Apartment for Sale Near Portonovi, Đenovići — 47 m² with Panoramic Boka Bay Views
A furnished, as-new 47 m² one-bedroom apartment for sale near Portonovi in Đenovići, Herceg Novi — a seven-minute walk from both the sea and the Portonovi marina. Built in 2023 and used by the owner for only five short stays, the apartment is in effectively unused condition. Floor-to-ceiling windows in the living room and bedroom frame a panoramic view across the Bay of Kotor, the Portonovi yacht marina, the surrounding mountains and passing cruise liners. The sale includes a dedicated parking space at the building entrance and a documented one-quarter share of the roof terrace, accessible only to the four top-floor owners. Fitted with underfloor heating in two independently controlled zones, two air conditioners, and fully integrated appliances. The building is fully occupied — this is the only unit available. Enquire today.

Apartment for Sale Near Portonovi — Key Specifications

Size: 47 m²
Layout: 1 bedroom, 1 bathroom, open-plan kitchen-living room
Year built: 2023 — three years old
Condition: As new — owner-occupied for five stays of 3–5 days only
Furnishing: Fully furnished and equipped, ready to move in
Access: Approximately one and a half floors above the main entrance — 36 steps
Security: Intercom entry system
Parking: One dedicated space directly in front of the building entrance, included in the sale
Roof terrace: One-quarter share, legally documented to this apartment
Distance to sea and Portonovi: ~600 m / 7 minutes on foot

The View — Boka Bay, Portonovi Marina and the Mountains
The apartment’s defining feature is its outlook. Panoramic windows in both the living room and the bedroom open onto an uninterrupted view of:

Portonovi — the resort and its marina
The Bay of Kotor — Europe’s southernmost fjord-like bay, UNESCO World Heritage listed
The Orjen and Vrmac mountain ranges rising behind the shoreline
The yacht marina and superyacht berths
Passing cruise liners entering and leaving the bay

After dark the character of the apartment changes noticeably: the lights of Portonovi and the coastline reflect across the water and fill the rooms. This is a west-facing bay position, and the evening outlook is a significant part of what the buyer is acquiring.

Interior, Kitchen & Equipment
Custom Kitchen
The kitchen was built to a bespoke design rather than fitted from a standard range. Its most distinctive element is a mirrored splashback, which reflects the bay view into the room, amplifies natural light and visually widens the space — an unusual detail in an apartment of this size and one that materially changes how the interior reads.
Integrated Appliances

Integrated refrigerator
Dishwasher
Microwave oven
Washer-dryer (washing machine with drying function)

Climate Control

Two air conditioning units
Underfloor heating across two independently controlled zones — bathroom and kitchen-living room, each with its own thermostat

Underfloor heating with zoned thermostatic control is uncommon in Montenegrin apartments of this size, where a single split A/C unit is the norm. It makes the apartment genuinely comfortable in the winter months, which matters for year-round occupation and for extending the rental season beyond the June–September peak.

What Is Included in the Sale
1. Dedicated Parking Space
One parking space, allocated to this apartment and located directly in front of the building entrance. Parking in the Herceg Novi riviera villages is constrained, particularly in high season, and an allocated space at the door is a practical advantage rather than a nominal one.
2. One-Quarter Share of the Roof Terrace
The apartment carries a documented one-quarter share of the building’s usable roof, recorded in favour of the apartment owner. The roof is accessible only to the owners of the four top-floor apartments, which keeps it genuinely private rather than communal.

The buyer may fit out their portion as a private terrace — seating, shade, planting — with a panoramic outlook over the bay, Portonovi and the mountains. For a 47 m² apartment, an additional documented outdoor entitlement of this kind is a meaningful uplift to both usable space and resale appeal.

Location — Đenovići and the Herceg Novi Riviera
Đenovići sits on the Herceg Novi riviera along the northern shore of the Bay of Kotor, between Kumbor and Baošići. It is a settled, year-round coastal village rather than a seasonal resort strip — quieter than Herceg Novi town, and immediately adjacent to the highest-value address on this stretch of coast.
Distances

Portonovi Resort & Marina — ~600 m / ~7 min walk
Đenovići beach and seafront promenade — ~600 m / ~7 min walk
Kumbor — ~1.5 km / ~3 min drive
Baošići — ~2 km / ~4 min drive
Kamenari–Lepetane ferry terminal — ~4 km / ~7 min drive
Herceg Novi Old Town — ~9 km / ~15 min drive
Tivat International Airport — ~13 km / ~25 min drive (via Kamenari ferry)
Perast — ~20 km / ~28 min drive
Kotor Old Town (UNESCO) — ~28 km / ~35 min drive
Dubrovnik Airport (Croatia) — ~45 km / ~60 min drive incl. border crossing

Why Portonovi Matters to Value
Portonovi is the anchor development of the Herceg Novi riviera — a marina with superyacht berths, the One&Only Portonovi hotel, and a retail and restaurant promenade. Its arrival reset pricing across the surrounding villages, and properties within walking distance of it trade at a premium to comparable stock further along the coast.

