Kotor, Montenegro
€2,500,000
- PROPERTY TYPE
Villa
- BEDROOMS
4
- BATHROOMS
5
- SIZE
274 sq ft
25 sq m
Key features
- First-line waterfront stone villa in Dobrota, formed from two combined stone captain's houses, with drive-in access from the main coastal road - rare on this stretch, where most first-line properties
- 490 m² gross / 274 m² residential across three floors plus attic; 500 m² plot
- Four bedrooms, all en-suite, plus a separate guest WC;
- 100 m² sea-facing terrace off open-plan kitchen, living, and dining room
- Mooring point at the water's edge - use subject to a concession from Morsko Dobro, not yet secured
- Fully renovated and furnished throughout, original stone and beam details preserved
- Air conditioning throughout
- Two private courtyards - sea-facing front terrace with retractable pergola, walled rear terrace with covered dining pergola
- Three off-street parking spaces, accessed from the main coastal road
- Kotor Old Town 4.1 km; Tivat Airport 12 km; Porto Montenegro 16 km
Description
A four-bedroom, four-bathroom first-line stone villa on the water's edge in Dobrota, Kotor municipality, formed from two adjoining stone captain's houses combined into one home by their English developer.
Drive-in access from the main coastal road - park in the private courtyard and take a short flight of steps down to the house, rather than negotiating the narrow lower road most waterfront properties here depend on.
Gross house area of 490 m² (274 m² residential) across three floors and an attic, set on a 500 m² plot with two separate courtyards - one facing the sea, one to the rear.
The first floor is given over entirely to the principal suite; two further en suite bedrooms sit on the second floor, and a fourth in the attic.
Fully renovated to a contemporary standard, furnished throughout, with a 100 m² terrace off the ground-floor living space looking directly across the bay, and a mooring point at the water's edge. Three off-street parking spaces. Kotor Old Town 4.1 km.
Most first-line houses in Dobrota make you work for the privilege - a narrow lower coastal road, tight or non-existent parking, bags carried down uneven steps from wherever the car could be left. This one does not. Access is from the main coastal road: park in the villa's own courtyard, and a short flight of steps brings you straight down to the house and the water. It is a genuinely practical advantage, and an unusual one on this stretch of coast, where first-line so often means compromise on access.
The villa began life as two separate stone captain's houses, bought and combined into one by an English developer with a track record in high-end renovation along this coast. Buying both gave him the freedom to rethink the interior from scratch rather than work around a single building's constraints - which is why the layout here reads as considered rather than adapted, room by room, floor by floor. The result presents as a single traditional Dobrota captain's house - pale stone, green-shuttered windows, a terracotta roof - set behind wrought-iron gates directly on the coastal road. Inside, the renovation has kept faith with the building's character while rebuilding everything else: exposed stone feature walls, ceiling beams, and original masonry sit alongside new mechanical systems, contemporary finishes, and furniture chosen specifically for the house.
The ground floor is where the villa does its entertaining. A large living and dining room opens through to a separate designer kitchen - white cabinetry, a butcher's-block island, and a stone accent wall - arranged as one open sequence rather than a series of closed rooms. From here, glazed doors lead straight onto the 100 m² terrace, tiled and open to the water, easily large enough for dining, lounging, and everything in between. A pantry and a technical room housing the central water boiler sit off the kitchen, out of sight but close at hand.
The first floor is given over entirely to the principal suite. The master bedroom faces the front of the villa, with garden views beyond; the en suite bathroom is generous by any standard - a freestanding tub and a separate glass-enclosed shower arranged alongside his-and-hers sinks, with its own separate WC. Behind the bedroom, a large walk-in wardrobe currently doubles as a home gym - an exercise bike is set up here - and could just as easily revert to storage alone or additional closet space. A guest WC for the wider house completes the floor.
On the second floor, two further bedrooms each have their own bathroom - one finished in soft cream and travertine-effect tile with a walk-in shower, the other similarly appointed with a full bath. A laundry room on this floor keeps the practical side of the house off the ground floor entirely.
