Modern House for Sale in Donji Štoj, Ulcinj — 86 m², 700 m to Velika Plaža
This modern house for sale in Donji Štoj is a two-bedroom property on a 200 m² plot in the coastal village of Donji Štoj, Ulcinj municipality — 700 metres from Velika Plaža, one of Europe’s longest sandy beaches at 13 km. The house spans 86 m² across a well-structured single-level layout: an open-plan living room with integrated kitchen and dining area, two bedrooms, a bathroom, and a terrace. Two dedicated parking spaces and air conditioning are included. The property is currently in the process of legalization — buyers should factor the legalization timeline into their planning and confirm current status directly before purchase.
Donji Štoj is a quiet residential zone south of Ulcinj centre — 700 m from Velika Plaža and 5 minutes by car from Ulcinj’s Old Town, marina, and commercial strip. View all properties for sale in Ulcinj and all houses for sale in Montenegro.
Location — Donji Štoj, Ulcinj
Donji Štoj is a village in Ulcinj municipality, south of the city centre on the coastal approach to Velika Plaža. Key distances from this property:

Velika Plaža (Long Beach) — 700 m (8 min walk) — 13 km of continuous sandy beach
Ulcinj Old Town (Stari Grad) and marina — 4 km (5 min drive)
Ada Bojana island — 8 km (10 min drive)
Ulcinj Solana salt pans and flamingo reserve — 5 km
Šaško Lake nature reserve — 6 km
Bojana River delta — 10 km
Bar (major port city, 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 — Modern House for Sale in Donji Štoj

Living Area: 86 m²
Plot Area: 200 m²
Bedrooms: 2
Bathrooms: 1
Layout: Open-plan living room with kitchen and dining area, 2 bedrooms, bathroom, terrace
Parking: 2 dedicated spaces on plot
Air conditioning: Yes
Plot: 200 m² — scope for garden or outdoor seating area
Distance to sea: 700 m (Velika Plaža)
Legalization status: In process — confirm current status before purchase
Location: Donji Štoj village, Ulcinj municipality
Suitability: Summer rental, family residence, or investment at Ulcinj’s lowest price tier

Investment Potential — Modern House for Sale in Donji Stoj, Ulcinj
Ulcinj is the value market of the Montenegrin coast. Property prices here are the lowest among all coastal municipalities — typically 30–50% below comparable properties in Budva or Tivat — while the tourism infrastructure and rental demand continue to develop. Velika Plaža’s 13 km of sandy beach is the rarest coastal asset in the whole country: every other significant beach in Montenegro is pebble or rock. For the short-term rental guest specifically seeking a sandy beach at an accessible price, Ulcinj and the Donji Štoj zone are the primary answer. Key investment points for this house:

700 m to Velika Plaža — the decisive location advantage for short-term summer rental: walking distance to a 13 km sandy beach is a listing filter that eliminates most of Ulcinj’s inland competition
Standalone house with 200 m² plot and 2 parking spaces: a format that outperforms apartments on short-term platforms for families and groups of 4–5 who need outdoor space and private parking
Air conditioning included — extends occupancy beyond July–August into June and September shoulder season
Ulcinj entry price is the lowest access point to Montenegro’s EU accession upside — buyers acquire at the widest discount to post-accession values
Albania border 20 km — regional demand from Albanian buyers and tourists is a growing segment of the Ulcinj market, unique to this municipality
Montenegro EU accession target 2028: Ulcinj’s proximity to Albania and sandy beach scarcity position it as a high-upside market post-accession despite starting at the lowest base prices on the coast

Read our Montenegro investment guide and EU accession property analysis. For a location comparison across Montenegrin coastal cities, see our Budva vs Tivat vs Bar analysis.
How to Buy — Guide for Foreign Buyers
Foreign nationals purchase property in Montenegro with full ownership rights and no restrictions. For this specific property, buyers should confirm the current legalization status and expected completion timeline with the seller’s legal representative before signing a preliminary contract — a licensed Montenegrin attorney can verify the position 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.
Frequently Asked Questions — Modern House for Sale in Donji Štoj, Ulcinj
What does “in the process of legalization” mean for this house in Donji Štoj?
Legalization (“legalizacija”) is the process by which a self-built or partially documented property is formally registered with the municipality and granted a use permit. A property in this process can’t be purchased — buyers typically reserve the property in its current status and either await legalization completion or manage the process themselves. Before signing any contract, an independent Montenegrin attorney should verify the exact stage of the legalization process, any outstanding fees, and the expected timeline to completion. Montenegro Estates recommends buyers not skip this due diligence step on any property in legalization.
What rental income can this modern house for sale in Donji Štoj achieve?
A two-bedroom house with parking 700 m from Velika Plaža in Ulcinj achieves peak-season nightly rates of €60–€100 (July–August) on short-term platforms, with occupancy regularly exceeding 80% for well-presented properties close to the beach. Long-term monthly rental ranges from €300–€500 depending on season and lease format. Annual gross yield for a furnished house in Donji Štoj at this location typically ranges from 7–10%.
Why buy in Donji Štoj rather than Ulcinj city centre?
Donji Štoj gives direct 700 m walking access to Velika Plaža — the 13 km sandy beach that is Ulcinj’s primary tourist draw. City-centre properties in Ulcinj are closer to the Old Town and marina but further from the main beach. For short-term rental guests who specifically come to Ulcinj for Velika Plaža, walking distance to the beach is the decisive filter, and Donji Štoj properties score substantially better on that metric than central Ulcinj apartments.
Can foreigners buy a Modern House for Sale in Donji Stoj, Ulcinj?
Yes. Foreign nationals — including non-EU citizens — have the same property ownership rights as Montenegrin citizens. No restrictions, no local partner, no minimum investment. For a property in legalization, the purchase contract should include specific clauses about legalization completion obligations and timelines — a local attorney will draft these as standard. Montenegro Estates charges 0% buyer commission.
What are the total purchase costs beyond the asking price?
Budget 3–4% above the purchase price: 3% property transfer tax paid once at Land Registry registration, approximately 0.1% notary fee, and €500–€1,500 for independent legal due diligence. For properties in legalization, legal due diligence fees may be slightly higher given the additional cadastral verification required. Montenegro Estates charges 0% commission to buyers.
Can I get residency by purchasing this property?
Yes. Montenegro requires a minimum property value of €150,000 to qualify for a Temporary Residence Permit via real estate purchase. At €157,500 this property meets that threshold — however, as it is currently in the process of legalization, the permit application can only proceed after Land Registry registration is complete. Full details in our Montenegro residency via real estate guide.
What makes Velika Plaža special compared to other Montenegrin beaches?
Velika Plaža (“Long Beach”) is 13 km of continuous sandy beach — the longest sandy beach on the entire eastern Adriatic coast and a rarity in Montenegro, where most beaches are pebble or rock. For buyers and guests seeking a Mediterranean sandy-beach lifestyle, the Ulcinj–Donji Štoj zone is the only address in Montenegro that delivers it at scale. This is a structural advantage over every other coastal municipality in the country for the specific rental guest profile that prioritises sandy beach access.
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.