Kotor, Montenegro
€250,000
- PROPERTY TYPE
Land
- SIZE
7,180 sq ft
667 sq m
Key features
- 667 m² urban parcel in Przice, Municipality of Kotor
- Southwest aspect with views over Tivat Bay
- Building permit issued on an approved design
- Communal fees paid and included in the price
- Maximum gross building area 533.6 m² (build index 0.8, occupancy 0.3)
- Permitted height P+1+Pk, with basement levels allowed
- Approved scheme: eight apartments, ~409 m² net residential area
- Underground garage for 12 cars, storerooms and lift
- Infinity pool and landscaped terraces in the approved design
- ~3.7 km to Kotor Old Town, ~4.8 km to Tivat Airport
Description
A 667 m² urban parcel in Przice, on the hillside between Kotor and Tivat. It faces southwest over Tivat Bay and comes with an approved design and a building permit for a residential building of eight apartments, with a pool and a twelve-space underground garage. The communal fees required before construction can begin have already been paid and are included in the price. A buyer can build the approved project as it stands, or start again with their own design under the same planning parameters.
Price: 250,000 EUR (communal fees paid and included)
The plot sits in Przice, in the cadastral municipality of Dub, within the Municipality of Kotor. It is a quiet residential pocket set back from through traffic, yet only a few minutes from the main roads linking Kotor, Tivat and the coast to Budva. Kotor Old Town is about 3.7 km by road, Tivat Airport about 4.8 km and Porto Montenegro about 8.4 km, each well under a quarter of an hour by car.
Facing southwest, the site looks out across Tivat Bay and gets the afternoon and evening light.
The planning conditions allow an occupancy index of 0.3 and a build index of 0.8. On a 667 m² parcel, that means a maximum footprint of about 200 m² and a maximum gross building area (BGP) of 533.6 m² above ground.
The permitted height is ground floor, first floor and attic (P+1+Pk), with basement levels allowed on top of that. With a flat roof the building can rise to 11.50 m to the top of the parapet. With a pitched roof the limit is 10.00 m to the cornice and 12.00 m to the ridge.
The approved design uses that capacity in full. It is a three-storey stone-clad building over a basement level, with eight apartments, a lift, landscaped terraces and an infinity pool with a timber sun deck set into the slope.
* Basement: 444.54 m² gross. Garage with 12 parking spaces, four storerooms, technical rooms, lift and stair core, and the pool structure (34 m²).
* Ground floor: 198.81 m² gross. Three apartments: two two-bedroom units of 56.73 m² and 63.97 m² and a 33.24 m² studio. The two-bedroom units have terraces and garden frontage.
* First floor: 196.23 m² gross. Three apartments: two two-bedroom units of 60.64 m² and 60.74 m² and a 26.11 m² studio.
* Recessed top floor: 138.51 m² gross. Two apartments: a 46.73 m² one-bedroom and a 60.91 m² two-bedroom, each with a pergola-covered terrace facing the bay.
The above-ground floors total 533.55 m² gross, which is the full permitted figure. They give about 409 m² of net apartment area across eight units: five two-bedroom apartments, one one-bedroom and two studios. With the basement included, the building totals about 978 m² gross.
Because the permit is in place and the communal fees are paid, the main administrative and cost hurdles before construction have already been cleared. A buyer can go ahead with the approved project and its existing permit. If a different scheme suits them better, such as fewer and larger apartments or a single private villa, they can commission a new design within the same planning conditions and obtain new approvals and a new permit.
What Sets It Apart
Most land for sale around the bay is sold with planning conditions only, which leaves the buyer to face months of design work, approvals and fee assessments before anything can be built. This plot has the approved design and the building permit in place, and the communal fees are paid, so construction can start without first going through that process. The design is also efficient. It uses the full permitted area, fits twelve parking spaces underground and puts the pool on the downhill edge of the site, facing the view.
The location works just as well. Przice is quiet and residential, with no main road running past the plot, yet the Kotor-Tivat and coastal roads are minutes away. That puts Kotor, Tivat, the airport and Budva all within a short drive.
Buyer Lens
* Developers: A permitted, fees-paid scheme of eight apartments in the Kotor-Tivat corridor, with a unit mix weighted towards two-bedroom apartments, which are the most sought-after size for both owner-occupiers and rental investors in the area.
* Private buyers: The capacity to build a substantial private villa with guest accommodation, pool and garaging on a southwest-facing site above Tivat Bay, under a new design within the existing planning parameters.
