Buyer's comparison · Boka Bay, Montenegro
Portonovi or Porto Montenegro: which to buy in 2026
The two best-known marina addresses on the Bay of Kotor, and they suit very different people. One is private and quiet. The other is busy all year. Here is how I help buyers choose.
By Ana Pajkovic, real estate advisor for Montenegro · updated 15 September 2026
The short answer
Portonovi is the private, quiet choice. It is a finished resort village at Kumbor, near Herceg Novi, where only the seafront promenade is open to the public and the village itself is closed to outsiders. Homes are ready to move into and apartments start at €840,000. Porto Montenegro is the lively one: a marina town in Tivat with restaurants, cafés and children around all year. New apartments in Vero and Versa start at €412,000 and hand over at the end of 2029. Prices are from the developers' own sheets: Portonovi dated 15 September 2026, Vero 8 September 2026 and Versa 1 September 2026.
If you want calm, privacy and a home you can use this summer, look at Portonovi. If you want a full-time town with life on the doorstep and a lower entry price, and you are happy to wait for handover, look at Porto Montenegro.
The two side by side
| Portonovi | Porto Montenegro | |
|---|---|---|
| Where | Kumbor, Herceg Novi, at the entrance to Boka Bay | Tivat waterfront, inner Bay of Kotor |
| What it feels like | Private and quiet. The village is closed to outsiders | Lively all year: restaurants, cafés, families |
| Status | Finished in 2020, move in now | Vero and Versa are off-plan, handover end of 2029 |
| New homes available | 18 | 171 in Vero and Versa |
| Entry price | €840,000 (one-bedroom, 79 m²) | €412,000 (studio, 47 m²) |
| Price per m² (total area) | about €6,800 to €12,400 | about €5,900 to €9,800 |
| Marina | D-Marin, 238 berths, yachts up to 120 m | 512 berths, superyachts up to 250 m |
| Airport | Dubrovnik about 40 min; Tivat 45-60 min with the ferry | Tivat 5 min |
| Hotel | One&Only Portonovi, with the Chenot Espace wellness centre | Regent Porto Montenegro |
| Payment | 20% at contract, keys within 15 days, balance interest-free over up to 4 or 5 years | Staged with construction, 20% on delivery |
| Service charge | about €96 to €108 per m² of total area a year | €70 per m² of total area a year |
| Developer | Azmont Investments | Adriatic Marinas |
All prices include VAT. Price per square metre is the price divided by total area, terraces included, which is how both developers quote. Availability changes every week, so ask me for the current lists before you decide.
What is for sale today
Portonovi (developer availability sheet, 15 September 2026)
| Collection | Type | Available | Total m² | Price incl. VAT |
|---|---|---|---|---|
| Marina Residences | 1 bedroom | 2 | 79 | €840,000 to €875,000 |
| Marina Residences | 2 bedrooms | 3 | 120 to 222 | €1,450,000 to €2,375,000 |
| Marina Residences | 3 bedrooms | 1 | 189 | €2,350,000 |
| Marina Residences | Penthouse, 4 bedrooms | 2 | 266 to 321 | €3,150,000 to €3,575,000 |
| Village Residences | 1 bedroom | 2 | 104 | €945,000 to €955,000 |
| Village Residences | 2 bedrooms | 3 | 171 to 199 | €1,355,000 to €1,395,000 |
| Village Residences | Villa, 3 bedrooms | 1 | 287 | €2,790,000 |
| Village Residences | Penthouse, 3 bedrooms | 4 | 338 to 382 | €3,295,000 to €3,750,000 |
Three more Marina Residences apartments are on hold on the same sheet.
Porto Montenegro, Vero and Versa (developer price lists, Vero 8 September 2026, Versa 1 September 2026)
| Type | Available | Total m² | Price incl. VAT |
|---|---|---|---|
| Studio | 39 | 46 to 78 | €412,000 to €521,000 |
| 1 bedroom | 66 | 53 to 118 | €434,000 to €882,000 |
| 2 bedrooms | 63 | 86 to 173 | €791,000 to €1,360,000 |
| 3-bedroom penthouse | 3 | 212 to 319 | €2,002,000 to €2,216,000 |
Privacy or life on the doorstep
Portonovi cares a great deal about privacy. The public can walk the line along the sea, and that is all. The village behind it, with its parks, pools and residences, is closed to outsiders. It is calm, it is upscale without being loud, and it stays quiet in winter. For older buyers especially, that calm is often the reason they buy.
Porto Montenegro is a town people live in full time. There are restaurants and cafés, children around, and the marina is busy and social through the season. Tivat old town is a ten-minute walk and City Beach is 600 m away. That liveliness is the whole point of living there. If it is not what you want, Portonovi is the quiet alternative.
Ready now, or new and later
Portonovi was finished in 2020, so there is nothing to wait for and no construction to follow. Many apartments are sold furnished. One completed phase, and no new first-line supply is coming at Kumbor.
At Porto Montenegro, the new homes on sale are mostly in Vero and Versa, two new buildings with a podium pool, a rooftop pool and gym at Versa, and shops and restaurants on the ground floor. Handover is the end of 2029. You get a new, unlived-in apartment, and you wait for it.
