Lustica Bay Property Market 2025
Master-planned coastal town with year-round services and a deep-water marina
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Shortlist a few options first. Then use the sections below to learn the market context, best areas, and buying steps.
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Learn more before you enquire
Use the sections below to understand pricing context, neighborhood fit, investment considerations, and the buying process for this segment.
Updated
21 Dec 2025
Snapshot
For US-based buyers
Live market snapshot for buyers from the USA
This section is generated from the listings currently shown on this page. It helps you build quick pricing and area context for Properties in Lustica Bay before you shortlist.
How to use this snapshot
Use it to compare projects and price bands, not to estimate an individual unit value.
Treat missing prices as unknown, not as cheaper. Many premium listings hide pricing.
Pick 2-3 projects, shortlist 3-5 options, then compare contracts and handover specs.
Share your preferred callback window (EST/PST) so we can schedule efficiently.
Verify early (deal-specific)
Unit mix and payment plans can change effective pricing and yields.
Service charges, building rules, and short-term rental restrictions vary by asset.
Commute times depend on time of day. Validate routes for your real schedule.
US-based buyers: plan for international wire + bank compliance (source of funds / KYC) before you reserve.
Use this as a directional signal, not a valuation. Exact pricing depends on unit mix, handover timeline, and payment terms.
- Orascom4
- Handover 20272
- Handover 20251
- Handover 20261
If you want a short list quickly: pick 2-3 projects, then compare payment plans, developer delivery history, and exit liquidity (resale and rental demand).
Shortlist
For US-based buyers
How to shortlist projects in Lustica Bay (for buyers from the USA)
We’re project-first. Use this section to move from “nice renders” to a real shortlist: compare developer delivery, payment milestones, handover expectations, and exit liquidity.
When this matters
If you’ve found 2-3 projects and need a decision framework.
If you’re buying from abroad and want to avoid timeline surprises.
If you need to compare like-for-like: payment plan, handover, and developer track record.
Share your preferred callback window (EST/PST) so we can schedule efficiently.
Verify early (before reserving)
Developer delivery history and what “handover” includes (snagging, warranties, defects).
Payment milestones: what triggers each stage and what happens if timelines move.
All-in running costs and rules (service charges, rental restrictions, community policies).
US-based buyers: plan for international wire + bank compliance (source of funds / KYC) before you reserve.
- Step 1: Shortlist 3–5 projects based on location + objective.
- Step 2: Compare payment plans, handover expectations, and developer track record.
- Step 3: Ask us for the full availability list and what’s actually reservable today in Lustica Bay.
Note: Listings are a starting point. We can validate pricing sheets, reservation steps, and deal-specific eligibility once you enquire.
Overview
Why Investors Choose Lustica Bay
Lustica Bay is Montenegro's flagship master-planned resort with hotel-branded residences, a Category 1 marina that accommodates superyachts, and an 18-hole Gary Player golf course under construction. The community maintains year-round operations, including a medical clinic, school shuttle, restaurants, and security, supporting both lifestyle owners and mid-term rentals.
Properties are sold freehold with transparent service charges and professional community management. EU-citizen buyers can secure mortgages up to 60% LTV, while rental pools managed by branded hotels deliver predictable occupancy.
The master plan commits over 60% of the land to green and public space, and a new desalination plant plus district utilities limit individual upkeep. Most buildings meet Class A/B energy ratings with low air leakage scores, which improves NOI while aligning with upcoming EU-adjacent efficiency expectations.
Connectivity is straightforward: Tivat Airport is around 20 minutes by car, while the Adriatic highway keeps Kotor and Budva within 40 minutes for day trips, making dual-home ownership across the coast simple.
Health and wellbeing amenities are embedded into the design, including car-free promenades, coastal trails, padel courts, and water taxis that reduce car dependency and encourage daily movement. A concierge-backed home services network (laundry, provisioning, in-home maintenance) reduces friction for remote owners and supports consistently high guest reviews.
