Boka Verde
Župa, Tivat
Modern residential apartments near Porto Montenegro designed for year-round living and long-term rental demand. Boka Verde is in Župa, Tivat. It is a separate project from Boka Place at Porto Montenegro, and the two are often confused.
Project Highlights
Location
Župa, Tivat
Type
Residential apartments
Total units
~50
Porto Montenegro
6 min drive / ~25 min walk
City Beach
600 m
Airport
5 min drive
Tivat town centre
~20 min walk
Status
Under construction
Phase 1 handover
Q3 2027
Phase 2 handover
Q3/Q4 2028
My take
Boka Verde - Ana Pajkovic
This is the one I point to when someone wants to actually live in Tivat, not just own a piece of it.
It's across from Župa Park, ten minutes' walk from Porto Montenegro and 600 m from City Beach. Close to everything, but set back far enough to be quiet. The garden-led layout and clean Scandinavian design make it feel like living in a house rather than an apartment block, and there's nothing comparable at this level in Tivat right now.
It's priced above older Tivat resale and well below the luxury resort tier. All the standard one-bedrooms have already sold, which tells you the pricing landed.
My read on the area, and it is a read rather than something you can look up: Župa becomes Tivat's next luxury address. Building permits have been issued for a five-star branded international resort on the undeveloped stretch below, towards the sea, and the rest of that lower area follows over the next few years. I'd expect capital appreciation here to outrun most of Tivat because of it.
Skip it if you're buying the big-resort lifestyle - marina, branded residences, hotel services. That buyer belongs in Porto Montenegro or Luštica Bay.
Project Credentials
DEVELOPER
International development and property management company bringing world-class service standards to Montenegro.
ARCHITECT
Swedish firm with a global portfolio of residential and mixed-use design
INTERIOR DESIGN
Architecture MasterPrize recognition
MARKET RESEARCH
Global real estate advisory
Why This Opportunity Exists
A combination of location, pricing, and market dynamics creates an investment window.
Strategic Location Near Porto Montenegro
One of the closest residential areas to Porto Montenegro that still offers mid-market pricing.
Available Garden Apartments (Total Area)
Well below similar coastal new-builds in Croatia, Greece, or southern Spain. Per m² on total (indoor + outdoor) area across the 12 currently available units, from the 12 June 2026 price list.
Year-Round Livability
Schools, healthcare, retail, and a growing expat community make Tivat practical year-round - not just seasonal.
Guaranteed Minimum Rental Return (first 3 years)
Managed rental program with a guaranteed minimum return, net of the 30% management fee, maintenance, and utilities. Confirmed per unit at reservation.
Pathway to EU Candidate Residency
Property ownership in Montenegro can support a residency application. Learn more about buying property in Montenegro
Pricing Overview
Prices taken from the developer’s price list dated 12 June 2026, confirmed current on 10 August 2026. Range: €239,926 to €452,587. All standard (non-ground-floor) 1- and 2-bedroom apartments are sold. Contact for current unit-level availability.
| Unit Type | Units | Price From | Price To | Internal Area | Total Area | €/m² (Total Area) | Availability |
|---|---|---|---|---|---|---|---|
| 1-Bedroom Apartment | - | - | - | 44-50 m² | 51-57 m² | - | Sold out |
| 2-Bedroom Apartment | - | - | - | 65-76 m² | 72-83 m² | - | Sold out |
| Ground Floor (1-Bed) | 3 | €239,926 | €374,390 | 45-50 m² | 56.96-113.18 m² | €3,195-€4,212 | Available |
| Ground Floor (2-Bed) | 9 | €401,006 | €452,587 | 65-76 m² | 101.14-138.65 m² | €3,195-€4,212 | Available |
| Penthouse (Sky Garden) | 7 | On request | On request | 81-94 m² | 216-248 m² | On request | On hold - enquire |
| Parking Space (some with storage) | 22 | €29,700 | €37,125 | - | - | - | Available |
€/m² is calculated on total (indoor + outdoor) area across the 12 available ground-floor apartments on the 12 June 2026 price list. Sold units carry no price on that list, so no price or €/m² is shown for them. Parking prices vary depending on whether a storage unit (3 m²) is included.
As of the 12 June 2026 price list: 12 apartments available, all ground-floor garden formats - 3 one-bedrooms from €239,926 and 9 two-bedrooms from €401,006, up to €452,587. All standard one- and two-bedroom apartments are sold. 7 penthouses are currently on hold. 22 parking spaces available. Contact for the live unit-level sheet.