What the money buys
The entry points are far apart. The cheapest home at Porto Montenegro today is a studio at €412,000. The cheapest at Portonovi is a one-bedroom at €840,000.
On a like-for-like one-bedroom of about 80 m² in total, Vero starts at €678,000 and Portonovi at €840,000. The Portonovi price buys a finished home you can use now.
Two-bedrooms show the same pattern. At Porto Montenegro they run €791,000 to €1,360,000. At Portonovi they start at €1,355,000 and go up to €2,375,000 for the largest Marina Residences apartment.
Running costs follow the same direction. Portonovi's service charge is about €96 to €108 per m² of total area a year. At Vero and Versa it is €70 per m² of total area.
How you pay
At Portonovi you pay a reservation deposit, sign the contract within 30 days and pay 20% on signing. You get the keys within 15 days of that payment. The balance is paid interest-free in quarterly instalments, over up to four years in the Village Residences and up to five years in the Marina Residences. Every instalment plan needs final approval from the developer's board, and an apartment can only join the resort rental programme once it is paid in full.
At Vero and Versa you pay a reservation deposit, then the rest of the first 10% at the pre-contract, 20% at the contract, 25% at structural completion, 25% when the building is watertight and the last 20% on delivery.
So Portonovi lets you live in the apartment while you are still paying for it. At Porto Montenegro you pay as the building rises and move in at the end.
Boats, beaches and getting there
Porto Montenegro is the bigger marina, with 512 berths and room for superyachts up to 250 m. It has no beach of its own, but Tivat's City Beach is a short walk, and for the truly beautiful beaches you take a boat. Tivat airport is five minutes away.
Portonovi's D-Marin marina has 238 berths for yachts up to 120 m, and it sits at the mouth of the bay, a short run to open sea. There are two beach clubs in the resort. Dubrovnik airport is about 40 minutes away, Herceg Novi 10 to 15 minutes, and Tivat airport 45 to 60 minutes using the ferry.
What I tell buyers
Portonovi is the best-built project on this coast, and the quietest. The construction quality is a level above what generally gets delivered in Montenegro, and you notice it in person. It is for someone who wants privacy, calm and a finished home.
Porto Montenegro is a lifestyle purchase. You are buying the marina, the brand and the community, and life around you every day of the year. It suits someone who wants restaurants, cafés and people on the doorstep, and it is the easier way in on price.
I represent both, so I have no reason to push you one way. I ask how you actually want to live there, then show you the homes that fit.
Questions buyers ask me
Which is better, Portonovi or Porto Montenegro?
It depends on how you want to live. Portonovi is private and quiet: a finished resort village at Kumbor where the village is closed to outsiders and homes are ready to move into. Porto Montenegro is lively all year, a marina town in Tivat with restaurants, cafés and families, where new apartments hand over at the end of 2029.
Is Portonovi more expensive than Porto Montenegro?
Yes, at entry. On the developers' sheets of September 2026, the cheapest new home at Portonovi is a one-bedroom at €840,000, while Porto Montenegro starts with a studio at €412,000. A one-bedroom of about 80 m² total starts at €678,000 at Vero and €840,000 at Portonovi.
Can I move in straight away?
At Portonovi, yes. It was completed in 2020 and you get the keys within 15 days of paying 20%. The new Vero and Versa apartments at Porto Montenegro are off-plan, with handover at the end of 2029.
Is Portonovi a gated community?
The village is closed to outsiders. The public can walk the promenade along the sea, but not the residential village behind it.
Which has the bigger marina?
Porto Montenegro, with 512 berths and superyachts up to 250 m. Portonovi's D-Marin marina has 238 berths for yachts up to 120 m and sits at the entrance to Boka Bay.
What are the payment terms at Portonovi?
20% when you sign the contract, keys within 15 days, and the balance interest-free in quarterly instalments over up to four years in the Village Residences or five years in the Marina Residences. Each plan needs the developer board's approval.
What are the service charges?
At Portonovi about €96 to €108 per m² of total area a year, depending on the residence. At Vero and Versa €70 per m² of total area a year.
Which airport is closer?
For Porto Montenegro, Tivat airport, five minutes away. For Portonovi, Dubrovnik airport, about 40 minutes, or Tivat in 45 to 60 minutes with the ferry.
Can a foreigner buy at both, and are prices with VAT?
Foreigners can buy apartments in Montenegro in their own name, and the process is the same at both. Prices on developer stock at both include VAT, and there is no transfer tax when you buy new from the developer. My buying property in Montenegro guide walks through it.
See the actual homes
Not sure which fits you?
Tell me how you would use it, your budget and how many bedrooms you need. I will send you the current lists from both, with the two or three homes I would look at first.
Message me on WhatsAppAna Pajkovic is an authorised sales partner for Portonovi and for Porto Montenegro. Prices, availability and handover dates are from the developers' sheets dated 15 September 2026 (Portonovi), 8 September 2026 (Vero) and 1 September 2026 (Versa), and they change. Confirm current figures with me before deciding.