Oravista
Kotor, Bay of Kotor
Boutique hillside residences with panoramic bay views
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About Oravista
Oravista is a boutique residential development on the hillside above Kotor, overlooking one of Europe's most dramatic natural settings - the Bay of Kotor. Designed by Gradient Architecture, the project brings together Mediterranean building tradition and contemporary design across two intimate, low-rise structures.
Each residence features floor-to-ceiling glazing, natural stone and warm timber finishes, and a private terrace with unobstructed views of the bay, surrounding mountains, and Adriatic coastline. Amenities include a private pool, landscaped gardens, a children's playground, a security system, a 15-space underground garage, and property maintenance.
Of 15 residences across two intimate buildings, only 2 remain available - both penthouses are sold. Oravista offers a rare opportunity to own a turnkey residence in one of Montenegro's most sought-after coastal locations - just minutes from Kotor's UNESCO Old Town and Tivat International Airport.
Project Highlights
Location
Orahovac, Bay of Kotor
Type
15 residences across two intimate buildings
Unit Types
Studio & 1-Bedroom (both penthouses sold)
Unit Sizes
Studio 33 m², 1-Bedroom 55 m² + 37 m² terrace
Ground-floor
Private yards 18-22 m²
Parking
15-space underground garage - €30,000 per space
Amenities
Private pool, gardens, playground
Status
Under construction
My take
Oravista - Ana Pajkovic
Buy Oravista to use it, not for yield.
You get the Boka Bay views without renovating old stock or waiting years through construction, because it's nearly finished. For foreigners who don't want a villa but do want something decent in the bay, there isn't much else like it.
On the 80% due at signing - that number looks alarming out of context. Construction is in its final phase, so you're paying for a nearly finished building rather than funding a hole in the ground. The security is the developer's track record, several well-delivered buildings in Podgorica, plus a notarised contract and a zabilježba registered against your specific unit. I walk every buyer through that before anything is signed.
As an investment, my honest view: this is an EU-accession appreciation play on roughly a 2028 horizon, and nothing more. I don't believe the rental yields justify it. Buy it to use it and let the EU story work in the background.
Skip it if you're yield-driven.
Project Credentials
DEVELOPER & ARCHITECT
Montenegro-based development and architecture studio behind Oravista. Known for boutique, design-led residential projects with a hands-on approach to quality - from concept through construction.
Why This Opportunity Exists
A rare combination of boutique scale, dramatic setting and accessible pricing creates a compelling window.
Boutique by Design
Only 2 residences remain available of 15 across two intimate buildings; both penthouses are sold. Most new supply is large-scale or waterfront - this is neither.
Bay - Irreplaceable Setting
Overlooking one of Europe's most protected coastal landscapes - the Bay of Kotor is the setting, not just the address.
Below Comparable Prestige Markets
Entry price well below hillside and view properties in Croatia, Greece, or the Côte d'Azur with equivalent settings.
Pathway to EU Candidate Residency
Property ownership in Montenegro above €150,000 can support a residency application. Learn more
Pricing Overview
Only 2 residences remain available of 15. Both penthouses are sold. Contact for current pricing and floor plans.
| Unit Type | Area | Price | Availability |
|---|---|---|---|
| Studio | 33 m² | €170,000 | Available |
| 1-Bedroom | 55 m² + 37 m² terrace | €445,000 | Available |
| Penthouse | - | - | Sold |
| Penthouse | - | - | Sold |
Updated September 2026.
Optional with either unit: garage space €30,000, storage €15,000.
Only 2 residences remain available of 15. Both penthouses are sold. Contact for current pricing and floor plans.
Payment Structure
Simple 2-phase plan. 80% due on signing, 20% on handover at completion.
| Phase | % | Note |
|---|---|---|
| Reservation & Contract signing | 80% | Due on signing |
| On handover / completion | 20% | Due at key handover |
Location & Surroundings
Oravista sits on the hillside above Kotor, offering elevated views across the entire Bay of Kotor - from the open Adriatic to the ancient city walls climbing the mountain behind. The location combines privacy and seclusion with easy access to everything the bay has to offer.
Who This Works For
View collector
Seeking one of the most dramatic residential settings on the Adriatic coast.
Lifestyle buyer
Wanting a private Mediterranean base with UNESCO Old Town on the doorstep.
Residency seeker
Using property ownership to support a Montenegro residency application.
Gulf / MENA investor
Diversifying into European coastal real estate below comparable Mediterranean markets.
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Complete price list, unit availability, payment plan, and my honest take on which units to avoid.
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Oravista - frequently asked questions
How many units are available at Oravista?
Two units remain available - studio and a 1-bedroom. Both penthouses are sold.
How much do Oravista apartments cost?
Two units remain: a 33 m² studio at €170,000 and a 55 m² + 37 m² terrace 1-bedroom at €445,000. Garage space (€30,000) and Storage (€15,000) can be added to either.
When will Oravista be completed?
Construction is in its final phases.
What is the Oravista payment plan?
A simple 2-phase plan: 80% on signing, 20% on handover at completion.
Where is Oravista located?
In Orahovac, on the Bay of Kotor.
Is parking included at Oravista?
A 15-space underground garage serves the two buildings. Garage spaces are sold separately at €30,000.
Does buying at Oravista qualify for Montenegro residency?
Property ownership in Montenegro above €150,000 can support a residency application.
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
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Starting from
2 apartments remaining