Which Luštica Bay neighbourhood should you buy in?
Before you look at a floor plan, the neighbourhood decides almost everything. A 2026 guide to all five buying areas at Luštica Bay - Marina Village, Centrale, Heights, Horizon and The Peaks - how far from the beach, what payment plan, and current prices per m², checked directly against the developer's live availability list.
Off-plan and resale figures per the developer's own availability lists (ATS & Resale ATS), dated 10 July 2026 - checked directly, not from memory.
If you only read one section
In one sentence: Centrale is the best choice for most buyers, Marina Village for luxury waterfront living, Horizon for buyers prioritising views and scarcity, Heights for long-term appreciation, and The Peaks for golf-focused buyers.
How Luštica Bay is laid out
This is the resort's own aerial map - the clearest way to see how the neighbourhoods sit relative to each other and the water. Its own labels split out Marina Village, Centrale, Horizon and The Peaks; Heights sits on the same hillside as Horizon, just without its own tag on this graphic.
Luštica Bay runs from the water up the hillside, in five neighbourhoods - Marina Village at sea level (the original neighbourhood), Centrale mid-hill (the only part of the resort built for 365-day living), Horizon and Heights on the hillside between the fairway and the sea (Horizon the view, Heights the accessible entry), and The Peaks at the top - Montenegro's first golf course, home to the Botanika villas, townhouses and apartments.
The five neighbourhoods of Luštica Bay
Knowing which neighbourhood you're in is the fastest way to narrow your search - each one has its own price level, stage of construction and everyday feel.
1. The Peaks
4. Centrale
5. Marina Village
Five neighbourhoods, in order down the hill
Each neighbourhood is a different trade-off between price, position and lifestyle - not a better or worse version of the same product. Prices checked against the developer's live availability list, dated 10 July 2026.
The Peaks
Horizon
Heights
Centrale
Marina Village
*Resale prices include an estimated 5% buyer-side commission on top of the owner's flat net asking price - confirm actual commission and net price per unit.
If you only remember three things
Short on time? Here's where I point buyers first, by what they're trying to get out of Luštica Bay. Tell me your budget and I'll go deeper on any of these.
Cheapest ways into the resort, in either direction - paid in full now on resale, or staged interest-free off-plan.
Hillside between the fairway and the sea - Horizon for the view, Heights for the more accessible price.
The top of the market: private pools and the golf course itself, or a finished home on the marina today.
What it costs right now
Pulled directly from the developer's live availability lists (ATS & Resale ATS), dated 10 July 2026.
| Area | Available | Entry | Top | Delivery |
|---|---|---|---|---|
| Centrale (resale)* | 12 | €304,500 | €682,500 | Delivered |
| Centrale (off-plan) | 14 | €333,000 | €1,610,500 | Jul 26-Jun 28 |
| Chedi-branded (resale)* | 5 | €415,000 | €562,000 | Delivered |
| Marina Village (resale)* | 15 | €568,000 | €4,735,500 | Delivered |
| Horizon | 9 | €695,500 | €1,103,000 | Jun-Sep 29 |
| Heights | 10 | €390,000 | €1,591,000 | Dec 27-28 |
| Botanika apartments | 4 | €859,000 | €1,447,500 | Dec 2026 |
| Botanika townhouses | 3 | €2,524,000 | €2,561,000 | Jun 2029 |
| Botanika villas | 5 | €3,442,000 | €4,232,000 | Dec 27-Jun 28 |
The resale transfer tax
Off-plan purchases from the developer are transfer-tax exempt. Resale purchases carry Montenegro's progressive real estate transfer tax instead:
Example: on a €600,000 resale purchase, that's 3% on the first €150,000 (€4,500) + 5% on the next €350,000 (€17,500) + 6% on the last €100,000 (€6,000) = €28,000 in transfer tax - on top of the ~5% resale commission above, plus legal fees (~1%) and notary/registration. Budget 5-8% total on a resale price.
Off-plan is the cheaper route on every one of these lines: transfer-tax exempt, no buyer-side agent commission (buying direct from the developer removes the usual 3-5%), lower notary costs, and legal fees around 1% - roughly 1-3% total on top of the price.
*Resale prices include an estimated 5% buyer-side commission on the owner's net asking price. General guidance only, not an offer or valuation - confirm per unit.
Centrale - the interest-free entry
Luštica Bay's only year-round town centre, and the lowest off-plan entry price in the resort. I advise on these directly at developer price, independently, with no buyer-side commission.
- Studio to 3-bed apartments, from 39 m²
- School, kindergarten, medical clinic, supermarket on site
- 15% on signing, 85% over 12 quarters - 0% interest
- 5-7% projected gross rental yield, year-round demand
- 12 km / 15 minutes from Tivat Airport
Tell me your budget and how you want to live
Golf, family, investment, or a finished resale unit on the water - I'll point you to the right neighbourhood and current units, usually within 24 hours.
Authorized sales partner for Luštica Bay · +381 69 130 0899
Luštica Bay neighbourhoods - common questions
Which Luštica Bay neighbourhood is cheapest to buy into right now?