The attic is the most characterful room in the house: an en suite bedroom under the roofline, exposed timber trusses overhead, skylights bringing in direct light, and a run of built-in storage tucked into the eaves. The attached bathroom continues the theme - a sunken tub set into the slope of the roof, a separate shower, and its own skylight.
Outside, the plot works as two distinct spaces. The front courtyard faces the sea directly, with a retractable pergola shading a seating area and dining table, iron gates opening straight onto the water - this is where the house is actually lived in through the warmer months. There is a mooring point at the water's edge here; formal use of it requires a concession from Morsko Dobro, the state body responsible for managing Montenegro's coastal zone, which has not yet been secured, so a buyer should treat it as a next step to pursue rather than an existing right. A second, rear courtyard is reached from the main coastal road, wrapped in stone walls, with its own covered pergola and dining set, and doubles as the arrival point for the three parking spaces. A trampoline and cobbled side yard suggest a house that already works well for a family with children.
This is a turnkey proposition rather than a project - a four-bedroom family house or a two-family compound, already renovated and furnished, with genuine drive-in first-line access in a location most buyers spend years trying to find.
?
What Sets It Apart
Waterfront position is not unusual in Dobrota - much of the village sits directly on the bay. What is unusual is arriving from the main road and walking straight in, rather than threading the narrow lower coastal road that most first-line properties here rely on for access - the result of an English developer buying two adjoining stone houses and redesigning the interior as one home rather than adapting a single structure. Add three off-street parking spaces, at a premium along this stretch of coast, and a fully renovated, furnished interior ready to move into, and the practical case is stronger than most comparable waterfront houses can make. The mooring point at the water's edge is a further point of interest, though formal use of it would need to be established with Morsko Dobro before a buyer should rely on it.
?
Buyer Lens
A family wanting a serious, move-in-ready base directly on the water within walking distance of Kotor Old Town, who values the convenience of driving straight to the door rather than the usual first-line compromise on access. Also suited to a buyer wanting a genuinely private principal suite - the whole first floor is master bedroom, bathroom, and dressing room - or a boat owner willing to pursue formal mooring rights through Morsko Dobro. Not the right property for a buyer wanting a garden to dig into or a swimming pool - the two courtyards are for sitting and dining, not for planting.
?
Local Amenities
Dobrota is Kotor municipality's largest settlement, a ribbon of captains' houses and stone palaces running some 8 km along the bay between the Old Town walls and the village of Ljuta. It has always been a place people live rather than simply visit - the daily rhythm here is bakeries, small grocers, and waterfront cafés rather than tourist strip, even as a handful of boutique hotels have opened along the shore in recent years. The village thins out toward its northern end, where this property sits, giving a quieter, more residential feel than the sections closer to Kotor.
On foot
* Pekara AS (bakery, open until midnight): ~1 km / 13 min
* City supermarket: ~1.1 km / 14 min
* Dental Studio Vu eti : ~1.2 km / 15 min
* Bonazza - highly rated seafood restaurant, waterfront terrace: ~1.3 km / 16 min
* Ponta Caffe - waterfront café, local favourite for sunset: ~1.35 km / 17 min
* Portun - excellent fish restaurant, an easy 19-minute stroll along the coast and a natural choice for an evening out on foot
?
Medical
* Medicor Pharmacy / Apoteka Dobrota: ~2.1 km
* Medical Centre Kotor: ~2.1 km
* Dental Studio Vu eti (also listed above, on foot)
?
Schools
* Osnovna ?kola Narodni Heroj Savo Ili (state primary): ~1.9 km
* Gimnazija Kotor / Secondary Maritime School: ~2.3 km
?
