These new houses for sale in Stoj, Ulcinj are 4-bedroom properties of 150 m² on 200 m² private plots in the Stoj district of Ulcinj municipality — 1.5 km from Velika Plaža, Europe’s longest sandy beach at 13 km. Each house includes an open-plan living room with integrated kitchen, 4 bedrooms, 2 bathrooms, 2 terraces, air conditioning, and a dedicated parking space; an optional garage is available. Completed in 2024, sold unfurnished. ⚠️ These properties are currently in the process of legalization — buyers must verify the current legalization status and expected completion timeline with an independent Montenegrin attorney before signing any contract. View all available properties for sale in Ulcinj and all houses for sale in Montenegro.
Stoj is a residential district in Ulcinj municipality on the northern approach to Velika Plaža, between Ulcinj city centre and the Long Beach coastal zone. Ulcinj is Montenegro’s southernmost coastal city: 13 km of sandy beach, a medieval hilltop Old Town (Stari Grad), and the Ada Bojana naturist island at the Bojana River mouth. Property prices in Ulcinj remain the lowest among all coastal municipalities in Montenegro — typically 30–50% below Budva — while rental demand continues to grow as the city expands its tourism infrastructure and international profile.
Location — New Houses for Sale in Stoj, Ulcinj
Key distances from this property:
- Velika Plaža (Long Beach) — 1.5 km (18 min walk) — 13 km of continuous sandy beach, the longest on the eastern Adriatic
- Ulcinj Old Town (Stari Grad) and marina — 5 km (7 min drive)
- Ada Bojana island — 10 km (12 min drive)
- Ulcinj Solana salt pans and flamingo reserve — 6 km (8 min drive)
- Bar (major port city, Bar–Bari ferry terminal) — 25 km (25 min drive)
- Albania border (Han i Hotit crossing) — 20 km (20 min drive)
- Podgorica International Airport — 95 km (80 min drive)
- Tivat Airport — 105 km (90 min drive)
Property Features — New Houses for Sale in Stoj, Ulcinj
- Living area: 150 m²
- Plot: 200 m²
- Bedrooms: 4
- Bathrooms: 2
- Layout: Open-plan living room with integrated kitchen, 4 bedrooms, 2 bathrooms, 2 terraces
- Air conditioning: Yes
- Parking: 1 dedicated space included; optional garage available
- Furnished: Unfurnished — sold as blank canvas
- Year built: 2024
- Status: New build — ⚠️ In the process of legalization
- Distance to Velika Plaža: 1.5 km (18 min walk)
Legalization Status — Important Disclosure
These properties are currently in the process of legalization (legalizacija) in Ulcinj municipality. Legalization is the formal procedure by which a new build is granted an official use permit and entered into the Montenegro Land Registry. A property in this process can legally be purchased — buyers typically complete the transaction and either await the municipality’s decision or manage the final registration steps themselves. Before signing any contract, buyers must instruct an independent Montenegrin attorney to verify the exact stage of legalization, any outstanding municipality fees, and the expected completion timeline. Full Land Registry title transfer and the Montenegro residency permit application can only proceed after legalization is granted.
Investment Potential
Ulcinj is Montenegro’s lowest entry point on the coast. At approximately €1,067/m² (€160,000 for 150 m²), these houses price at 30–50% below comparable new builds in Budva (€2,200–3,500/m²) and Tivat (€2,500–4,000/m²). Investment highlights:
- 1.5 km to Velika Plaža — 13 km of sandy beach is the rarest coastal asset in Montenegro; every other significant beach is pebble or rock — unique short-term rental positioning
- 4-bedroom format with private plot and parking outperforms apartments for family rental groups of 6–8 on short-term platforms
- Peak-season (July–August) nightly rates for comparable 4-bedroom houses near Velika Plaža: €100–160; at 75% summer occupancy, gross seasonal income approximately €6,000–9,000
- Unfurnished: a €15,000–20,000 fit-out at the buyer’s specification adds disproportionate rental premium at Ulcinj’s price tier
- Albania border 20 km (20 min drive) — Albanian buyer and tourist demand is a growing segment unique to Ulcinj municipality
- Montenegro EU accession target 2028 — Ulcinj’s sandy beach scarcity and lowest coastal base prices signal high upside post-accession
Read our Montenegro real estate investment guide and EU accession property analysis. For a city-by-city comparison, see our Budva vs Tivat vs Bar guide.