Regulatory clarity is another moat: the masterplan has fixed density caps and view-corridor protections, minimizing the risk of surprise construction next to prime waterfront or golf lots. Insurance partners recognize this risk control, which keeps premiums stable even as Adriatic markets adjust to stricter underwriting.
Freehold ownership with consolidated community management
Deep-water marina, beach club, and future golf course driving capital values
Year-round services reduce vacancy risk compared with seasonal coastal towns
Energy-efficient builds (Class A/B) reducing running costs by 10 to 15% versus legacy stock
On-site desalination and utilities lower maintenance burden for second-home owners
Dedicated events calendar (regattas, concerts, wellness retreats) to smooth seasonality
Car-free promenades, padel courts, and coastal trails support wellness-led living
Fixed-density zoning protects view corridors and premium pricing for prime blocks
Insights
Lustica Bay Market Snapshot (Q4 2025)
Use statistics only when they’re sourced and dated. If a metric doesn’t have a clear source, treat it as marketing.
Demand Drivers
70% of buyers are international (DACH, Benelux, UAE), seeking secure EU-adjacent waterfront assets. The marina and hotel partnerships create steady shoulder-season traffic.
Supply Pipeline
Fewer than 220 new units are slated for delivery through 2027, with phasing tied to infrastructure milestones, limiting oversupply risk.
Outlook
Expect modest 4 to 6% annual appreciation, with stronger performance for marina-proximate buildings that include parking and rental-program eligibility. Golf-phase villas have longer build times but historically preserve premiums because view corridors are protected by zoning caps.
Liquidity remains robust for one- and two-bedroom marina units under 90 sqm; three-bedroom inventory trades on a smaller buyer pool and may require pricing flexibility outside peak season.
For sustainability-minded investors, district utilities, grey-water reuse, and EV-ready parking align with corporate leasing standards, broadening the tenant pool to longer-stay consultants and crew rotations. Owners targeting hybrid personal use can often negotiate flexible housekeeping packages that toggle between hotel-grade and family occupancy needs.
Traffic remains light relative to Budva and Kotor because internal shuttles and water taxis reduce car dependency. Early adopters of fibre-backed Wi‑Fi packages report stronger remote-work demand, particularly in shoulder months.
Expect closing timelines to remain predictable: notarized SPAs and land registry updates typically conclude within three weeks when documentation is complete, helping international buyers avoid extended capital lockup.
Expert
Buying in Lustica Bay On-the-Ground Advice
Confirm whether the unit is eligible for the developer's rental pool; program-approved homes average 64 to 72% annual occupancy. Review community fees, which typically range €6 to €8/sqm monthly but include security, beach access, shuttle, and maintenance.
Southwest-facing units capture sunset views and higher ADRs but require solar gain mitigation. Ensure blinds and HVAC zoning are adequate.
Ask for the building's preventive maintenance schedule, elevator servicing contracts, and the most recent reserve fund statement. Homes closer to the marina promenade experience event noise; verify acoustic door ratings and glazing thickness before committing to a short-let strategy.
Parking allocation is key for resale; underground spaces hold premium and can be sold separately. If you plan to berth a yacht, confirm slot availability in writing and understand seasonal tariffs.
For off-plan phases, confirm escrow arrangements and milestone triggers. Request the geotechnical report and structural warranties; the hillside sections use retaining structures that should have documented waterproofing and drainage. Ensure balcony handrails meet coastal corrosion standards to avoid early replacements.
Expert Tips
- Request last 12 months of rental statements where available.
- Ask for snagging lists on newly delivered phases and retain 5% until completion of remedies.
- Check marina berth availability if waterfront access is critical; waiting lists can exceed one season.
- Verify hurricane shutters or storm-rated glass for units closest to the breakwater.
- Confirm whether balconies are included in net sellable area when comparing € per sqm.
- Review grey-water and desalination maintenance contracts to anticipate service-charge movements.
- Request ventilation balancing records for buildings with shared corridors to avoid moisture issues.
Financing
EU and UK buyers typically access 55 to 60% LTV with fixed rates around 4.0 to 4.6% over 20 years; non-EU buyers should budget 40 to 50% equity. Some lenders require life insurance and building insurance upfront, so factor them into annual costs.
