NEW HOME
Kavac, Montenegro
€910,000
- PROPERTY TYPE
Villa
- BEDROOMS
4
- BATHROOMS
3
- SIZE
1,938 sq ft
180 sq m
Key features
- Four-bedroom, three-bathroom villa, 200 m² gross built area (180 m² net internal), two storeys, Kavac
- Panoramic Tivat Bay views: Sveti Marko Island, Island of Flowers, Lustica Bay and its Gary Player championship golf course, sunset aspect
- Vrmac pine forest walking trails under 10 minutes away
- 771 m² plot - one of the largest in the development - with ample space for a pool
- Fully furnished throughout; underfloor heating and air conditioning, Security system
- Fully fitted kitchen, integrated appliances, granite-topped island breakfast bar
- Three bathrooms in book-matched marble-effect ceramic, including a freestanding tub
- Two front-facing bedrooms share a terrace; hotel-style layout keeps the view clear from the bed
- Separate garage with automatic remote-controlled doors
- Medium- to long-term rental permitted; short-term letting prohibited under community governance
Description
In Brief
A four-bedroom, three-bathroom villa of 200 m² gross built area (180 m² net internal) across two storeys in a private residential development in Kavac, set high on the hillside with uninterrupted views over Tivat Bay, Sveti Marko Island, the Island of Flowers, and Lustica Bay with its Gary Player championship golf course. Fully furnished throughout, with underfloor heating and air conditioning, a fitted kitchen with integrated appliances and an island breakfast bar, and a separate dining area overlooking the garden. Sits on a 771 m² plot - one of the largest in the development - with ample space for a pool. Separate garage with automatic remote-controlled doors. Tivat Airport 6.9 km / 13 minutes; Kotor Old Town 5.6 km / 15 minutes.
In Full
Every house on this hillside claims a view. This one has the real thing: the full sweep of Tivat Bay from an elevated position, Sveti Marko Island and the Island of Flowers sitting in the water below, and Lustica Bay and its Gary Player championship golf course tracing the far shore. The sunsets here are genuinely spectacular, with nothing to the west blocking the sky over the bay - the kind of thing photographs struggle to convey.
The development is a terraced community of architect-built villas stepped into the hillside in Kavac, each plot cut into the slope behind its own retaining wall. The architecture is contemporary rather than traditional, but the stone base grounding each villa is a deliberate nod to the older building vernacular of Kotor and the surrounding villages - the same material read through a modern lens. This villa follows that pattern: a stone-clad ground floor beneath timber-slat and white render above, consistent with its neighbours, which keeps the street scene calm rather than competitive.
The ground floor is open-plan: kitchen, living, and dining share one continuous run of glass along the view side. The kitchen is fully fitted with integrated appliances, a granite-topped island doubling as a breakfast bar with stools, and pale shaker cabinetry against a book-matched stone splashback. The living area takes a deep modular sofa and rattan armchairs around a low stone coffee table, and the dining space - a table for six under a woven pendant light - sits in its own glazed corner overlooking the garden, distinct enough from the sofa to function as a proper room rather than an afterthought. Also on this floor, set apart from the open-plan living space, is a fourth bedroom with its own bathroom next door - genuinely flexible space that would suit a guest bedroom, home office, library, or second living room just as well as a bedroom, with the adjoining bathroom doubling as a downstairs WC for guests using the main living areas.
Upstairs, the three remaining bedrooms are simply finished - wide-plank oak flooring, white walls, AC discreetly wall-mounted. The two front-facing bedrooms share a generous terrace furnished with rattan lounge chairs, positioned to take the view straight on, and both are laid out on a hotel-style principle: bedside switches at the headboard, and wardrobe storage tucked behind the bed rather than along the window wall, so the view from the bed stays completely clear of clutter. The master of the two has its own en-suite bathroom; the second shares a bathroom with the third bedroom at the rear of the house.
All three bathrooms are finished in large-format, book-matched marble-effect ceramic - a practical choice as much as a beautiful one - with details including a freestanding bath, a glass-block shower screen, and a double-vanity family bathroom with a large-format mirror.
