Boka Place
Porto Montenegro, Tivat
One residence remains. Boka Place has sold down to a single apartment: a 191 sqm two-bedroom duplex in Block Mistral, finished and ready to move into, with access to the SIRO hotel pool and wellness floors.
From €1,122,450 · 1 residence available · Updated August 2026
My take
Boka Place - Ana Pajkovic
Boka Place is the entry ticket into the Porto Montenegro lifestyle.
It's still Porto, but a tier down and closer to regular humans. The shopping mall inside the complex tells you the positioning - more everyday, more accessible, and not as upscale as the marina-front residences. That's a feature if it's what you actually want.
It's also move-in ready, which is rare here. No construction risk, no waiting.
What's changed is the choice. In February the range started at €359,981 and there was a spread of studios and one-beds. Those are gone. What's left is one duplex at the top of the range, so this is no longer a project you browse. It's one apartment you either want or you don't.
Skip it if you want a beach at your doorstep. Look at Portonovi.
The available residence
Mistral 2.01.09 - two-bedroom duplex
The last residence available directly from the developer.
Why the last developer unit is worth more than it looks
There's a tax reason to buy this one rather than wait for someone to resell inside the building.
A first sale directly from a developer carries 21% VAT, and that VAT is already inside the price. There is no transfer tax on top of it.
A resale is different. The buyer pays Montenegro's progressive transfer tax: 3% up to €150,000, 5% from €150,000 to €500,000, and 6% above that. At Boka Place prices that's roughly €58,000 on a €1.1M resale.
So a resale here has to come in around €58,000 below the developer's price just to break even with it. Sometimes it does. Often it doesn't, and buyers work that out after they've committed.
Project Highlights
Location
Porto Montenegro, Tivat
Type
Luxury residences, five-star hotel & retail village
Residential Blocks
3 - Mistral, Ostro, Sirocco
Managed Residences
Kerzner-managed homes
Hotel
SIRO Boka Place - by Kerzner International
Pool
25-metre with retractable roof
Airport
~5 min drive from Tivat Airport
Status
Move-in ready
Project Credentials
DEVELOPER
Owner and developer of Porto Montenegro - one of the Mediterranean's most prestigious superyacht marinas and lifestyle destinations.
HOTEL OPERATOR & RESIDENCE MANAGER
The global hospitality group behind One&Only and Atlantis resorts. Operates SIRO Boka Place and manages the branded residences.
WELLNESS HOTEL BRAND
Kerzner's pioneering fitness and wellness hotel concept, blending performance, recovery, nutrition and mindful living into a single transformative experience.
What you get with it
Kerzner-managed residence
Direct access to the SIRO hotel pool and wellness facilities, with the residence managed by the operator behind One&Only and Atlantis.
SIRO wellness hotel
Fitness Lab, Recovery Lab, specialised movement studios, breathwork and mindfulness spaces, and dining built around nutrition.
25-metre pool with retractable roof
Usable year round rather than seasonally.
Retail and activity hub
Open-concept village with a Voli supermarket, Cine Grand Epic cinema, Jamie's Italian and alfresco dining around a public square.
Year-round livability
Botanical gardens, water features, leisure spaces and a two-storey secured underground garage with 425 spaces.
Pathway to residency
Property ownership in Montenegro can support a residency application. More on the buying process
Property Features
| Feature | Detail |
|---|---|
| Available now | One residence: Mistral 2.01.09, 191.29 sqm two-bedroom duplex |
| Managed residences | Kerzner-managed, with access to hotel pool and wellness facilities |
| Unit mix (as built) | Studios to 3-bed penthouses and 2-bed duplexes |
| SIRO wellness hotel | Five-star, by Kerzner International |
| Wellness offerings | World-class fitness, recovery, nutrition and mindfulness |
| Pool | 25-metre with retractable roof |
| Retail village | Open-concept, anchored by Voli supermarket and Cine Grand Epic cinema |
| Dining | Contemporary alfresco dining including Jamie's Italian |
| Leisure | Botanical gardens, water features and leisure spaces |
| Parking | Two-story secured underground garage, 425 spaces |
Pricing Overview
Confirmed directly with the developer on 8 August 2026. One residence remains at Boka Place: Mistral 2.01.09, a 191.29 sqm two-bedroom duplex at €1,122,450 with VAT included. Parking and the furniture package are priced separately.
The February 2026 range, which started at €359,981, is fully sold. So is the €999,293 Ostro apartment listed in the developer's June sheet.
1 residence available · €1,122,450 · Kerzner-managed residences with SIRO hotel access. Request the live unit sheet.
Prices include VAT. All plans, square metres, dimensions, specifications, furniture and features are preliminary and subject to change without notice. FF&E is not included in property price and is available as a separate package upon request. Community fees: €78/m² per annum. Property tax: 0.35% - 0.6% of Unit and Parking price.
Resales at Boka Place
Sold out from the developer doesn't mean sold out.
