Luštica Villas represent a rare, investor-grade residential concept on the Adriatic coast—where the philosophy is clear:

We are not part of a resort. We are the resort.

This is not master-planned, high-density development. This is a collection of fully independent, self-contained private estates, each designed to deliver complete autonomy, privacy, and uninterrupted connection to nature.

Positioned on the slopes above Žanjice and Mirište, at the very entrance to Boka Kotorska Bay, each villa commands near 180-degree panoramic views capturing Mamula Island, the Prevlaka Peninsula, and extending toward the Croatian coastline.

The project is defined by low density, architectural integration into landscape, and absolute privacy, setting it apart from the increasingly mass-market, resort-driven developments across Montenegro.

LOCATION & CONNECTIVITY

·        Beach & Marina Access:

o   10 minutes walk to Žanjice & Mirište beaches

o   Access to private marina berths and secluded coves

·        Air & Sea Connectivity:

o   Tivat International Airport – 23 minutes by car

o   10 minutes by boat transfer

·        Lifestyle & Hospitality:

o   15 minutes to Luštica Bay Resort

o   25 minutes to Porto Montenegro

·        Healthcare & Infrastructure:

o   30 minutes to Clinical Center in Kotor

The location uniquely balances absolute privacy with strategic accessibility.

THE ESTATE CONCEPT

Each villa is conceived as a fully autonomous private estate, both physically and technically independent.

·        Standalone infrastructure and systems

·        No reliance on shared resort services

·        Full ownership of land, views, and privacy

Each property sits within a low-density environment with protected surroundings, ensuring long-term exclusivity and uninterrupted views.

PROPERTY COMPOSITION & SIZE

Land & Built Form

·        Plot size: ~2,400 m² (≈26,000 ft²)

·        Built area: 336 m² (≈3,600 ft²)

·        Configuration: 4-bedroom villa across 3 levels

·        All levels with unobstructed sea views

Internal & Lifestyle Spaces

·        Living room: 112 m² (1,250 ft²)

·        Infinity pool: 60 m² (645 ft²)

·        Pool deck / terrace: 200 m² (2,150 ft²)

Outdoor Living Concept

·        Winter garden (100 m²) with open fireplace set within olive grove

·        Summer garden (80 m²) with outdoor kitchen & BBQ zone

·        Multi-level cascading landscaping designed for maximum privacy and usability

Access & Mobility

·        Private panoramic elevator integrated into landscape

·        Vertical access system from garage to villa

·        Complimentary golf cart for local mobility and beach access

Garage & Utility

·        Garage for 3 vehicles

·        Additional 80 m² unit for maintenance and security

ARCHITECTURE & DESIGN LANGUAGE

·        Contemporary Mediterranean architecture

·        Natural stone façade combined with wood elements

·        Seamless integration into terrain

·        Orientation maximizing sunset exposure and panoramic sea views

Each villa is positioned at the highest point of its plot, ensuring permanent, unobstructed views.

TECHNICAL SPECIFICATION & SYSTEMS

·        Energy Efficiency:

o   Solar panel systems covering a significant portion of energy consumption

o   Heat pump systems with underfloor heating

·        Construction Quality:

o   Advanced insulation systems for thermal and acoustic performance

o   High-performance glazing systems

o   Premium natural materials and long-lasting finishes

·        Security & Privacy:

o   Integrated monitoring systems

o   Controlled access and estate-level privacy