The practical effect for this apartment is that a buyer accesses the amenity, the marina and the restaurant scene on foot, without paying resort-complex prices or resort-complex maintenance charges.

Rental Potential
The combination that supports rental demand here is specific: walking distance to a superyacht marina and a five-star hotel, a genuine panoramic bay view, full furnishing, and allocated parking. Short-stay guests on this coast prioritise view and walkability; long-term tenants prioritise heating, parking and year-round liveability. This apartment satisfies both.

Short-term letting: strong summer demand driven by Portonovi footfall and bay views
Long-term letting: supported by underfloor heating, integrated appliances and allocated parking — features that distinguish a year-round home from a summer flat
Season extension: zoned underfloor heating makes shoulder-season and winter occupancy realistic

Rental income depends on management, pricing and occupancy achieved. We can introduce established local management companies on request. Prospective buyers should form their own view of achievable yields.

Building & Ownership

Completed: 2023
Occupancy: Fully occupied — all other apartments are owner-held
Availability: This is the only apartment currently for sale in the building
Entry: Intercom system at the main entrance
Access to apartment: 36 steps from the main entrance — approximately one and a half floors. There is no lift.

A fully occupied building of owner-residents is a meaningful signal in the Montenegrin market, where partially sold new developments with high investor turnover are common. It generally indicates a settled community, functioning building management and predictable maintenance — and it means the buyer is not competing with other resale units in the same block.

Please note: access involves 36 steps with no lift. This should be factored in by buyers with mobility considerations.

Full ownership documentation, including the List nepokretnosti (title certificate) and the registered roof-terrace share, is available for inspection. See our Montenegro Property Buying Guide for the standard purchase process, and our guide to Residency in Montenegro for buyers considering residence.

FAQ — Apartment for Sale Near Portonovi, Đenovići

How far is the apartment from Portonovi and the sea?

Both the sea and the Portonovi resort and marina are approximately 600 metres away — about a 7-minute walk. Đenovići beach and the seafront promenade are the same distance. Herceg Novi Old Town is ~9 km / ~15 minutes by car, and Tivat International Airport is ~13 km / ~25 minutes via the Kamenari–Lepetane ferry.

What exactly is included in the purchase price?

The sale includes the 47 m² furnished apartment, one dedicated parking space located directly in front of the building entrance, and a documented one-quarter share of the building’s usable roof terrace. The roof share is legally recorded in favour of the apartment owner and is accessible only to the owners of the four top-floor apartments. All furniture and integrated appliances — refrigerator, dishwasher, microwave and washer-dryer — are included.

What are the views from the apartment?

Panoramic windows in both the living room and the bedroom face the Bay of Kotor. The outlook takes in the Portonovi resort and yacht marina, the mountain ranges behind the coastline, and cruise liners passing in and out of the bay. In the evening the lights of Portonovi and the coastline are a defining feature of the apartment.

What condition is the apartment in?

The apartment is effectively as new. The building was completed in 2023 and the owner has stayed in the apartment only five times, for 3–5 days on each occasion. It has never been rented out. The kitchen was built to a bespoke design with a mirrored splashback, and the apartment is fully furnished and equipped, ready for immediate occupation.

Is the apartment suitable for year-round living?

Yes. It has underfloor heating across two independently controlled zones — the bathroom and the kitchen-living room, each with its own thermostat — plus two air conditioning units. Zoned underfloor heating is uncommon in Montenegrin apartments of this size and makes winter occupation genuinely comfortable. Combined with integrated appliances and allocated parking, the apartment functions as a year-round home rather than a summer-only property.

Is there a lift, and how many steps are there?

There is no lift. The apartment sits approximately one and a half floors above the main entrance, reached by 36 steps. The building entrance is fitted with an intercom system. Buyers with mobility considerations should factor this in.

Can foreign nationals buy this apartment in Montenegro?

Yes. Foreign nationals may purchase apartments in Montenegro in their own name, with the same ownership rights as Montenegrin citizens. The standard buyer cost is property transfer tax of 3% of the assessed value on resale property, plus notary and registration fees. Purchase is completed before a Montenegrin notary and registered in the cadastre. Buyers should engage independent Montenegrin legal counsel to verify title and the registered roof-terrace share before completion; we can introduce trusted local lawyers.

Enquire about this apartment near Portonovi. Full documentation, additional photography and viewing arrangements are available on request. This is the only apartment currently for sale in the building.