport (DBV): ~63 km / ~1 hr 30 min (border crossing - allow extra time in season)
Public transport
The coastal road (E65) carries regular buses - the Blue Line and regional services - linking Orahovac with Kotor, Perast, Risan and on toward Herceg Novi, with a stop in the village. Kotor's bus station (~9 km) handles regional and international coach services. Taxi and ride-hail operate across the municipality. The beach and waterfront are walkable and the village shop covers daily basics; a car is useful for anything beyond the village, though day-to-day life here is less car-dependent than in the hillside settlements across the bay.
ntRealty is a Real Estate Agency based in Tivat, Montenegro headed by British businessman, Peter Flynn, who has lived in the area since 2005 and focused his efforts in various aspects of real estate, including development, architecture, interior design and investing in real estate in the area. The Tivat office is run by a team of professionals who really understand the local market. The team is there to help guide you through the buying (or selling) process and we pride ourselves in giving a high level of service in a polite, friendly and efficient way.
ntRealty specializes in properties for sale all around the Bay of Kotor, Tivat Bay and Lustica and our clients range from Porto Montenegro and Lustica Bay to hundreds of private individuals who put their trust in our operation.
The largest ground-floor apartment: two bedrooms, one bathroom, 61.23 m² internal plus a 15.40 m² green terrace with exclusive-use rights (76.63 m² total), pool view, in Tri Oraha, Orahovac. Residents' pool, gated grounds. ~200 m to the beach; Kotor ~9 km / ~15 min. Garage available at 25,000 EUR or outdoor space at 8,000 EUR. Completion December 2026. 198,000 EUR.
Orahovac is the village on the Bay of Kotor that people who know the bay come to swim in. It sits on the northern shore, on the scenic road that links Kotor to Perast and Risan, separated from Dobrota by the river Ljuta and its cold freshwater springs. The water here is deep and glass-clear - and because Orahovac lies on a rare outward curve of the coastline that escapes the shadow of Mount Vrmac, the shore holds the sun well into the evening, long after Kotor and Pr anj have gone dark. It is, by common consent, among the best places to swim in the whole of Boka Bay.
What Orahovac offers, more than a view, is a way of living. This is a small, quiet, working village - stone houses, lemon and orange trees, a waterfront of family-run konobas, and a fishing heritage it is genuinely proud of. Mornings begin with birdsong and the light off the water; days are shaped by the beach, the pool and the short walk to a table on the water; evenings end with the long golden hour that this stretch of shore keeps to itself, and a plate of fish grilled that morning. It is life by the sea at a human pace - the kind of place people spend a first summer in and quietly start looking for a way to stay.
Tri Oraha - "three walnuts," a nod to the village name, which comes from orah, the walnut - is built into this setting rather than imposed on it. Nine apartments across three floors is a genuinely low-density scheme: no towers, no crowding, a residents' pool and landscaped grounds behind a gated entrance. It is a short, level walk from the pebble beach and the konobas that define village life, and a short drive from the fuller amenities of Dobrota and Kotor.
The generous ground-floor unit - two bedrooms, 61.23 m² of interior, half again the size of Apartments 1 and 2, plus a 15.40 m² green terrace with exclusive-use rights - facing the pool and grounds. The extra floor area makes it the ground-floor choice for buyers who need genuine room: the largest, most house-like apartment on the ground floor.
It suits a family who want a primary or long-stay home at ground level - room to spread out, direct access to a private terrace, pool and beach, and no stairs between the front door and the water.
Gated grounds; parking available to add (garage 25,000 EUR or outdoor 8,000 EUR, while they last). Direct from the developer, with legal and notarial support; completion December 2026. Interior images are developer visualisations.
Agent's Honest Take
If you need space and value ground-level living, this is your apartment in the development - there's simply more of it. The premium over the smaller ground-floor units buys real floor area, not just a view. For the right family it's a very liveable home a short walk from the best swimming in the bay; add parking while spaces remain.
Living in Orahovac
Orahovac sits on the northern shore of the Bay of Kotor, on the coastal road that threads between Kotor, Perast and Risan, separated from Dobrota to the south by the river Ljuta and its cold freshwater springs. It is a traditional maritime and fishing village - stone houses stepping down to the water, citrus trees in the gardens, a fleet history it is quietly proud of - and it has kept the character that much of the bay has traded away. There is no resort infrastructure here, no promenade of souvenir stalls, no summer crush. What there is, is one of the best places to live by the water in the whole of Boka.
The water is the heart of it. Orahovac has long been known for having some of the clearest water in the Bay of Kotor - deep, cool and remarkably transparent over its pebble shore - and because the village sits on a rare outward curve of the coastline that escapes the shadow of Mount Vrmac, its west-facing beach holds the sun far later into the day than Kotor or Pr anj, which fall into shade in the late afternoon. It is the bay's golden-hour beach: a place for a morning swim before the boats arrive, a long lunch on the water, and a last dip as the light turns to copper over Lu?tica. Locals and those who know the bay come here to swim; by common agreement it is among the finest swimming in Boka.