Boka Place is finished and owned, which means apartments here change hands. Owners resell, plans change, and units come back to the market that never appear on a developer availability sheet.
I source those directly. That means finding what's genuinely for sale inside Mistral, Ostro and Sirocco, checking what condition and what floor you're actually buying, and telling you what it should be worth rather than what it's listed at.
Two things to know before you go down this route:
A resale is not automatically cheaper. You pay Montenegro's transfer tax on top, which at this price level is around €58,000. A resale has to come in about that much below the developer's price just to draw level.
Not every unit is worth chasing. Some resales here are priced on hope. I'll tell you which ones, and I'd rather talk you out of a bad one than earn from it.
I don't take a buyer commission in Montenegro.
If Boka Place isn't the one
You want Porto Montenegro at a different level
Vero Residences and Versa Residences are in the same marina with a wider spread of units.
You want Tivat but not Porto
Dreams by Dukley is walkable to the marina at a different price point.
Location
Tivat Airport
5 min drive
Old Town Tivat
10 min walk
Tivat City Beach
600 meters
Who This Works For
Luxury lifestyle buyer
Seeking a turnkey Mediterranean residence with five-star wellness amenities and Kerzner-managed services on your doorstep.
Wellness-focused owner
Drawn to SIRO's integrated fitness, recovery and mindful living philosophy as a daily lifestyle - not just a holiday.
Residency seeker
Using property ownership to support a Montenegro residency application in an EU candidate country.
Buyer who wants no construction risk
Move-in ready is unusual in this market. Most of what's for sale in Tivat is off-plan with a two to three year wait.
Considerations
One residence remains, and it's a duplex at the top of the range. If your budget or your layout needs are different, Boka Place has nothing else to offer you and I'd rather tell you that here than after three emails.
Montenegro is an EU candidate country but not yet an EU member. Legal and tax frameworks may differ from established EU markets. For a full breakdown of Porto Montenegro and the buying process, see my Porto Montenegro Property guide.
All prices include VAT. Areas, specifications and finishes are preliminary and subject to change without notice. Furniture (FF&E) is priced separately and available as a package upon request.
This is a lifestyle purchase first. Rental returns at Porto Montenegro are real but secondary, and anyone leading with a yield number is selling you something.
Follow the latest Montenegro market signals on my Insights page.
Other Tivat developments
One residence left at Boka Place
Send me your budget and what you want it for, and I'll tell you straight whether this apartment is the right answer or whether you should be looking somewhere else in Tivat.
I don't take a buyer commission in Montenegro.
No WhatsApp? Email me directly at hello@anapajkovic.com
Ana Pajkovic - Authorized sales partner for Boka Place
anapajkovic.com
Boka Place - frequently asked questions
How much does an apartment at Boka Place cost?
One residence remains: Mistral 2.01.09, a 191.29 sqm two-bedroom duplex at €1,122,450 with VAT included. Parking and furniture are priced separately. Everything below that price point has sold.
Is the €999,293 apartment at Boka Place still available?
No. Ostro 3.01.04 has sold. It still appears on introducer sheets circulating from July, which is why you may see Boka Place quoted from €999,293. As of 8 August 2026, confirmed with the developer, one residence remains: Mistral 2.01.09, a two-bedroom duplex of 191.29 m² at €1,122,450 including VAT.
How many units are still available at Boka Place?
One, as of August 2026. The development is otherwise sold out from the developer. Resales come up from time to time and I can source those on request.
Can I buy a resale at Boka Place?
Yes. Boka Place is finished and owned, so apartments change hands here even though the developer is effectively sold out. Those units don't appear on any developer availability sheet. I source them directly on request. Bear in mind a resale carries transfer tax that a first sale from the developer does not, which at this price level is around €58,000.
Is Boka Place ready to move in?
Yes. It's finished, which is unusual in Tivat, where most stock is off-plan. It's about a five-minute drive from Tivat Airport.
What is SIRO Boka Place?
SIRO is Kerzner International's fitness and wellness hotel concept, from the group behind One&Only and Atlantis. It operates at Boka Place, and the branded residences have direct access to the hotel pool and wellness facilities.
Do I pay transfer tax on a Boka Place apartment?
Not on a first sale from the developer. The 21% VAT is already inside the price and no transfer tax applies. On a resale you would pay Montenegro's progressive transfer tax of 3% to 6%, which at this price level is around €58,000. Calculate it here
What blocks does Boka Place have?
Three: Mistral, Ostro and Sirocco, combined with the five-star SIRO hotel and a retail village inside Porto Montenegro.
Who develops Boka Place?
Adriatic Marinas, the owner and developer of Porto Montenegro. The residences are managed in partnership with Kerzner International.
Related reading
- Where to buy property in Montenegro - the advisor's map
- Buying property in Montenegro - the 2026 buyer's guide
- All current properties I am tracking
Independent advisory, no buyer commission in Montenegro.
Starting from
€1,122,450