* Investors: A short drive to Tivat Airport, Porto Montenegro and Kotor Old Town supports year-round demand for both long-term and holiday lets.
Local Amenities
All distances are by road, measured from the plot.
By Car - Kotor
* Voli supermarket, Ljesevici: ~2.2 km (~4 min)
* HDL shopping centre: ~2.4 km
* Kotor Old Town: ~3.7 km (~7 min)
By Car - Tivat and the Coast
* Tivat Airport: ~4.8 km (~7 min)
* Tivat centre (Pine promenade): ~7.8 km (~14 min)
* Boka Place, Tivat: ~8.2 km (~14 min)
* Porto Montenegro: ~8.4 km (~15 min)
* Lustica Bay: ~9.6 km (~13 min)
* Budva Old Town: ~20 km (~29 min)
Schools
* Arcadia Academy (international school): ~2.2 km (~5 min)
* Primary school "Njegos", Skaljari: ~4 km (~10 min)
* Primary school "Njegos", Kotor: ~4.3 km (~10 min)
* Primary school "Narodni heroj Savo Ilic", Dobrota: ~5.8 km (~12 min)
* Secondary education centre, Dobrota: ~5.8 km (~12 min)
* Knightsbridge Schools International, Tivat: ~8.2 km (~14 min)
* Primary school, Tivat: ~8.2 km (~13 min)
Healthcare
* Kotor General Hospital: ~4 km (~10 min)
* Kotor Health Centre (Dom zdravlja): ~5.5 km (~10 min)
* Mansa Medica, Tivat: ~7.5 km (~11 min)
* Milmedika, Tivat: ~8.3 km (~14 min)
Further Afield
* Dubrovnik Airport (Croatia): ~55 km (~1 hr 30 min, plus border crossing)
* Podgorica Airport: ~75 km (~1 hr 35 min)
Agent's Honest Take
This is a well-prepared plot. The design, the permit and the communal fees are the slow and expensive parts of developing in Montenegro, and they are already done. Buyers should note that the approved scheme uses the full permitted gross area, so there is no extra area left to gain under the current planning conditions. The extra value comes from how the building is finished, not from building more of it. The site slopes, so the basement and pool terraces need retaining walls and excavation, and these should be budgeted from the start. The location suits buyers who drive, since Kotor, Tivat and the schools are all a short trip by car rather than on foot. In return, the plot has quiet surroundings and an open view over the bay, which are increasingly hard to find this close to both towns.
For full documentation, including the planning conditions, approved design drawings and permit, or to arrange a site visit, contact NT Realty. We are based in Tivat and work across the Bay of Kotor.
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.
Price: 250,000 EUR (communal fees paid and included)
The plot sits in Przice, in the cadastral municipality of Dub, within the Municipality of Kotor. It is a quiet residential pocket set back from through traffic, yet only a few minutes from the main roads linking Kotor, Tivat and the coast to Budva. Kotor Old Town is about 3.7 km by road, Tivat Airport about 4.8 km and Porto Montenegro about 8.4 km, each well under a quarter of an hour by car.
Facing southwest, the site looks out across Tivat Bay and gets the afternoon and evening light.
The planning conditions allow an occupancy index of 0.3 and a build index of 0.8. On a 667 m² parcel, that means a maximum footprint of about 200 m² and a maximum gross building area (BGP) of 533.6 m² above ground.
The permitted height is ground floor, first floor and attic (P+1+Pk), with basement levels allowed on top of that. With a flat roof the building can rise to 11.50 m to the top of the parapet. With a pitched roof the limit is 10.00 m to the cornice and 12.00 m to the ridge.
The approved design uses that capacity in full. It is a three-storey stone-clad building over a basement level, with eight apartments, a lift, landscaped terraces and an infinity pool with a timber sun deck set into the slope.
* Basement: 444.54 m² gross. Garage with 12 parking spaces, four storerooms, technical rooms, lift and stair core, and the pool structure (34 m²).
* Ground floor: 198.81 m² gross. Three apartments: two two-bedroom units of 56.73 m² and 63.97 m² and a 33.24 m² studio. The two-bedroom units have terraces and garden frontage.
* First floor: 196.23 m² gross. Three apartments: two two-bedroom units of 60.64 m² and 60.74 m² and a 26.11 m² studio.
* Recessed top floor: 138.51 m² gross. Two apartments: a 46.73 m² one-bedroom and a 60.91 m² two-bedroom, each with a pergola-covered terrace facing the bay.
