Aerial view of Portonovi resort village and D-Marin marina at the entrance to Boka Bay, Herceg Novi, Montenegro

Move-in ready

Portonovi Village Residences stone-clad townhouses around a landscaped pool courtyard with olive trees, Herceg Novi

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Portonovi

Kumbor, Herceg Novi - entrance to Boka Bay

Boka Bay's gateway address - a completed 26-hectare resort village anchored by Europe's first One&Only, a Chenot Espace wellness centre and a 238-berth D-Marin marina. A limited pool of key-ready residences, many furnished and already earning rental income.

Project Highlights

Location

Kumbor, Herceg Novi - entrance to Boka Bay

Type

Resort village: apartments, penthouses & villas

Collections

Marina · Village · Sky Villas · One&Only Homes

Hotel

One&Only Portonovi - Europe's first

Wellness

Chenot Espace medical spa

Marina

D-Marin - 238 berths, yachts to 120 m

Public realm

71,468 m² of parks & promenades

Status

Completed - move-in ready

Project Credentials

DEVELOPER

Developer and operator of Portonovi, the flagship international project of its Azerbaijan-backed portfolio - delivered, title-registered and fully operational since 2020.

HOTEL OPERATOR

The ultra-luxury resort group chose Portonovi for its first European property. One&Only Portonovi anchors the village and lends its brand to the waterfront Private Homes.

MARINA OPERATOR

One of the Mediterranean's leading marina networks operates Portonovi's 238-berth superyacht marina, with member benefits across the D-Marin global network.

WELLNESS PARTNER

The legendary European health-and-longevity brand runs Chenot Espace at Portonovi - one of the most serious medical spas on the Adriatic.

Why This Opportunity Exists

A completed resort village at the mouth of Boka Bay - brand pedigree, marina infrastructure and genuine scarcity in one address.

Key-ready

Completed & Registered

No off-plan risk - buy a registered title, move in or rent out from day one.

1st in Europe

One&Only Anchor

The strongest hotel brand on the Adriatic underwrites the address.

238 berths

D-Marin Superyacht Marina

Yachts to 120 m at the bay's entrance, minutes from open water - with Montenegro's duty-free fuel regime.

Chenot

Medical Wellness Espace

Performance diagnostics, detox and longevity programmes steps from your door.

19 units

Limited Availability

One completed phase, no new first-line supply at Kumbor; many units furnished with rental history.

Residency

Pathway to EU Candidate Residency

Property ownership in Montenegro can support a residency application. Learn more

Property Features

Feature	Detail
Collections	Marina Residences (waterfront), Village Residences (low-rise around Central Park), Sky Villas (signature penthouses), One&Only Private Homes
Unit mix	1-4 bedroom apartments, penthouses, duplexes, villas
Sizes	79 m² - 611 m² total
Views	Marina, bay, panoramic sea, village & garden
Pools	Private pools on penthouses, Sky Villas & villas; shared pools in Village blocks
Furniture	Many units sold furnished (FFE), with rental income in place
Rental programme	Active resort rental pool - optional for owners
Parks & public realm	Central Park, Hillside Park, promenades - 71,468 m²
Beach clubs & dining	Two beach clubs, Marina Square restaurants, One&Only dining, Tapasake
Annual charges	~€95-115 per m² of total area

Pricing Overview

July 2026 availability. Aggregated ranges - contact for the current unit-level sheet.

Collection	Type	Total Area	Price
Marina Residences	1-Bedroom	79-82 m²	from €805,000
Marina Residences	2-Bedroom	120-222 m²	€1,450,000 - €2,375,000
Marina Residences	3-Bedroom	189-222 m²	€2,350,000 - €2,700,000
Marina Residences	Penthouse	266-321 m²	€3,150,000 - €3,575,000
Village Residences	1-Bedroom	104 m²	from €945,000
Village Residences	2-3 Bedroom	171-254 m²	€1,355,000 - €1,990,000
Village Residences	Villa	287 m² + garden	from €2,790,000
Village Residences	Penthouse	338-382 m²	€3,295,000 - €3,750,000
Sky Villas	3-4 Bedroom	~600 m²	€6,595,000 - €6,995,000
One&Only Private Homes	Waterfront villa	-	€14,000,000 (1 remaining)

Village Residences payment plan

20% downpayment, balance in up to 16 quarterly instalments (four years).

Marina Residences payment plan

15% downpayment, balance in up to 20 quarterly instalments (five years).

Prices include VAT on developer stock. Annual charges ~€95-115/m² of total area. Furnished units transact with inventory lists; rental-programme participation optional. Some units are resales on the secondary market where Montenegro's progressive transfer tax (3-6%) applies instead of developer VAT pricing - I flag which regime applies unit by unit.

Location

Herceg Novi

10-15 min drive

Dubrovnik Airport (DBV)

~40 min

Tivat Airport (TIV)

45-60 min via ferry

Kotor Old Town

~1 h by road

Open Adriatic

Minutes from marina

Who This Works For

Yacht owner

A berth-side residence at the bay's entrance: 238 D-Marin berths, 120 m capacity, duty-free fuel, and the shortest run to open water of any Boka marina.

Brand & wellness buyer

One&Only service culture and Chenot Espace as daily infrastructure, not a holiday treat.

Privacy-first family

A quieter, gated village compared to Tivat's marina scene, closest to Dubrovnik and Croatia for schools and connections.

Income-minded investor

Key-ready furnished units with rental history in an address with genuine scarcity: one completed phase, no new supply.

Considerations

Portonovi is completed stock - payment is typically due at signing rather than staged over construction; furnished units include inventory at handover.

Some units are resales on the secondary market, where Montenegro's progressive transfer tax (3-6%) applies instead of developer VAT pricing. I flag which regime applies unit by unit.

Winter at Portonovi is quiet by design - buyers wanting a large year-round community may prefer Porto Montenegro. For the full picture, see my Portonovi Property guide.

Follow the latest Montenegro market signals on my Insights page.

Frequently Asked Questions About Portonovi

How much does an apartment at Portonovi cost?

Key-ready apartments at Portonovi start at €805,000 for a 1-bedroom Marina Residence (79 m²). Two-bedrooms run €1.45-2.4 million, three-bedrooms €2.35-2.7 million, penthouses from €3.15 million, Sky Villas €6.6-7 million, and the last One&Only Private Home is €14 million. All quoted prices on developer stock include VAT.

Is Portonovi finished - can I move in immediately?

Yes. Portonovi was completed in 2020 and is fully operational. Residences are title-registered and key-ready; many are sold furnished, some with rental income already in place.

What is included in the Portonovi resort?

Europe's first One&Only resort, the Chenot Espace medical-wellness centre, a 238-berth D-Marin marina taking yachts up to 120 m, two beach clubs, Marina Square shops and restaurants, and 71,468 m² of parks and promenades across the 26-hectare village.

Can foreigners buy at Portonovi and get residency?

Yes - foreigners can own Portonovi apartments outright with no restrictions, and ownership of any value supports a Montenegrin temporary-residency application, renewable annually, with permanent residency possible after five years.

How far is Portonovi from the airport?

Dubrovnik Airport is about 40 minutes away with year-round international flights - the closest gateway. Tivat Airport is 45-60 minutes using the Kamenari-Lepetane ferry, and Herceg Novi is 10-15 minutes by car.

What are the running costs at Portonovi?

Annual service charges are roughly €95-115 per m² of total area, plus Montenegrin property tax of 0.25-1% of market value. Owners can offset costs through the optional resort rental programme.