Heights pool and resort terraces at Luštica Bay
Under constructionDelivery: Q3 2026
Heights terrace dining with pergola and Adriatic sea view
Heights hillside apartments with Mediterranean landscaping
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Heights

Luštica Bay, Montenegro

A refined hillside enclave set amongst olive trees and lavender paths - from studios to three-bedroom penthouses with panoramic golf course and sea views.

Project Highlights

Location

Luštica Bay, Tivat

Type

Apartments

Collection

Heights

Bedrooms

Studio to 3

Tivat Airport

12 km / 15 min

Golf Course

18-hole Gary Player

Status

Off-plan

Delivery

December 2027

Project Credentials

DEVELOPER

Orascom Development Holding

Swiss-listed, €1.5B total investment in Luštica Bay

GOLF COURSE DESIGNER

Gary Player Design

Legendary firm behind 400+ courses worldwide

NEIGHBOURHOOD

The Peaks

Montenegro's first residential golf community

RESORT OPERATOR

Luštica Bay Management

Year-round services incl. rental programme, concierge, maintenance

Why Heights

Lowest Entry Into The Peaks

Heights offers the most accessible price point in Luštica Bay's premium golf neighbourhood - studios from €390,000, one-beds from €506,000, opening the door to a resort that commands €6,700+/m² on average.

Hillside Position Above the Fairways

Every Heights unit looks across the Gary Player golf course toward the sea. The elevated hillside setting ensures unobstructed sightlines that lower-lying neighbourhoods cannot offer.

Projected Gross Rental Yield

Luštica Bay's professional rental management programme and growing year-round tourism drive strong seasonal returns. Studios and one-beds are particularly attractive for short-term rental income.

Property Tax in Tivat

One of Europe's lowest annual property tax rates. Developer-sold units are exempt from transfer tax on first purchase.

Montenegro EU Accession 2028–2030

Pre-EU pricing combined with strengthening legal frameworks. Investors are positioned before the price convergence that EU membership typically brings.

Pricing Overview

Contact for current unit-level pricing and availability. Sizes shown are based on developer floor plans.

Unit TypeAreaPrice FromTotal UnitsAvailability
Studio45 m²€390,0001Available
1-Bedroom62 – 67 m²€506,000 – €567,0004Available
2-Bedroom92 – 93 m²€716,000 – €753,0005Available
3-Bedroom108 – 183 m²€862,000 – €1,591,0004Available

Heights offers 14 hillside residences at Luštica Bay, with unit types ranging from a studio to three-bedroom apartments. All units delivering Dec 2027. Contact for current pricing and availability.

Investment Perspective

Gross Rental Yield5–8% annually (studios/1-beds can exceed 8% in peak season)
Property Tax (Tivat)0.35% of cadastral value per year
Transfer TaxExempt when purchasing from developer
Capital Gains Tax15% for individuals
Rental Income Tax15% flat on net income (30–70% expense deductions)
Price Growth (2025)~20% year-on-year nationally
EU Accession TimelineTargeted 2028–2030 - pre-EU pricing opportunity

Luštica Bay offers a professional rental management programme for Heights owners. Services include marketing and listing on booking platforms, guest communication and reception, housekeeping and maintenance, and full financial and occupancy reporting. Studios and one-bedroom units are particularly well-suited for short-term rental, benefiting from strong seasonal demand and manageable running costs.

The Golf Course

Heights sits above Montenegro's first 18-hole championship golf course, designed by the legendary Gary Player Design firm. Set across 86 hectares between Boka Bay and the Adriatic, the course features picturesque vistas in every direction. Each hole has been thoughtfully crafted to maximise the beauty of the natural landscape while maintaining an ecological approach.

Gary Player Design is renowned worldwide for creating courses that blend seamlessly with their surroundings. The Luštica Bay course follows this philosophy, with indigenous Mediterranean planting, natural stone, and terrain that works with the peninsula's contours rather than against them.

Heights residents enjoy an elevated vantage point above the fairways, with many units offering direct views of the course stretching toward the coast. The proximity to the clubhouse and driving range makes Heights an ideal base for golf enthusiasts who want to step out and play.

The Heights Neighbourhood

Heights is designed as a refined hillside enclave set amongst olive trees and lavender paths. Traditional Adriatic architecture - natural stone, warm timber, and terracotta accents - evokes the heritage of the region's coastal villages while the interiors are thoroughly contemporary.

The neighbourhood features landscaped communal gardens, gathering points, and a central plaza that foster a sense of community. Walking trails wind through the hillside, connecting Heights to the golf course below and to Centrale's services above. The design prioritises privacy without isolation - each residence feels secluded while remaining part of a connected, year-round community.

Location

Heights occupies an elevated hillside position within The Peaks neighbourhood, overlooking the Gary Player golf course with views reaching across the Adriatic Sea and Boka Bay. The setting combines the privacy and tranquillity of a hilltop retreat with convenient access to Luštica Bay's full range of amenities.

Tivat Airport

12 km / 15 min

Kotor (UNESCO)

12 km / 20 min

Dubrovnik Airport

62 km / 1 hr

Podgorica Airport

92 km / 1.5 hr

Within Luštica Bay, Heights is a short drive from Centrale (the town centre with restaurants, shops, and a medical clinic) and Marina Village (the waterfront promenade home to The Chedi five-star hotel, a 115-berth marina, and five beach clubs). The resort's planned 4.9 km Lungo Mare coastal path will connect all neighbourhoods on foot.

Who This Works For

First-Time Buyer

An entry into Luštica Bay's resort lifestyle from €390K. Ideal for those seeking a holiday home with rental income potential in one of Europe's fastest-growing coastal markets.

Investor

Strong short-term rental yields from studios and 1-beds, professional management, pre-EU pricing, and Europe's lowest property tax. A hands-off income asset.

Golf & Lifestyle Buyer

Wake up above the fairways. Heights combines golf-course living with five-star resort amenities, beach clubs, and the vibrant Marina Village waterfront.

Important Considerations

1

Construction timelines are estimates and subject to change. Delivery dates shown reflect developer projections as of February 2026.

2

Rental projections are based on market assumptions and historical data. Past performance does not guarantee future returns.

3

Buyers should seek independent legal, tax, and financial advice before committing to any purchase. Prices include VAT as of the date shown.

Follow the latest Montenegro market signals on my Insights page.

Ready to explore Heights?

Request the current availability sheet or chat with me on WhatsApp - I will be in touch within minutes.

Ana Pajkovic - Authorized sales partner for Luštica Bay

anapajkovic.com

Starting from

€390,000