Outside, the 771 m² plot is one of the largest in the development. The garden is currently kept simple - lawn and decking rather than landscaped - and would benefit from a new owner's attention; several neighbouring gardens on the same hillside show what the space can become, from mature planting to a fully installed pool. A separate garage with automatic remote-controlled doors sits beside the house, in addition to the parking already accounted for on the plot.
Less than ten minutes away, the pine forest trails of Vrmac offer some of the best walking in the area - a network of shaded paths through pine woodland with clear views down over both Kotor and Tivat Bay, well used locally for walking, running, and taking the dog out. It is a genuine amenity rather than a footnote: few properties in the area have this kind of walking directly on the doorstep.
The development operates under its own community governance, under which short-term letting is prohibited by contract; medium- to long-term rental is permitted, alongside other rules designed to keep the community settled. The result is a development oriented towards owner-occupation and longer-term residency rather than high-turnover holiday letting.
What Sets It Apart
Few four-bedroom villas in this development combine all three of what this one offers: a 771 m² plot among the largest in the development, an unobstructed line across the bay to Lu?tica Bay's championship course, and enough ground to add a pool without compromising the garden. That combination - plot, view, and headroom to develop further - is the core of the case for this property over comparable villas nearby.
Buyer Lens
A family or couple wanting genuine space and privacy on the hillside above Tivat Bay, comfortable furnishing a garden and adding a pool to their own taste rather than buying a finished product. Less suited to a buyer whose priority is a turnkey outdoor space from day one, or who wants the flexibility to let the property short-term.
Local Amenities
Kavac sits on the hillside between Tivat and Kotor, close enough to both that residents tend to use whichever is more convenient on a given day rather than being tied to one town. This development is a quiet, recently built enclave - a car is genuinely useful here, but the essentials are close, and Kotor's Old Town and Tivat's marina life are both a short, manageable drive away.
On foot
Mini-Market (Kavac): ~500 m - small local grocery, fresh eggs and vegetables, essentials
Cielo Rooftop Bar & Restaurant (Royal Blue Resort): 4-5 min walk - rooftop dining, live music, sunset cocktails, 4.6* on Tripadvisor
Medical
Pharmacies and private clinics in Kotor (?kaljari / Dobrota area), around 15 minutes by car
Milmedika private clinic, Porto Montenegro - modern facility covering general medicine, dermatology, paediatrics and more, roughly 19 minutes away.
Schools
Arcadia Academy: 12 minutes by car
Knightsbridge Schools International: approximately 18 minutes by car
State kindergartens and primary schools in both Tivat and Kotor within a short drive
By car
Vrmac pine forest walking trails: under 10 minutes - shaded paths with views over Kotor and Tivat Bay, popular for walking and dog walks
Restoran Nadoveza: 2.3 km / 6 minutes - grilled-meat specialist, generous portions, homely atmosphere
Pekara Davidovi (bakery): 3.5 km / 10 minutes
iDEA supermarket: 3.6 km / 9 minutes
Montefish: 3.6 km / 11 minutes
Kotor Old Town: 5.6 km / 15 minutes
Tivat Airport (TIV): 6.9 km / 13 minutes
Tivat town centre: 6.4 km / 17 minutes
Porto Montenegro: 7.1 km / approximately 19 minutes
Lustica Bay: 12 km / 18 minutes
Plavi Horizonti beach: 12 km / 19 minutes
Podgorica Airport (TGD): 74 km / 1 hr 35 min
Dubrovnik Airport (DBV): 54 km / approximately 1 hr 35 min (border crossing - allow extra time in season)
Public transport
The Kotor-Tivat coastal bus route serves the main road below the development; a car remains the practical way to manage daily life from this position on the hillside.
Agent's Honest Take
What I'd say across the table: this is a villa built for the people who live in it, not for a rental spreadsheet, and the governance here makes sure it stays that way - short-term letting is off the table by contract, which is exactly why the development has stayed as calm as it has. That will rule out some buyers, and it should; go in knowing it. What it won't rule out is a family who wants a proper base on this hillside, furnished and ready, with the garden and the pool left as a project for whenever they choose to take it on. Twenty years of watching this coast tells me that unbuilt potential on a plot this size, in a position this good, tends not to stay unbuilt for long once a new owner moves in.
