Second Level
- 2 bedrooms
- Bathroom
- Fireplace
- Dressing room
- Large terrace with direct sea view
Third Level
- 2 bedrooms
- Bathroom
- Dressing room
- Terrace with side sea view
The arrangement gives each of the upper two floors its own bedrooms, bathroom, dressing room and terrace — effectively two self-contained sleeping levels above the shared living space. That works well for two families sharing, for hosting guests with genuine privacy, or for letting one floor while occupying the other.
Grounds, Pool & Parking
- Swimming pool
- Barbecue area
- Outdoor shower — practical at 800 m from the beach
- Garage
- Parking for 4 cars
- Plot of 550 m², landscaped, set within pine forest
Four parking spaces plus a garage is unusually generous for a Montenegrin villa and matters directly if the property is to be shared, let, or used by a family with visitors. Most comparable villas offer one or two spaces.
Setting — Pine Forest, Clean Air and Sea Views
The villa is surrounded by mature pine forest on the slope above the coast. The pines do two things that matter: they shade the property through the summer, and they give the site a noticeably cooler, cleaner microclimate than the seafront — the reason this stretch above Bar has long been favoured for permanent homes rather than holiday rentals.
The sea view is framed by the pines and takes in the bay toward Sutomore. The second-floor terrace has the direct outlook; the third-floor terrace looks out at an angle. Both are generously sized and usable as outdoor rooms.
Price in Context — €1,147 per m²
At €390,000 for 340 m², the villa works out at approximately €1,147 per m² of living space, including the 550 m² plot, pool and garage.
For comparison, apartments — not villas — in Budva currently transact around €3,000–4,000 per m², and sea-view stock in Tivat and Kotor sits higher again. Bar is Montenegro’s most affordable coastal municipality by a considerable margin, and this is the single strongest argument for the property: a 2010-built villa with pool, garage and sea views at roughly a third of the per-square-metre cost of a Budva apartment.
Bar is also the country’s main port and a year-round working city rather than a seasonal resort, served by the Bar–Belgrade railway and by regular ferry connections to Italy. That supports a stable year-round rental market alongside summer demand.
Location — Ratac, Between Bar and Sutomore
Ratac sits on the coast between Bar and Sutomore, best known for the ruins of the Ratac Abbey — a Benedictine monastery complex dating to the 11th century, standing on the headland above the sea. The surrounding coastline includes Red Beach (Crvena plaža), one of the most distinctive beaches on the Montenegrin coast, named for its reddish sand.
Distances
- Nearest beach — 800 m / ~10 min walk
- Ratac Abbey ruins — ~1 km / ~3 min drive
- Red Beach (Crvena plaža) — ~1.5 km / ~4 min drive
- Sutomore — ~3 km / ~5 min drive
- Bar city centre — ~4 km / ~5 min drive
- Port of Bar / Marina — ~4 km / ~7 min drive
- Stari Bar (Old Town) — ~8 km / ~15 min drive
- Old Olive Tree of Mirovica — ~7 km / ~12 min drive
- Skadar Lake National Park — ~25 km / ~35 min drive
- Budva — ~30 km / ~35 min drive
- Podgorica Airport — ~55 km / ~55 min drive (Airports of Montenegro)
- Tivat International Airport — ~55 km / ~70 min drive
Why Bar
Bar combines a working port city with a long coastline and the lowest property prices of any coastal municipality in Montenegro. It has schools, hospitals, a university faculty and year-round services — infrastructure that seasonal resort towns lack. The Bar riviera runs from Čanj through Sutomore and Ratac to Dobra Voda and Utjeha, and the Old Olive Tree at Mirovica — over 2,000 years old and among the oldest in the world — is one of the region’s best-known landmarks.
Who This Villa Suits
- Families relocating permanently — 340 m², year-round city services five minutes away, pine-forest setting away from summer crowds
- Two families or multi-generational households — the two upper floors each have bedrooms, bathroom, dressing room and terrace
- Buyers priced out of Budva or Boka — a villa here costs roughly what a two-bedroom apartment costs further north
- Seasonal letting with an owner’s floor — one level can be let while retaining private use of the other
Legal & Buying Process
Full ownership documentation, including the List nepokretnosti (title certificate), is available for inspection. As standard for any villa purchase in Montenegro, a buyer’s lawyer should confirm that the registered area matches the 340 m² built, that the pool and garage appear in the title, and that the plot boundaries match the cadastral plan.
Foreign nationals may buy villas in Montenegro in their own name with the same ownership rights as citizens; land ownership by foreign individuals carries certain restrictions best confirmed for the specific parcel. Standard buyer cost on resale property is 3% property transfer tax on the assessed value, plus notary and cadastre registration fees. Official guidance is published by the Government of Montenegro.
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 — Villa for Sale in Ratac, Bar
How is the villa arranged across its three floors?
The first level holds the living room with open kitchen, a bathroom, dressing room and entrance hall. The second level has 2 bedrooms, a bathroom, dressing room, fireplace and a large terrace with a direct sea view. The third level has 2 bedrooms, a bathroom, dressing room and a terrace with a side sea view. Each upper floor therefore functions as a self-contained sleeping level with its own bathroom and outdoor space.
What is included in the grounds?
The 550 m² plot includes a swimming pool, barbecue area, outdoor shower, a garage and parking for four cars. The villa is surrounded by mature pine forest, which shades the property in summer and gives the site a cooler microclimate than the seafront. Four parking spaces plus a garage is well above what comparable Montenegrin villas typically offer.
How does the price compare with other parts of the Montenegrin coast?
At €390,000 for 340 m², the villa works out at approximately €1,147 per m², including the plot, pool and garage. Apartments in Budva currently transact at roughly €3,000–4,000 per m², and sea-view stock in Tivat and Kotor higher still. Bar is Montenegro’s most affordable coastal municipality, which is why a 2010-built villa with pool and sea views here costs close to what a two-bedroom apartment costs further north.
How far is the villa from the sea and from Bar?
The nearest beach is 800 metres away, roughly a 10-minute walk. Bar city centre is ~4 km, about 5 minutes by car, and the Port of Bar ~4 km. Red Beach is ~1.5 km and Sutomore ~3 km. Podgorica Airport is ~55 km / ~55 minutes, and Tivat International Airport ~55 km / ~70 minutes.
What is Ratac known for?
Ratac lies on the coast between Bar and Sutomore and is best known for the ruins of Ratac Abbey, a Benedictine monastery complex dating to the 11th century that stands on the headland above the sea. The nearby Red Beach (Crvena plaža) is one of the most distinctive on the Montenegrin coast, named for its reddish sand. The area is characterised by pine forest and is quieter than the main resort towns.
Is the villa suitable for two families or for letting?
Yes. The second and third floors each have their own bedrooms, bathroom, dressing room and terrace, above a shared living floor. That supports two families sharing, multi-generational living, or letting one level seasonally while occupying the other. Owners letting to tourists must register the accommodation with the Bar municipality. Bar’s year-round population also supports long-term tenancy, not only summer letting.
What should a foreign buyer check before purchase?
Confirm that the List nepokretnosti records the full 340 m², that the pool and garage appear in the title, and that plot boundaries match the cadastral plan — auxiliary structures on villa plots are the elements most often found undocumented in Montenegro. Foreign nationals may own villas in their own name with the same rights as citizens. Standard buyer cost is 3% property transfer tax on the assessed value plus notary and cadastre fees. We recommend independent Montenegrin legal counsel and can make an introduction.
Enquire about this villa in Ratac, Bar. Full documentation, further photography and viewing arrangements are available on request.