Areas
Micro-Locations in Lustica Bay
Marina Village
Closest to the promenade, retail, and berths; strongest ADRs in peak months.
- Immediate marina access
- Hotel-serviced units
- High walkability
The Peaks (Golf Community)
Golf-view villas and townhomes with larger plots and privacy. Gary Player 18-hole course under construction (9 holes expected 2026, full course 2028).
- Low density
- Golf club access
- Sunset views
Central (Schools & Services)
Upcoming mid-rise stock near community services and shuttle links.
- Easy access to clinic and transport
- Balanced price point
- Year-round occupancy
Investment
Investment Case Lustica Bay
Rental resilience stems from guaranteed events programming and hotel tie-ins. One-bedroom marina units between 55 to 70 sqm capture the highest occupancy without pushing service charges too high. Energy-efficient specs lower operating costs and improve NOI.
Expect stronger resale depth for units with bundled furniture packages that meet rental-program standards. Investors targeting mixed personal use should map blackout dates early; most rental pools allow 21 to 30 owner days with notice.
Insurance premiums have remained stable because of robust sea defences and controlled construction standards, reducing unexpected cash calls compared with ad-hoc coastal developments.
Model service-charge sensitivity by scenario-testing energy tariffs and common-area insurance adjustments. Add a capital reserve line for lift modernization at year 12 to 15; transparent HOA planning keeps yields predictable for institutional-style buyers.
Risk Factors
- Premium pricing versus wider coast
- Service charges higher than legacy stock
- View sensitivity: partial views command materially lower resale velocity
Opportunities
- Early-phase golf units with phased payment plans
- Bundling marina berths with seafront units to preserve resale premium
- Purchasing energy-class A units to future-proof against rising utility tariffs
Compare
Lustica Bay Property Options at a Glance
Marina vs Central vs Golf Districts
Key differences across the three main zones for pricing, access, and operations.
| Feature | Marina | Central | Golf (The Peaks) |
|---|---|---|---|
| Typical € per sqm | €6,000 to €6,400 | €4,100 to €4,500 | €1.45M+ (villas) |
| Access & mobility | Car-free promenade, closest to berths | Shuttle-linked, easiest road access | Quiet roads, shuttle to marina |
| Rental positioning | Short-let and hotel pool eligible | Mid-term and family stays | Long-stay lifestyle and owner use |
| View protection | Strong but verify building orientation | Balanced with partial sea views | Golf course zoning with protected corridors |
| Service charges | Higher (€6 to €8/sqm) | Balanced (€5 to €6/sqm) | Villa HOA budgets by plot size |
Buying
How to Buy in Lustica Bay
Pre-approval
Secure mortgage terms or proof of funds; obtain a Montenegrin tax number.
1 week
Reservation
Sign a reservation agreement and place a €5,000 to €10,000 deposit to hold the unit.
3 to 5 days
Technical & Legal Diligence
Review building permits, energy certificates, rental-program eligibility, and community by-laws before SPA.
1 week
Notarized SPA
Execute the sale-purchase agreement before a notary; standard 10% contract deposit.
1 week
Registration
Register the title at the Real Estate Administration and update utility contracts.
2 weeks
Cost categories to budget for
Talk to an expert about Lustica Bay Properties Marina Residences, Golf Villas, and Beachfront Homes
Share your requirements and we’ll reply with live availability and the best-fit options, including alternatives across our full portfolio (not just what’s shown on this page).
FAQ
Lustica Bay FAQs
Are all buildings eligible for the rental pool?
Only specific phases managed by the hotel partners qualify. Ask for current eligibility and minimum furnishing specs before buying.
Can I keep a boat in the marina year-round?
Yes, deep-water berths are available, but seasonal tariffs and waitlists apply. Confirm berth class and power supply in writing.
Is financing available for non-EU buyers?
Select lenders accept non-EU buyers at lower LTV (40 to 50%) with higher equity seasoning. Mortgage brokers can structure mixed EUR and USD repayment options.