A completed ultra-luxury waterfront villa of approximately 800 m², positioned directly on the water’s edge at Žanjic Bay on the Luštica Peninsula. Combining traditional Mediterranean architecture with exceptional materials and contemporary engineering, the residence offers three substantial en-suite bedroom suites, an infinity pool, private spa and wellness centre, gym, wine cellar and separate staff accommodation. Its terraces face directly across the crystal-clear waters of Žanjic towards the open Adriatic, with uninterrupted sea views and immediate access to one of Luštica’s most secluded coastal settings.

Property Overview

Ibexmont Advisory is pleased to present Villa Žanjic I, a completed ultra-luxury residence occupying a privileged waterfront position in Žanjic Bay, on the open-sea side of the Luštica Peninsula.

Žanjic is a natural bay where the coastal road meets the sea, creating an unusually peaceful setting with no through traffic. Pine forest, olive groves and undeveloped coastline surround the bay, while the villa occupies a prime position at the eastern end of Žanjic Beach, close to the jetty and directly overlooking the water.

The residence has been designed around this setting. Terraces and the infinity-edge pool face across turquoise water towards a wooded headland and the open Adriatic beyond, while the pebble beach and waterfront are only steps from the property.

Architecture & Materials

The villa has been constructed without compromise in its choice of materials and finishes. Traditional elements of Boka and Mediterranean architecture—natural stone, terracotta roofs and terraces, exposed timber and substantial masonry—are combined with contemporary glazing and large openings connecting the interiors directly with the outdoor living areas.

Materials and finishes include solid oak, copper, authentic Montenegrin stone, Marazzi ceramics and Villeroy & Boch sanitaryware, complemented by bespoke solid-oak furniture made specifically for the residence.

Full-height glazed doors connect the principal living spaces and bedroom suites with the pool terraces, maintaining a continuous relationship between the house, the bay and the Adriatic beyond.

Accommodation & Amenities

The villa provides approximately 800 m² of total area, including its garage and technical spaces, with the accommodation deliberately configured around generous proportions, privacy and a high level of residential comfort.

Key features include:

• Three luxury bedroom suites, each with en-suite bathroom and sea views
• Main living room with fireplace
• Spacious kitchen and dining room
• Infinity-edge swimming pool with two basins and extensive terracotta terraces
• Outdoor lounge area with fireplace
• Covered BBQ and dining area beneath a timber pergola
• Wine cellar with dedicated entertaining area
• Private spa and wellness centre with Turkish bath, Finnish sauna and Jacuzzi
• Fully equipped private gym
• Separate staff apartment with independent entrance
• Large walk-in wardrobe
• Laundry facilities
• Garage and dedicated technical rooms

The technical specification is equally comprehensive, with a VRV climate-control and ventilation system, heat pumps and underfloor heating throughout, together with premium-quality doors, windows and joinery.

Waterfront Setting

What distinguishes Villa Žanjic I is its relationship with the sea. Rather than occupying an elevated position with a distant coastal outlook, the residence sits immediately beside Žanjic Bay.

The pool terraces look directly across the water, while Žanjic Beach, its jetty and waterfront restaurants are within walking distance. The absence of through traffic and the surrounding pine and olive landscape give this part of Luštica a level of privacy increasingly difficult to find on the Montenegrin coast.

Nearby are Mirišta and the secluded cove of Arza, dominated by its historic Austro-Hungarian fortress. Boats from Žanjic provide direct access to the Blue Cave and Mamula Island, while walking and cycling routes extend through Luštica’s olive groves and traditional stone villages.

Location & Connectivity

The Luštica Peninsula forms the natural divide between the Bay of Kotor and the open Adriatic. Despite its preserved landscape and low-density character, Žanjic remains connected to the principal destinations of the Montenegrin coast, including Luštica Bay, Tivat, Porto Montenegro and Kotor.