By car
* Sandrela Pekara - well-loved bakery, krempita a local favourite: 2 km
* Restaurant Mondo and MilicaMica Restobar - waterfront dining toward the Old Town: 2.7 km
* Virtu - beach bar
* Moments - restaurant
* Dobrotski Dvori - a genuine locals' favourite
* Forza Terra (La Bistecca) - 5-star boutique hotel with fine dining on organic Montenegrin meat and fish, waterfront
* Marina Kotor: 3.7 km
* Kotor Old Town: 4.1 km
* Tivat Airport (TIV): 12 km
* Porto Montenegro: 16 km
* Dubrovnik Airport (DBV): 73 km - border crossing, allow extra time in season
* Podgorica Airport (TGD): 83 km
?
Public transport
* Local buses on the Kotor-Tivat coastal route run along the road directly in front of the property; flag down at the roadside, cash fare to the driver.
?
Agent's Honest Take
I have sold a lot of Dobrota waterfront over the years, and access is the detail buyers underestimate until they own it. Most first-line houses along this stretch mean fighting the narrow lower road every time you bring in shopping or guests; this one lets you drive straight to the door and walk down. Add a renovation that has actually been finished - not staged for photographs and left half-done behind the scenes, and shaped by a developer who bought both neighbouring houses so he could design the whole layout properly rather than patch one building - and three parking spaces where most neighbours have none, and you have a house that is genuinely ready to move into rather than a promising shell. There is a mooring point at the water's edge too, which is a real point in the property's favour, but a buyer should go in understanding that formal use of it still needs to be agreed with Morsko Dobro, the state body that manages Montenegro's coast - it is potential, not a guarantee. The village itself is quietly confident: close enough to Kotor Old Town to walk it on a good evening, far enough along the bay to feel like a residential address rather than a tourist one. For a buyer who wants a finished house with genuine first-line convenience, and is happy to pursue the mooring as a next step rather than assume it, this is about as complete a case as Dobrota makes.
?
NT Realty is a boutique real estate agency based in Tivat, Montenegro. Founded by Peter Flynn, who first came to the Bay of Kotor in 2005 as a property investor and has since built businesses across real estate development, architecture, and interior design, the agency is run alongside Ma?a Flynn - architect and former Head of Design at Porto Montenegro, where she delivered over ?60 million of projects on time and on budget. Between them they bring a depth of local market knowledge that is difficult to find elsewhere in the region.
The team specialises in properties for sale and long-term rentals across the Bay of Kotor, Tivat Bay, and the Lu?tica Peninsula - from Porto Montenegro and Lu?tica Bay to private homes throughout the wider region. Our job is to guide buyers, sellers, and tenants through the process clearly, honestly, and without unnecessary complexity.
Drive-in access from the main coastal road - park in the private courtyard and take a short flight of steps down to the house, rather than negotiating the narrow lower road most waterfront properties here depend on.
Gross house area of 490 m² (274 m² residential) across three floors and an attic, set on a 500 m² plot with two separate courtyards - one facing the sea, one to the rear.
The first floor is given over entirely to the principal suite; two further en suite bedrooms sit on the second floor, and a fourth in the attic.
Fully renovated to a contemporary standard, furnished throughout, with a 100 m² terrace off the ground-floor living space looking directly across the bay, and a mooring point at the water's edge. Three off-street parking spaces. Kotor Old Town 4.1 km.
Most first-line houses in Dobrota make you work for the privilege - a narrow lower coastal road, tight or non-existent parking, bags carried down uneven steps from wherever the car could be left. This one does not. Access is from the main coastal road: park in the villa's own courtyard, and a short flight of steps brings you straight down to the house and the water. It is a genuinely practical advantage, and an unusual one on this stretch of coast, where first-line so often means compromise on access.
The villa began life as two separate stone captain's houses, bought and combined into one by an English developer with a track record in high-end renovation along this coast. Buying both gave him the freedom to rethink the interior from scratch rather than work around a single building's constraints - which is why the layout here reads as considered rather than adapted, room by room, floor by floor. The result presents as a single traditional Dobrota captain's house - pale stone, green-shuttered windows, a terracotta roof - set behind wrought-iron gates directly on the coastal road. Inside, the renovation has kept faith with the building's character while rebuilding everything else: exposed stone feature walls, ceiling beams, and original masonry sit alongside new mechanical systems, contemporary finishes, and furniture chosen specifically for the house.