Life runs at the pace of the water and the seasons. The daily essentials are in the village or a short walk along the front; a proper weekly shop, a pharmacy, a school run or a hospital are a few minutes' drive south in Dobrota and Kotor. It is quiet without being cut off, beautiful without being polished, and - with the UNESCO Old Town fifteen minutes one way and Perast five minutes the other - never far from the rest of the bay when you want it.
Local Amenities
Orahovac's daily life is centred on the waterfront and the short strip of shops and konobas along it; the fuller amenities of Dobrota and Kotor are a few minutes south by car.
On foot - Orahovac village and waterfront
* Orahovac beach - ~200 m / ~3 min. A long pebble beach with deep, exceptionally clear water, jetties and ladder entry, and the longest useful sun of any beach on the inner bay thanks to its west-facing aspect. Free public access; the swimming here is the reason many people come to Orahovac in the first place.
* Market Njive - ~450 m / ~6 min. The village shop, and a good one: fresh fruit and vegetables, fresh-baked bread and pastries, cheese, cold meats and the daily basics, run by a friendly owner (cash only). For everyday needs it saves the drive; for a full shop, Dobrota is a few minutes south.
* Restaurant Veranda - ~200 m. 4.6 stars from over 1,180 reviews. The village's anchor restaurant: a serious seafood kitchen - mussels, prawn risotto, stuffed squid, grilled fish and platters - at fair prices, with its own parking. The kind of consistent, well-run place that becomes a regular table.
* Grota Beach Bar & Restaurant - waterfront. 4.4 stars from over 530 reviews. A beach bar and restaurant with what regulars call the nicest view in the bay; octopus and black risotto, cold drinks on the pebbles, and a relaxed, un-touristy feel.
* Restaurant Casa del Mare - waterfront. 4.4 stars. A seaside terrace right on the beach, open all day and well liked for a generous breakfast over the water as much as for dinner.
* Ljuta river & springs - southern edge of the village. Cold freshwater springs that supply much of this stretch of shore, and the quiet, green end of the waterfront.
A short drive south - Dobrota (~4 km / ~8 min)
Where the fuller amenities begin: an Aroma supermarket and other groceries, pharmacies and the Dom zdravlja medical centre, Sandrela bakery (4.8 stars, one of the most respected bakeries on the bay), and a run of well-regarded waterfront restaurants including Konoba Portun (4.7 stars, a fish konoba the locals keep going back to). Kotor Old Town, with its markets, restaurants and services, is a few minutes further.
Schools
* OS Narodni heroj Savo Ili - state primary school, Dobrota. ~7 km / ~12 min.
* JU Gimnazija Kotor - state high school (gimnazija), immediately alongside Savo Ili in Dobrota. ~7 km / ~12 min.
* Knightsbridge Schools International - British international curriculum, Seljanovo / Porto Montenegro, Tivat. ~22 km / ~35 min.
* Arcadia Academy - international school, Lje?evi i, near Tivat. ~25 km / ~40 min.
By car
* Kotor Old Town: ~9 km / ~15 min
* Perast (Our Lady of the Rocks): ~5 km / ~8 min
* Risan (Roman mosaics): ~8 km / ~12 min
* Dobrota (supermarket, pharmacy, medical centre): ~4 km / ~8 min
* Tivat town centre: ~21 km / ~33 min
* Porto Montenegro: ~22 km / ~35 min
* Tivat Airport (TIV): ~19 km / ~30 min
* Budva: ~31 km / ~45 min
* Podgorica Airport (TGD): ~89 km / ~2 hrs
* Dubrovnik Airport (DBV): ~63 km / ~1 hr 30 min (border crossing - allow extra time in season)
Public transport
The coastal road (E65) carries regular buses - the Blue Line and regional services - linking Orahovac with Kotor, Perast, Risan and on toward Herceg Novi, with a stop in the village. Kotor's bus station (~9 km) handles regional and international coach services. Taxi and ride-hail operate across the municipality. The beach and waterfront are walkable and the village shop covers daily basics; a car is useful for anything beyond the village, though day-to-day life here is less car-dependent than in the hillside settlements across the bay.
ntRealty is a Real Estate Agency based in Tivat, Montenegro headed by British businessman, Peter Flynn, who has lived in the area since 2005 and focused his efforts in various aspects of real estate, including development, architecture, interior design and investing in real estate in the area. The Tivat office is run by a team of professionals who really understand the local market. The team is there to help guide you through the buying (or selling) process and we pride ourselves in giving a high level of service in a polite, friendly and efficient way.
ntRealty specializes in properties for sale all around the Bay of Kotor, Tivat Bay and Lustica and our clients range from Porto Montenegro and Lustica Bay to hundreds of private individuals who put their trust in our operation.
Orahovac, Montenegro
NEAREST AIRPORTS
Distances are straight line measurements- Tivat(International)5.9 miles
- Podgorica(International)28.7 miles
Notes
These notes are private, only you can see them.
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