Estate with Sveti Stefan Views, Kuljače

This is one of the larger private estates on the Budva Riviera, set on 8,156 square metres of cultivated park at Kuljače, with an open view west to Sveti Stefan. The islet, fortified and pink-stoned, has been the signature of this coast for decades, and only a finite number of plots face it square on. This one does. Price on application.

The Estate

The main villa runs to 1,777 square metres across five levels, with a separate 473 square metre building for staff and service. Total built area comes to more than 2,250 square metres. The plan reads as a compound rather than a house: accommodation, wellness, entertaining and service each have their own zone within one boundary. Eleven bedrooms, sixteen bathrooms.

Inside the Levels

Each floor has a clear job. The lower basement holds two two-bedroom apartments, a wine cellar and a 124 square metre garage. Above it sits the spa: two indoor pools, dual hammams, a Turkish bath and a sauna, finished to hotel standard. The ground floor takes the main reception, a fireplace room, a second kitchen and dining, and a study. The first floor gives 347 square metres to three bedroom suites, each with its own terrace. At the top, a 73 square metre study looks straight out to Sveti Stefan, and is probably the best room in the house.

The Park

The grounds are not landscaping added at handover. They are a mature Mediterranean park, planted and terraced over years, with stone paths, cascading water features and antique statuary. Outside there is a 60 square metre pool, and parking for ten cars reached from both the main road and the coastal route. A garden like this is a question of decades, not budget.

Kuljače and the Budva Riviera

Kuljače sits between Budva and Sveti Stefan, on the most internationally known stretch of the Montenegrin coast. The position is elevated and private, yet Budva's restaurants and marina are about fifteen minutes away and Tivat airport about twenty-five. Tivat takes seasonal flights from London, Frankfurt and the Gulf, and its expansion is tied to the country's EU accession track.

Features at a Glance

• 11 bedrooms, 16 bathrooms; 1,777 m² main villa over five levels
• 2,250 m² built in total on an 8,156 m² park
• Direct, unobstructed view to Sveti Stefan
• Spa with two indoor pools, dual hammams, Turkish bath and sauna
• 60 m² outdoor pool and a crown-level study with sea views
• Two lower-level apartments and a wine cellar
• Separate 473 m² staff and service building
• Mature Mediterranean park; parking for ten cars

The Market Case

At the top of the Budva Riviera market, scarcity is the story. Estates that combine this much land, built volume, spa infrastructure and a direct Sveti Stefan view almost never trade, and could not be assembled from scratch at today's land and build costs. Coastal prices have risen roughly 15 percent since 2023, foreign buyers make up around two thirds of purchases, and Montenegro is on a formal EU accession track targeting around 2028. The country uses the euro, applies no capital gains tax on property held beyond two years, and lets non-residents own outright.

Buying Through Barok Montenegro Private Office

Barok Montenegro Private Office represents the estate privately. A property at this scale is usually acquired through a holding structure, with careful title, tax and due-diligence work, and Montenegro is largely a cash market for foreign buyers. We manage inspection and documentation, negotiation, legal and tax coordination, and the cross-border mechanics, through to completion. Ownership also qualifies for residency by investment, which begins at €200,000.

Arrange a Private Viewing

Price is available on application. To arrange a private inspection, request full floor areas and documentation, or discuss structuring in confidence, contact Barok Montenegro Private Office.