Building and Services
- Concierge
- Underground parking, reached by lift from the apartment floor
- Lifts throughout
- IDEA supermarket at street level within the building
Technical Specification
- Ducted air conditioning with ceiling diffusers
- Engineered oak flooring throughout the living areas and bedrooms
- Full-height sliding glazing to the terrace
- Large-format porcelain tiling and mosaic detailing in the bathrooms
- Wall-hung sanitaryware with concealed cisterns
- Ariston wall-mounted water heating
- Washing machine and dryer plumbed in
Three Details That Separate This from Standard Budva Stock
1. Ducted air conditioning, not split units
Almost all apartments on the Montenegrin coast — including new build at this price — use wall-mounted split units, one per room. This apartment has ducted air conditioning delivered through ceiling diffusers. It cools evenly, runs far quieter, and leaves the walls and sightlines clear. It is also considerably more expensive to install, which is why it is rarely found outside genuinely high-specification buildings.
2. Underground parking reached by lift
Parking in central Budva is the constraint every resident talks about between June and September. A dedicated underground space is valuable on its own; lift access from the garage to the apartment floor is a different order of convenience — no stairs with shopping, no exposed walk in winter, and secure covered parking year-round.
3. A concierge
Staffed reception is uncommon in Budva residential buildings. For an owner who is not resident year-round it changes what the property can do: deliveries received, access managed, the building overseen out of season, and a point of contact for guests if the apartment is let.
The Terrace
The terrace runs the full width of the living space and is deep enough to hold a full dining setting with circulation around it. It is covered — usable through the heat of the day in July and August, and in rain — and finished in hardwood decking with frameless glass balustrades and recessed downlights in the soffit.
The outlook takes in Mount Spas and the ridge behind Budva, the town rising to the north, the red clay courts of the Tennis & Padel Center directly opposite, and a section of open sea to the west. Because the balustrade is glass, the view is unbroken from seated height — a detail that matters more in practice than it sounds.
Layout and Proportions
At 105 m² with two bedrooms, this apartment is materially larger than the Budva norm, where two-bedroom stock typically falls between 50 and 80 m². The extra area is in the rooms rather than the corridors: the living and dining space reads as a single generous room, and both bedrooms take a full double bed with furniture and free floor space around it.
The principal bedroom is dual-aspect, with windows on two elevations. The second bathroom carries the laundry, keeping utilities out of the kitchen — a small planning decision that makes a 105 m² apartment live larger than its floor area.
Location — Central Budva
The building sits in central Budva opposite the Tennis & Padel Center, with an IDEA supermarket on the ground floor of the building itself. Everyday needs are covered without moving the car, and the beach, Old Town and marina are all within a short walk.
Distances
- Supermarket — in the building
- Tennis & Padel Center — directly opposite, ~2 min walk
- Slovenska Plaža beach — ~500 m / ~6 min walk
- TQ Plaza / Mega Mall — ~600 m / ~8 min walk
- Budva Old Town — ~1.5 km / ~18 min walk, ~5 min drive
- Budva Marina — ~1.5 km / ~5 min drive
- Mogren Beach — ~2.5 km / ~7 min drive
- Bečići — ~3.5 km / ~8 min drive
- Sveti Stefan — ~10 km / ~15 min drive
- Tivat International Airport — ~20 km / ~30 min drive (Airports of Montenegro)
- Podgorica Airport — ~65 km / ~70 min drive
Budva is the most visited town on the Montenegrin coast, with a season running from late May to early October and a substantial year-round resident population — which supports both holiday letting and long-term tenancy.
Who This Apartment Suits
- Year-round residents — ducted climate control, secure parking, lift access and a supermarket downstairs make this practical in February as well as August
- Owners who are away for part of the year — the concierge means the apartment is not left unattended
- Buyers wanting space over address — 105 m² across two bedrooms is unusually generous for central Budva
- Premium short-let investors — concierge, parking, terrace and central position all lift nightly rate and review scores
Rental income depends on furnishing, management, pricing and occupancy. Owners letting to tourists must register the accommodation with the Budva municipality. We can introduce local management companies; buyers should form their own view of achievable returns.
Buying Costs and Process
Transfer tax on resale property in Montenegro is progressive:
| Portion of purchase price |
Rate |
| Up to €150,000 |
3% |
| €150,000 – €500,000 |
5% |
| Above €500,000 |
6% |
Each band applies only to the portion of the price falling within it. Tax is payable within 15 days of signing the contract. New-build property purchased from a VAT-registered developer attracts 21% VAT instead of transfer tax. Official guidance is published by the Government of Montenegro.
Foreign nationals may buy apartments in Montenegro in their own name with the same ownership rights as citizens. See our Montenegro Property Buying Guide for the full process, and our guide to Residency in Montenegro for buyers planning to relocate. We recommend independent Montenegrin legal counsel and can make an introduction.
FAQ — Luxury Apartment for Sale in Budva
What makes this apartment higher specification than standard Budva stock?
Three things in particular. The air conditioning is ducted through ceiling diffusers rather than wall-mounted split units — quieter, more even, and considerably more costly to install. The building has a concierge, which is uncommon in Budva residential blocks. And the underground parking is reached by lift directly from the apartment floor. Add engineered oak flooring throughout, full-height sliding glazing and a wide covered hardwood terrace, and the specification sits above what the local market typically offers.
How large is the apartment and how is it arranged?
The apartment is 105 m² on the third floor, with two double bedrooms, two bathrooms and an open living and dining room opening onto a wide covered terrace. Both bedrooms comfortably take a double bed with furniture and free floor space; the principal bedroom is dual-aspect. The second bathroom incorporates the laundry. At 105 m² this is well above the Budva average for a two-bedroom apartment, where most stock falls between 50 and 80 m².
Is parking included, and how is it accessed?
The building has underground parking accessed by lift from the apartment floor — no stairs, secure and covered year-round. Parking in central Budva is severely constrained between June and September, so a dedicated underground space with lift access is a substantial practical advantage and supports resale value. Confirm with us whether the space transfers with the apartment or is purchased separately.
What is the view from the terrace?
The terrace looks across the Tennis & Padel Center to the town, with Mount Spas and the ridge behind Budva filling the skyline and a section of open Adriatic visible to the west. The terrace is covered, so it stays usable in the July and August heat, and the frameless glass balustrade keeps the outlook unbroken from seated height.
How close are the beach and the Old Town?
Slovenska Plaža is roughly 500 metres, about a 6-minute walk. Budva Old Town is around 1.5 km, some 18 minutes on foot or 5 minutes by car, and the marina is a similar distance. There is an IDEA supermarket at street level in the building itself, and the Tennis & Padel Center is directly opposite. Tivat International Airport is approximately 20 km, around 30 minutes by car.
Is the apartment suitable for year-round living?
Yes, and it is better equipped for it than most coastal stock. Ducted air conditioning handles both heating and cooling evenly, the underground parking removes the winter weather problem, lifts serve every level, and a supermarket sits in the building. The concierge also means the property is overseen during any months the owner is away — relevant for buyers using the apartment seasonally.
What are the buying costs for a foreign purchaser?
Transfer tax is progressive: 3% on the portion of the price up to €150,000, 5% on the portion between €150,000 and €500,000, and 6% on any portion above €500,000, with each rate applying only to the amount within that band. Tax is due within 15 days of signing the contract. Foreign nationals may own apartments in Montenegro in their own name with the same rights as citizens, and the transaction completes before a Montenegrin notary. We recommend independent legal counsel and can make an introduction.
Enquire about this luxury apartment in Budva. Photography, video walkthrough, full documentation and viewing arrangements are available on request.