The ground floor is where the villa does its entertaining. A large living and dining room opens through to a separate designer kitchen - white cabinetry, a butcher's-block island, and a stone accent wall - arranged as one open sequence rather than a series of closed rooms. From here, glazed doors lead straight onto the 100 m² terrace, tiled and open to the water, easily large enough for dining, lounging, and everything in between. A pantry and a technical room housing the central water boiler sit off the kitchen, out of sight but close at hand.
The first floor is given over entirely to the principal suite. The master bedroom faces the front of the villa, with garden views beyond; the en suite bathroom is generous by any standard - a freestanding tub and a separate glass-enclosed shower arranged alongside his-and-hers sinks, with its own separate WC. Behind the bedroom, a large walk-in wardrobe currently doubles as a home gym - an exercise bike is set up here - and could just as easily revert to storage alone or additional closet space. A guest WC for the wider house completes the floor.
On the second floor, two further bedrooms each have their own bathroom - one finished in soft cream and travertine-effect tile with a walk-in shower, the other similarly appointed with a full bath. A laundry room on this floor keeps the practical side of the house off the ground floor entirely.
The attic is the most characterful room in the house: an en suite bedroom under the roofline, exposed timber trusses overhead, skylights bringing in direct light, and a run of built-in storage tucked into the eaves. The attached bathroom continues the theme - a sunken tub set into the slope of the roof, a separate shower, and its own skylight.
Outside, the plot works as two distinct spaces. The front courtyard faces the sea directly, with a retractable pergola shading a seating area and dining table, iron gates opening straight onto the water - this is where the house is actually lived in through the warmer months. There is a mooring point at the water's edge here; formal use of it requires a concession from Morsko Dobro, the state body responsible for managing Montenegro's coastal zone, which has not yet been secured, so a buyer should treat it as a next step to pursue rather than an existing right. A second, rear courtyard is reached from the main coastal road, wrapped in stone walls, with its own covered pergola and dining set, and doubles as the arrival point for the three parking spaces. A trampoline and cobbled side yard suggest a house that already works well for a family with children.
This is a turnkey proposition rather than a project - a four-bedroom family house or a two-family compound, already renovated and furnished, with genuine drive-in first-line access in a location most buyers spend years trying to find.
?
What Sets It Apart
Waterfront position is not unusual in Dobrota - much of the village sits directly on the bay. What is unusual is arriving from the main road and walking straight in, rather than threading the narrow lower coastal road that most first-line properties here rely on for access - the result of an English developer buying two adjoining stone houses and redesigning the interior as one home rather than adapting a single structure. Add three off-street parking spaces, at a premium along this stretch of coast, and a fully renovated, furnished interior ready to move into, and the practical case is stronger than most comparable waterfront houses can make. The mooring point at the water's edge is a further point of interest, though formal use of it would need to be established with Morsko Dobro before a buyer should rely on it.
?
Buyer Lens
A family wanting a serious, move-in-ready base directly on the water within walking distance of Kotor Old Town, who values the convenience of driving straight to the door rather than the usual first-line compromise on access. Also suited to a buyer wanting a genuinely private principal suite - the whole first floor is master bedroom, bathroom, and dressing room - or a boat owner willing to pursue formal mooring rights through Morsko Dobro. Not the right property for a buyer wanting a garden to dig into or a swimming pool - the two courtyards are for sitting and dining, not for planting.
?
Local Amenities
Dobrota is Kotor municipality's largest settlement, a ribbon of captains' houses and stone palaces running some 8 km along the bay between the Old Town walls and the village of Ljuta. It has always been a place people live rather than simply visit - the daily rhythm here is bakeries, small grocers, and waterfront cafés rather than tourist strip, even as a handful of boutique hotels have opened along the shore in recent years. The village thins out toward its northern end, where this property sits, giving a quieter, more residential feel than the sections closer to Kotor.