Payment Structure
7 milestone-based installments tied to construction progress. You pay as the project advances - not before.
| Phase | % | Period |
|---|---|---|
| Concrete & break walls | 30% | Jan-Jun 2026 |
| Windows | 10% | Jul-Sep 2026 |
| Facades | 10% | Oct-Dec 2026 |
| Rough finish | 10% | Jan-Mar 2027 |
| Construction completed | 10% | Apr-Jun 2027 |
| Post-construction | 10% | Jul-Sep 2027 |
| Final completion & handover | 20% | Oct-Dec 2027 |
40% on contract signing - covering the concrete and break-walls stages - followed by staged installments aligned to verified construction milestones (a 40/60 payment plan). Phase 1 (blocks 83, 84, 84a, 85, 85a): handover Q3 2027. Phase 2 (blocks 76, 76a, 77, 77a, 78): handover Q3/Q4 2028.
Guaranteed Rental Returns
Rental income is guaranteed for the first 3 years from commissioning through a managed rental program. Figures are calculated after a 30% all-inclusive management fee covering furnishing, maintenance, marketing, and guest management. Guaranteed income is confirmed per unit at reservation, based on the specific apartment and current rental data - contact me for the figures on available units.
Returns are guaranteed for the first 3 years; long-term performance depends on occupancy and market conditions.
Location
Porto Montenegro
6 min drive / ~25 min walk
City Beach
600 m
Tivat Airport
5 min drive
Tivat town centre
~20 min walk
Who This Works For
Families & long-term living
Knightsbridge and Arcadia international schools and Tivat Airport are minutes away - built for year-round life, not just a holiday base.
Passive income investor
Seeking a guaranteed ~4% minimum yield, first 3 years, with zero operational burden
Lifestyle buyer
Wanting a Mediterranean base with rental income when away
Residency seeker
Using property ownership to support a Montenegro residency application
Gulf / MENA investor
Diversifying into European coastal real estate at accessible entry points
Considerations
The project is currently under construction, so buyers should be comfortable with an off-plan purchase timeline.
Rental projections are based on developer assumptions and market conditions. The three-year guarantee reduces short-term uncertainty, but long-term performance will depend on tourism growth and rental demand.
Montenegro is an EU candidate country but not yet an EU member. For a full breakdown of the buying process, taxes, and legal requirements, see my Buying Property in Montenegro guide.
Follow the latest Montenegro market signals on my Insights page.
Get the full file
Get the full Boka Verde File
Complete price list, unit availability, payment plan, and my honest take on which units to avoid.
Prefer to talk? Book a 15-min call with Ana.
Boka Verde - frequently asked questions
How much does an apartment at Boka Verde cost?
Available apartments run from €239,926 to €452,587 - three one-bedrooms from €239,926 and nine two-bedrooms from €401,006. All 12 are ground-floor garden formats; the standard one- and two-bedroom apartments are sold. That works out at €3,195-€4,212 per m² on total area, well below comparable coastal new-builds in Croatia, Greece or southern Spain. Seven penthouses are currently on hold. Figures from the 12 June 2026 price list.
Why do I see Boka Verde advertised from around €200,000?
The upper-floor one- and two-bedroom apartments are sold, and some agency sites are still listing them. What remains, on the developer’s price list dated 12 June 2026, is 12 ground-floor garden apartments: three one-bedrooms from €239,926 and nine two-bedrooms from €401,006, up to €452,587. If you see a lower figure, ask whether that unit is still available.
When will Boka Verde be completed?
Phase 1 handover is scheduled for Q3 2027 and Phase 2 for Q3/Q4 2028.
Does Boka Verde offer a rental programme?
Yes - a managed rental programme with a guaranteed minimum return for the first 3 years, net of the 30% management fee, maintenance and utilities, confirmed per unit at reservation.
Where is Boka Verde located?
In Župa, Tivat, near Porto Montenegro, with schools, healthcare, retail and a growing expat community making Tivat practical year-round.
Is parking available at Boka Verde?
Yes - parking spaces cost €29,700-€37,125, some with storage.
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
€239,926
Phase 2 · handover Q3/Q4 2028
Updated 12 June 2026 · 12 apartments available
Request Available UnitsStarting from
€239,926