Villa Mandragora, Orahovac, Kotor Bay

Villa Mandragora sits on the first line of the water at Orahovac, in a protected cove of inner Kotor Bay. It is a four-bedroom waterfront villa of 526 square metres, completed in 2021, with a private beach, a berth for a yacht of up to 25 metres, and a piece of architecture serious enough to have won an award for it. Price on application.

The Architecture

The villa was designed by Sonja Radović Jelovac of Studio Synthesis, and took the BIG SEE Architecture Award 2024 for residential houses. The jury singled out how it handles a difficult slope, with level changes of up to nine metres, without disturbing the shoreline it sits on. Two parallel blocks follow the contour of the hill. Heavier materials ground the lower level; lighter surfaces lift the upper one, so the house reads as smaller and more settled than its volume would suggest.

The Residence

The ground floor holds four en-suite bedroom suites, a gym, a spa, a laundry, a plant room and a double garage. The living level above is one generous reception with a fireplace, a full kitchen and a formal dining room, all opening to a sea-facing terrace. Every fitting, from furniture to lighting, was specified from the top tier of Italian manufacture, and the house was delivered ready to live in, with nothing left to finish.

Outside and the Water

Two split-level courtyard terraces give 330 square metres of outdoor room, with a 70 square metre pool, a second outdoor fireplace and parking for four cars. At the shoreline there is a 20-metre private beach and a berth for a vessel up to 25 metres. You can arrive by tender, moor, and walk straight into the house, which almost nothing else on this coast lets you do.

Orahovac and Kotor Bay

Orahovac is a quiet cove on the road between Kotor and Tivat, on one of the last stretches of the bay where first-line villas of this size were ever permitted. The walls of Kotor old town are nine kilometres away, Tivat airport fifteen, and the property is reachable year-round by road or directly from the water. Porto Montenegro's marina and Tivat's international school are both close by.

Features at a Glance

• Four en-suite bedrooms, five bathrooms, 526 m² living
• 330 m² of terraces on a 1,171 m² first-line plot
• BIG SEE Architecture Award 2024, by Studio Synthesis
• 20-metre private beach and a berth for yachts to 25 m
• 70 m² pool, two courtyard terraces, two fireplaces
• Spa, gym and double garage
• Full Italian luxury fit-out, completed 2021
• Nine kilometres from Kotor, fifteen from Tivat airport

The Market Case

First-line waterfront with a private beach and a berth is the most finite category in the Bay of Kotor, and award-winning architecture adds a provenance that holds value on its own terms. Capital from London, Geneva and the Gulf has been buying into this market with more deliberation as EU accession nears and comparable coastlines grow more expensive. Coastal prices have risen roughly 15 percent since 2023, foreign buyers make up around two thirds of purchases, and Montenegro charges no capital gains tax on property held beyond two years and no tax on foreign-sourced income. The euro is in use and non-residents own outright.

Buying Through Barok Montenegro Private Office

Barok Montenegro Private Office represents the villa privately. Montenegro is largely a cash market for foreign buyers, and a first-line property with a maritime berth needs careful title and permit checks. We manage the viewing, the negotiation, the legal and tax coordination and the cross-border mechanics, through to completion. Ownership qualifies for residency by investment, which begins at €200,000.

Arrange a Private Viewing

Price is available on application. To arrange a private viewing by road or from the water, request the architectural documentation, or discuss the purchase in confidence, contact Barok Montenegro Private Office.