On foot
* Pekara AS (bakery, open until midnight): ~1 km / 13 min
* City supermarket: ~1.1 km / 14 min
* Dental Studio Vu eti : ~1.2 km / 15 min
* Bonazza - highly rated seafood restaurant, waterfront terrace: ~1.3 km / 16 min
* Ponta Caffe - waterfront café, local favourite for sunset: ~1.35 km / 17 min
* Portun - excellent fish restaurant, an easy 19-minute stroll along the coast and a natural choice for an evening out on foot
?
Medical
* Medicor Pharmacy / Apoteka Dobrota: ~2.1 km
* Medical Centre Kotor: ~2.1 km
* Dental Studio Vu eti (also listed above, on foot)
?
Schools
* Osnovna ?kola Narodni Heroj Savo Ili (state primary): ~1.9 km
* Gimnazija Kotor / Secondary Maritime School: ~2.3 km
?
By car
* Sandrela Pekara - well-loved bakery, krempita a local favourite: 2 km
* Restaurant Mondo and MilicaMica Restobar - waterfront dining toward the Old Town: 2.7 km
* Virtu - beach bar
* Moments - restaurant
* Dobrotski Dvori - a genuine locals' favourite
* Forza Terra (La Bistecca) - 5-star boutique hotel with fine dining on organic Montenegrin meat and fish, waterfront
* Marina Kotor: 3.7 km
* Kotor Old Town: 4.1 km
* Tivat Airport (TIV): 12 km
* Porto Montenegro: 16 km
* Dubrovnik Airport (DBV): 73 km - border crossing, allow extra time in season
* Podgorica Airport (TGD): 83 km
?
Public transport
* Local buses on the Kotor-Tivat coastal route run along the road directly in front of the property; flag down at the roadside, cash fare to the driver.
?
Agent's Honest Take
I have sold a lot of Dobrota waterfront over the years, and access is the detail buyers underestimate until they own it. Most first-line houses along this stretch mean fighting the narrow lower road every time you bring in shopping or guests; this one lets you drive straight to the door and walk down. Add a renovation that has actually been finished - not staged for photographs and left half-done behind the scenes, and shaped by a developer who bought both neighbouring houses so he could design the whole layout properly rather than patch one building - and three parking spaces where most neighbours have none, and you have a house that is genuinely ready to move into rather than a promising shell. There is a mooring point at the water's edge too, which is a real point in the property's favour, but a buyer should go in understanding that formal use of it still needs to be agreed with Morsko Dobro, the state body that manages Montenegro's coast - it is potential, not a guarantee. The village itself is quietly confident: close enough to Kotor Old Town to walk it on a good evening, far enough along the bay to feel like a residential address rather than a tourist one. For a buyer who wants a finished house with genuine first-line convenience, and is happy to pursue the mooring as a next step rather than assume it, this is about as complete a case as Dobrota makes.
?
NT Realty is a boutique real estate agency based in Tivat, Montenegro. Founded by Peter Flynn, who first came to the Bay of Kotor in 2005 as a property investor and has since built businesses across real estate development, architecture, and interior design, the agency is run alongside Ma?a Flynn - architect and former Head of Design at Porto Montenegro, where she delivered over ?60 million of projects on time and on budget. Between them they bring a depth of local market knowledge that is difficult to find elsewhere in the region.
The team specialises in properties for sale and long-term rentals across the Bay of Kotor, Tivat Bay, and the Lu?tica Peninsula - from Porto Montenegro and Lu?tica Bay to private homes throughout the wider region. Our job is to guide buyers, sellers, and tenants through the process clearly, honestly, and without unnecessary complexity.
Kotor, Montenegro
NEAREST AIRPORTS
Distances are straight line measurements- Tivat(International)4.2 miles
- Podgorica(International)27.6 miles
Notes
These notes are private, only you can see them.
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