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.
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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
First handover
Dec 2027
Complex complete
Dec 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, a 6-minute drive 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. Every upper-floor apartment has sold, and between June and September the developer raised prices on every unit that carried one, by 10% to 25%: the entry price went from €239,926 to €299,798 over the summer. That's what a project does when the early stock clears.
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.
Starting Price for a Garden Apartment
Well below similar coastal new-builds in Croatia, Greece, or southern Spain. Eleven of the fifteen available apartments are ground-floor homes with a private garden, from the price list effective 15 September 2026.
Year-Round Livability
Schools, healthcare, retail, and a growing expat community make Tivat practical year-round - not just seasonal.
Guaranteed Minimum Yield Option
Marked against nine Phase 1 apartments only, net of the management fee, maintenance and utilities, and requiring the turn-key furniture package. Phase 2 carries no marker. Participation closes 30 October 2026.
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 effective 15 September 2026. Fifteen apartments are available: 11 ground-floor homes, each with its own garden, and 4 penthouses with a private rooftop Sky Garden. Every upper-floor apartment is sold.
| Unit Type | Units | Price From | Price To | Internal Area | Total Area | €/m² (Total Area) | Availability |
|---|---|---|---|---|---|---|---|
| 1-Bedroom Apartment (upper floor) | - | - | - | 44-50 m² | 51-57 m² | - | Sold out |
| 2-Bedroom Apartment (upper floor) | - | - | - | 65-76 m² | 72-83 m² | - | Sold out |
| Ground Floor (1-Bed) | 3 | €299,798 | €446,341 | 45-49 m² | 71-126 m² | - | Available |
| Ground Floor (2-Bed) | 8 | €455,218 | €496,271 | 69-76 m² | 107-120 m² | - | Available |
| Penthouse (Sky Garden) | 4 | €824,971 | €934,151 | 88-91 m² | 248-260 m² | €3,264-€3,590 | Available |
| Parking Space (some with storage) | 18 | €33,858 | €42,323 | - | - | - | Available |
All figures are from the price list effective 15 September 2026. Internal and total are the developer’s gross (bruto) figures; total adds terrace, garden and roof patio. Every ground-floor apartment has a private garden of 7 to 48 m² on top of an 18 to 29 m² terrace. Sold units carry no price on that list, so no price is shown for them. Parking: €33,858 for a plain space, €37,125 with a 3 m² storage in Phase 2, €42,323 with storage in Phase 1. Two motorcycle spaces are on hold and unpriced.
As of the 15 September 2026 price list: every upper-floor one- and two-bedroom apartment is sold. Between June and September the developer raised prices on every unit that carried one, by 10% to 25%. Availability changes regularly. Ask for the current list.
The penthouses
Four penthouses were released in September after a year on hold, from €824,971 to €934,151. Each has a private rooftop Sky Garden, which is why total area runs 248 to 260 m² against 88 to 91 m² internal. On total area they are the cheapest in the scheme, at €3,264 to €3,590 per m², and on internal area the dearest. Two more penthouses remain on hold and four are sold.
The two phases, and why the choice matters
Phase 1 is houses 83, 84, 84a, 85 and 85a, handing over Q4 2027. These carry the 4.2% yield option. Phase 2 is houses 76, 76a, 77, 77a and 78, handing over in 2028 and marked pre-sale: cheaper at the entry, with €299,798 the lowest price in the scheme, but no yield marker. Houses 76 and 76a have no prices at all right now.
Comparing? Boka Verde vs Centrale at Luštica Bay
Payment Structure
30% on contract signing, then interest-free instalments tied to construction progress through to handover. You pay as the project advances - not before.
- 1Contract signing - 30%
- 2Concrete and break walls
- 3Windows
- 4Facades
- 5Rough finish
- 6Construction completed
- 7Post-construction
- 8Final completion and handover
The last instalment for Phase 1 falls Oct-Dec 2027. The September list carries no schedule, so the split is confirmed per unit at reservation - ask me for the schedule on your apartment before you commit. The first house (84a) completes December 2027; the whole complex completes December 2028.
Running costs
Monthly complex maintenance: €3.50/m² a month, charged on internal gross area. It covers upkeep of the complex, including the planted terraces and gardens.
Rental guarantee
The 15 September 2026 price list marks a 4.2% guaranteed minimum net return against nine apartments, all of them in Phase 1. Phase 2 carries no yield marker at all. That is the developer's offer, not my projection.
The guarantee runs for the first three years from the official start of rental operations. If actual net rental income falls below 4.2%, the developer covers the difference regardless of occupancy. The figure is stated after booking fees, management fee, maintenance and utilities. Individual taxes are separate and depend on the purchaser's own circumstances.
Letting is run by the developer's own company, and I have not seen its agreement or its fee in writing. Ask for the letting contract and the management fee before you count the 4.2% as income.
Two conditions apply: the residence must be bought off-plan together with the turn-key upgrade package, which is the furniture, quoted per unit and not optional if you are buying for the yield. Participation closes 30 October 2026. Eligibility and the exact figure are confirmed per unit at reservation.
Returns are guaranteed for the first 3 years; treat anything past the guaranteed term as Tivat's tourism curve, not a fixed return.
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.
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Boka Verde - frequently asked questions
How much does an apartment at Boka Verde cost?
Fifteen apartments are available on the price list effective 15 September 2026. Ground-floor one-bedrooms run €299,798 to €446,341, ground-floor two-bedrooms €455,218 to €496,271, and the four penthouses with a private rooftop Sky Garden €824,971 to €934,151. Every ground-floor home has a private garden of 7 to 48 m² on top of an 18 to 29 m² terrace. Every upper-floor apartment is sold. The developer marks a 4.2% guaranteed minimum yield against nine Phase 1 apartments.
Why do I see Boka Verde advertised from around €200,000?
The upper-floor apartments are sold and some agency sites are still listing them at old prices. Between June and September 2026 the developer also raised prices on every unit that carried one, by 10% to 25%, so the entry price moved from €239,926 to €299,798. If you see a lower figure, ask whether that unit is still available.
When will Boka Verde be completed?
Phase 1, houses 83, 84, 84a, 85 and 85a, hands over in Q4 2027, with the first house completing December 2027. Phase 2, houses 76, 76a, 77, 77a and 78, hands over in 2028, and the whole complex completes December 2028.
Does Boka Verde offer a rental programme?
Yes - a managed rental programme with a 4.2% guaranteed minimum net return for the first three years, marked against nine Phase 1 apartments only. Phase 2 carries no marker. It requires the turn-key furniture package and participation closes 30 October 2026.
Where is Boka Verde located?
In Župa, Tivat, across from Župa Park: a 6-minute drive from Porto Montenegro, 5 minutes from Tivat Airport and 600 m from City Beach, with schools, healthcare and retail making Tivat practical year-round.
Is parking available at Boka Verde?
Yes - 18 spaces are available. A plain space is €33,858, €37,125 with a 3 m² storage in Phase 2 and €42,323 with storage in Phase 1.
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
€299,798
Handover Dec 2027 - Dec 2028
Updated 15 September 2026 · Availability changes regularly. Ask for the current list.
Request Available UnitsStarting from
€299,798