The above-ground floors total 533.55 m² gross, which is the full permitted figure. They give about 409 m² of net apartment area across eight units: five two-bedroom apartments, one one-bedroom and two studios. With the basement included, the building totals about 978 m² gross.
Because the permit is in place and the communal fees are paid, the main administrative and cost hurdles before construction have already been cleared. A buyer can go ahead with the approved project and its existing permit. If a different scheme suits them better, such as fewer and larger apartments or a single private villa, they can commission a new design within the same planning conditions and obtain new approvals and a new permit.
What Sets It Apart
Most land for sale around the bay is sold with planning conditions only, which leaves the buyer to face months of design work, approvals and fee assessments before anything can be built. This plot has the approved design and the building permit in place, and the communal fees are paid, so construction can start without first going through that process. The design is also efficient. It uses the full permitted area, fits twelve parking spaces underground and puts the pool on the downhill edge of the site, facing the view.
The location works just as well. Przice is quiet and residential, with no main road running past the plot, yet the Kotor-Tivat and coastal roads are minutes away. That puts Kotor, Tivat, the airport and Budva all within a short drive.
Buyer Lens
* Developers: A permitted, fees-paid scheme of eight apartments in the Kotor-Tivat corridor, with a unit mix weighted towards two-bedroom apartments, which are the most sought-after size for both owner-occupiers and rental investors in the area.
* Private buyers: The capacity to build a substantial private villa with guest accommodation, pool and garaging on a southwest-facing site above Tivat Bay, under a new design within the existing planning parameters.
* Investors: A short drive to Tivat Airport, Porto Montenegro and Kotor Old Town supports year-round demand for both long-term and holiday lets.
Local Amenities
All distances are by road, measured from the plot.
By Car - Kotor
* Voli supermarket, Ljesevici: ~2.2 km (~4 min)
* HDL shopping centre: ~2.4 km
* Kotor Old Town: ~3.7 km (~7 min)
By Car - Tivat and the Coast
* Tivat Airport: ~4.8 km (~7 min)
* Tivat centre (Pine promenade): ~7.8 km (~14 min)
* Boka Place, Tivat: ~8.2 km (~14 min)
* Porto Montenegro: ~8.4 km (~15 min)
* Lustica Bay: ~9.6 km (~13 min)
* Budva Old Town: ~20 km (~29 min)
Schools
* Arcadia Academy (international school): ~2.2 km (~5 min)
* Primary school "Njegos", Skaljari: ~4 km (~10 min)
* Primary school "Njegos", Kotor: ~4.3 km (~10 min)
* Primary school "Narodni heroj Savo Ilic", Dobrota: ~5.8 km (~12 min)
* Secondary education centre, Dobrota: ~5.8 km (~12 min)
* Knightsbridge Schools International, Tivat: ~8.2 km (~14 min)
* Primary school, Tivat: ~8.2 km (~13 min)
Healthcare
* Kotor General Hospital: ~4 km (~10 min)
* Kotor Health Centre (Dom zdravlja): ~5.5 km (~10 min)
* Mansa Medica, Tivat: ~7.5 km (~11 min)
* Milmedika, Tivat: ~8.3 km (~14 min)
Further Afield
* Dubrovnik Airport (Croatia): ~55 km (~1 hr 30 min, plus border crossing)
* Podgorica Airport: ~75 km (~1 hr 35 min)
Agent's Honest Take
This is a well-prepared plot. The design, the permit and the communal fees are the slow and expensive parts of developing in Montenegro, and they are already done. Buyers should note that the approved scheme uses the full permitted gross area, so there is no extra area left to gain under the current planning conditions. The extra value comes from how the building is finished, not from building more of it. The site slopes, so the basement and pool terraces need retaining walls and excavation, and these should be budgeted from the start. The location suits buyers who drive, since Kotor, Tivat and the schools are all a short trip by car rather than on foot. In return, the plot has quiet surroundings and an open view over the bay, which are increasingly hard to find this close to both towns.
For full documentation, including the planning conditions, approved design drawings and permit, or to arrange a site visit, contact NT Realty. We are based in Tivat and work across the Bay of Kotor.
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.
Kotor, Montenegro
NEAREST AIRPORTS
Distances are straight line measurements- Tivat(International)3.3 miles
- Podgorica(International)26.6 miles
Notes
These notes are private, only you can see them.
This is a property advertisement provided and maintained by ntRealty, Tivat (reference 1098) 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.