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.
A four-bedroom, three-bathroom villa of 200 m² gross built area (180 m² net internal) across two storeys in a private residential development in Kavac, set high on the hillside with uninterrupted views over Tivat Bay, Sveti Marko Island, the Island of Flowers, and Lustica Bay with its Gary Player championship golf course. Fully furnished throughout, with underfloor heating and air conditioning, a fitted kitchen with integrated appliances and an island breakfast bar, and a separate dining area overlooking the garden. Sits on a 771 m² plot - one of the largest in the development - with ample space for a pool. Separate garage with automatic remote-controlled doors. Tivat Airport 6.9 km / 13 minutes; Kotor Old Town 5.6 km / 15 minutes.
In Full
Every house on this hillside claims a view. This one has the real thing: the full sweep of Tivat Bay from an elevated position, Sveti Marko Island and the Island of Flowers sitting in the water below, and Lustica Bay and its Gary Player championship golf course tracing the far shore. The sunsets here are genuinely spectacular, with nothing to the west blocking the sky over the bay - the kind of thing photographs struggle to convey.
The development is a terraced community of architect-built villas stepped into the hillside in Kavac, each plot cut into the slope behind its own retaining wall. The architecture is contemporary rather than traditional, but the stone base grounding each villa is a deliberate nod to the older building vernacular of Kotor and the surrounding villages - the same material read through a modern lens. This villa follows that pattern: a stone-clad ground floor beneath timber-slat and white render above, consistent with its neighbours, which keeps the street scene calm rather than competitive.
The ground floor is open-plan: kitchen, living, and dining share one continuous run of glass along the view side. The kitchen is fully fitted with integrated appliances, a granite-topped island doubling as a breakfast bar with stools, and pale shaker cabinetry against a book-matched stone splashback. The living area takes a deep modular sofa and rattan armchairs around a low stone coffee table, and the dining space - a table for six under a woven pendant light - sits in its own glazed corner overlooking the garden, distinct enough from the sofa to function as a proper room rather than an afterthought. Also on this floor, set apart from the open-plan living space, is a fourth bedroom with its own bathroom next door - genuinely flexible space that would suit a guest bedroom, home office, library, or second living room just as well as a bedroom, with the adjoining bathroom doubling as a downstairs WC for guests using the main living areas.
Upstairs, the three remaining bedrooms are simply finished - wide-plank oak flooring, white walls, AC discreetly wall-mounted. The two front-facing bedrooms share a generous terrace furnished with rattan lounge chairs, positioned to take the view straight on, and both are laid out on a hotel-style principle: bedside switches at the headboard, and wardrobe storage tucked behind the bed rather than along the window wall, so the view from the bed stays completely clear of clutter. The master of the two has its own en-suite bathroom; the second shares a bathroom with the third bedroom at the rear of the house.
All three bathrooms are finished in large-format, book-matched marble-effect ceramic - a practical choice as much as a beautiful one - with details including a freestanding bath, a glass-block shower screen, and a double-vanity family bathroom with a large-format mirror.
Outside, the 771 m² plot is one of the largest in the development. The garden is currently kept simple - lawn and decking rather than landscaped - and would benefit from a new owner's attention; several neighbouring gardens on the same hillside show what the space can become, from mature planting to a fully installed pool. A separate garage with automatic remote-controlled doors sits beside the house, in addition to the parking already accounted for on the plot.
Less than ten minutes away, the pine forest trails of Vrmac offer some of the best walking in the area - a network of shaded paths through pine woodland with clear views down over both Kotor and Tivat Bay, well used locally for walking, running, and taking the dog out. It is a genuine amenity rather than a footnote: few properties in the area have this kind of walking directly on the doorstep.
The development operates under its own community governance, under which short-term letting is prohibited by contract; medium- to long-term rental is permitted, alongside other rules designed to keep the community settled. The result is a development oriented towards owner-occupation and longer-term residency rather than high-turnover holiday letting.