How to Buy — Guide for Foreign Buyers
Foreign nationals purchase property in Montenegro with full ownership rights and no restrictions. For these properties, buyers must confirm the current legalization status and expected completion timeline before signing a preliminary contract — a licensed Montenegrin attorney verifies this at the Ulcinj cadastre. Read our complete guide for foreign buyers or the step-by-step buying guide. For certified notaries in Ulcinj municipality, see the official Notary Chamber of Montenegro. Montenegro Estates charges 0% buyer commission.
Frequently Asked Questions — New Houses for Sale in Stoj, Ulcinj
What does “in the process of legalization” mean for these houses in Stoj?
Legalization (legalizacija) is the formal process by which a new or self-built property is granted an official use permit and entered into the Montenegrin Land Registry. A property in this process can be purchased — buyers typically take the property in its current status and await completion. Before signing any contract, an independent Montenegrin attorney must verify the legalization stage, any outstanding fees, and the expected completion timeline. Full title transfer occurs only after legalization is granted.
How far is Velika Plaža from these new houses for sale in Stoj?
Velika Plaža is 1.5 km from these properties — approximately 18 minutes on foot or 3 minutes by car. Velika Plaža stretches 13 km along the Ulcinj coastline and is the longest sandy beach on the entire eastern Adriatic. For summer rental guests seeking a sandy beach experience, the Stoj zone offers the decisive location advantage in Montenegro.
What rental income can a 4-bedroom house in Stoj, Ulcinj achieve?
Comparable 4-bedroom houses near Velika Plaža achieve peak-season nightly rates of €100–160 (July–August) on short-term platforms, with well-presented properties reaching 75% summer occupancy. At those metrics, gross seasonal income ranges €6,000–9,000. Long-term monthly rental in Stoj typically ranges €500–700 depending on season and lease format.
Can foreigners buy a house in Stoj, Ulcinj, Montenegro?
Yes. Foreign nationals — including non-EU citizens — have identical property ownership rights to Montenegrin citizens, with no restrictions, no minimum investment to buy, and no local partner required. For a property in legalization, the purchase contract should include specific clauses on legalization completion obligations — a local attorney drafts these as standard. Montenegro Estates charges 0% buyer commission.
What are the total purchase costs for these houses?
Budget 3–4% above the purchase price: 3% property transfer tax at Land Registry registration, approximately 0.1% notary fee, and €500–1,500 for independent legal due diligence. For properties in legalization, legal fees may be slightly higher due to additional cadastral verification. Montenegro Estates charges 0% commission to buyers.
Can I get residency by buying one of these houses in Stoj?
Montenegro requires a minimum property value of €150,000 to qualify for a Temporary Residence Permit via real estate purchase. At a price of €160,000, these properties qualify in principle — however, because legalization is currently in progress, the residency permit application can only be submitted after Land Registry registration is complete. Full details are in our Montenegro residency via real estate guide.
What makes Velika Plaža unique compared to other beaches in Montenegro?
Velika Plaža is 13 km of continuous sandy beach — the longest on the eastern Adriatic and the only major sandy beach in Montenegro. Every other significant beach in the country — Budva, Kotor Bay, Herceg Novi — is pebble or rock. For buyers and rental guests who specifically seek a sandy-beach lifestyle, Ulcinj and the Stoj zone are the only address in Montenegro that delivers it at scale.
More Properties in Ulcinj and Montenegro
Explore all available properties for sale in Ulcinj, browse all houses for sale in Montenegro, or read our Montenegro real estate investment guide.