Centrale resale, from around €304,500 for a studio including the typical 5% resale commission - still cheaper than any off-plan entry point, even Centrale's own off-plan studio at €333,000. The trade-offs: full payment on signing, and resale carries Montenegro's progressive transfer tax (3-6%) instead of the transfer-tax exemption on off-plan.
Which neighbourhood has the best views?
Horizon, on the hillside between the Adriatic and the golf course's 2nd hole. Studios in the current release have sold out, so the entry today is a 1-bed at €695,500 - but that's temporary: the next launch (2 more buildings) is bringing studios back.
Which buildings have sea views?
Horizon (sea and golf course both), the Botanika villas and apartments at The Peaks (Adriatic and Boka Bay), select Centrale units (units are individually tagged partial sea view / sea view / fortress view / yard - not every unit), and everything in Marina Village, which sits directly on the water. Heights is hillside golf-view rather than sea-facing.
Which neighbourhood is best for families?
Centrale - the only part of the resort built for 365-day living, with a school, kindergarten and clinic on site.
Can you live in Luštica Bay year-round?
Yes, but Centrale is the only area actually built for it - school, kindergarten, medical clinic, supermarket and co-working space on site. Heights, Horizon and The Peaks are more seasonal/resort-paced (a bus or golf-cart ride from the beach), and Marina Village has the hotel, marina and beach clubs but less day-to-day infrastructure than Centrale.
Which neighbourhood has the highest rental yield?
On paper, The Peaks (Botanika) has the highest ceiling - 5-8% gross, up to 10-12% in peak season for golf/villa rentals. Centrale offers the steadiest number: 5-7% year-round (not just summer), since it's the one neighbourhood with genuine off-season demand. Heights and Horizon sit around 5-8%. These are estimated gross yields based on current asking prices and indicative rental rates in the market - not guaranteed, and before management fees, service charges, vacancy and tax.
Which neighbourhood will appreciate the most?
Nobody can promise appreciation, but the supply data gives a read: Horizon's studios have already sold out of the current release, and the top end of Botanika's villa collection (the €5M+ 5-bed) sold before this one. That kind of thinning-at-the-scarce-end is usually an early signal, not a guarantee. Centrale has the most new supply still to come, which typically means slower per-unit appreciation short-term but the deepest liquidity long-term.
Is Marina Village worth the premium?
Depends what you're buying. The Chedi-branded studios (€415,000-€562,000) aren't priced at a premium versus the rest of the resort - they're competitive with Heights and Horizon. The wider Marina Village resale stock (up to €4,735,500 for a 416 m² unit) is priced at the top of the market, and that premium buys the marina, the Promenade and the most established address in the resort - not a discount play.
Should I buy resale or off-plan?
Off-plan (Centrale, Heights, Horizon, The Peaks) is transfer-tax exempt, has no buyer-side agent commission, and - at Centrale - comes with an interest-free payment plan. You wait for delivery. Resale (Marina Village, Chedi-branded, and some Centrale units) is built and move-in-ready today, but adds the ~5% resale commission and Montenegro's progressive transfer tax (3-6%) on top of the price. Budget roughly 1-3% total extra on off-plan versus 5-8% on resale.
What's the difference between Heights and Horizon?
Both are hillside golf-view apartment buildings inside The Peaks. Heights is the more accessible entry (from €390,000, unchanged since spring); Horizon sits a tier above on view and finish and adds a dedicated Clubhouse, but its cheapest units have sold - entry is now €695,500.
Can I still buy in Marina Village?
Yes - on resale. 15 units are currently listed from around €568,000 up to a 416 m², 4-bed unit near €4.74M, plus 5 Chedi-branded studios from €415,000 (figures include the typical 5% resale commission). There's no off-plan inventory left here.
Can foreigners buy property in Luštica Bay?
Generally, yes - foreign buyers can purchase apartments and residential property at Luštica Bay directly in their own name, registered in the national cadastre. Specific restrictions can apply to certain categories of land, so each title should be checked by a local lawyer before purchase.
How much are service charges?
Service charges vary by area: around €7-8/m² per month in Horizon, and €4-5/m² per month in Centrale - so roughly €490-560/month in Horizon and €280-350/month in Centrale for a 70 m² apartment, before your own electricity, water and internet.
How far is each area from the beach?
Marina Village is on the beach. Centrale is a 5-minute shuttle ride down to Marina Village's beach clubs. Heights, Horizon and The Peaks are all up the hill - a bus or golf-cart ride to the water, which is the trade-off for the golf-course and hillside positions.
Do I pay a buyer's commission?
On off-plan units, no - commission is paid by the developer. On resale, the price is set net by the owner and a buyer-side commission (typically around 5%) is added on top, reflected in the resale prices above.
- • Luštica Bay masterplan and aerial map (developer Broker's Package)
- • Official developer availability lists - ATS & Resale ATS (dated 10 July 2026)
- • Developer publications and project knowledge documents, per building
- • Ana Pajkovic's on-site visits and client transactions at Luštica Bay
- • Independent market and tax research (Montenegro transfer tax, service charges, foreign ownership rules)