What Sets It Apart
Few four-bedroom villas in this development combine all three of what this one offers: a 771 m² plot among the largest in the development, an unobstructed line across the bay to Lu?tica Bay's championship course, and enough ground to add a pool without compromising the garden. That combination - plot, view, and headroom to develop further - is the core of the case for this property over comparable villas nearby.
Buyer Lens
A family or couple wanting genuine space and privacy on the hillside above Tivat Bay, comfortable furnishing a garden and adding a pool to their own taste rather than buying a finished product. Less suited to a buyer whose priority is a turnkey outdoor space from day one, or who wants the flexibility to let the property short-term.
Local Amenities
Kavac sits on the hillside between Tivat and Kotor, close enough to both that residents tend to use whichever is more convenient on a given day rather than being tied to one town. This development is a quiet, recently built enclave - a car is genuinely useful here, but the essentials are close, and Kotor's Old Town and Tivat's marina life are both a short, manageable drive away.
On foot
Mini-Market (Kavac): ~500 m - small local grocery, fresh eggs and vegetables, essentials
Cielo Rooftop Bar & Restaurant (Royal Blue Resort): 4-5 min walk - rooftop dining, live music, sunset cocktails, 4.6* on Tripadvisor
Medical
Pharmacies and private clinics in Kotor (?kaljari / Dobrota area), around 15 minutes by car
Milmedika private clinic, Porto Montenegro - modern facility covering general medicine, dermatology, paediatrics and more, roughly 19 minutes away.
Schools
Arcadia Academy: 12 minutes by car
Knightsbridge Schools International: approximately 18 minutes by car
State kindergartens and primary schools in both Tivat and Kotor within a short drive
By car
Vrmac pine forest walking trails: under 10 minutes - shaded paths with views over Kotor and Tivat Bay, popular for walking and dog walks
Restoran Nadoveza: 2.3 km / 6 minutes - grilled-meat specialist, generous portions, homely atmosphere
Pekara Davidovi (bakery): 3.5 km / 10 minutes
iDEA supermarket: 3.6 km / 9 minutes
Montefish: 3.6 km / 11 minutes
Kotor Old Town: 5.6 km / 15 minutes
Tivat Airport (TIV): 6.9 km / 13 minutes
Tivat town centre: 6.4 km / 17 minutes
Porto Montenegro: 7.1 km / approximately 19 minutes
Lustica Bay: 12 km / 18 minutes
Plavi Horizonti beach: 12 km / 19 minutes
Podgorica Airport (TGD): 74 km / 1 hr 35 min
Dubrovnik Airport (DBV): 54 km / approximately 1 hr 35 min (border crossing - allow extra time in season)
Public transport
The Kotor-Tivat coastal bus route serves the main road below the development; a car remains the practical way to manage daily life from this position on the hillside.
Agent's Honest Take
What I'd say across the table: this is a villa built for the people who live in it, not for a rental spreadsheet, and the governance here makes sure it stays that way - short-term letting is off the table by contract, which is exactly why the development has stayed as calm as it has. That will rule out some buyers, and it should; go in knowing it. What it won't rule out is a family who wants a proper base on this hillside, furnished and ready, with the garden and the pool left as a project for whenever they choose to take it on. Twenty years of watching this coast tells me that unbuilt potential on a plot this size, in a position this good, tends not to stay unbuilt for long once a new owner moves in.
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.
Kavac, Montenegro
NEAREST AIRPORTS
Distances are straight line measurements- Tivat(International)1.3 miles
- Podgorica(International)28.1 miles
Notes
These notes are private, only you can see them.
This is a property advertisement provided and maintained by ntRealty, Tivat (reference 1085) and does not constitute property particulars. Whilst we require advertisers to act with best practice and provide accurate information, we can only publish advertisements in good faith and have not verified any claims or statements or inspected any of the properties, locations or opportunities promoted. Rightmove does not own or control and is not responsible for the properties, opportunities, website content, products or services provided or promoted by third parties and makes no warranties or representations as to the accuracy, completeness, legality, performance or suitability of any of the foregoing. We therefore accept no liability arising from any reliance made by any reader or person to whom this information is made available to. You must perform your own research and seek independent professional advice before making any decision to purchase or invest in overseas property.