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
My take
Portonovi - Ana Pajkovic
Portonovi is the best-built project on this coast, and the quietest.
The construction quality is a level above what generally gets delivered in Montenegro. That's the first thing you notice in person and the thing photographs never show. The views are exceptional, the units are genuinely high-end, and the whole place is calm - upscale without being loud about it.
It's also finished. Delivered in 2020, so there's no construction risk and nothing to wait for, which in a market this full of off-plan is worth something on its own. One&Only, the Chenot wellness centre and a 238-berth marina across 26 hectares at Kumbor.
One completed phase, and no new first-line supply coming at Kumbor. What's available is what exists - a harder kind of scarcity than an off-plan release.
If you're choosing between here and Porto Montenegro: Porto is the marina, the brand and the activity. Portonovi is quieter, better built, and has the sea right in front of it. For older buyers especially, that difference matters more than people expect.
Skip it if you want buzz, or if your budget starts well below the entry here. This is the top of the market and it doesn't pretend otherwise.
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.
Completed & Registered
No off-plan risk - buy a registered title, move in or rent out from day one.
One&Only Anchor
The strongest hotel brand on the Adriatic underwrites the address.
D-Marin Superyacht Marina
Yachts to 120 m at the bay's entrance, minutes from open water - with Montenegro's duty-free yacht fuel regime for foreign-flagged vessels.
Medical Wellness Espace
Performance diagnostics, detox and longevity programmes steps from your door.
Limited Availability
One completed phase, no new first-line supply at Kumbor; many units furnished with rental history.
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.
Other Tivat developments
Ready to explore Portonovi?
Request the current availability sheet or chat with me on WhatsApp - I will be in touch within minutes.
No WhatsApp? Email me directly at hello@anapajkovic.com
Ana Pajkovic - working directly with the Portonovi sales team
anapajkovic.com
Prefer email
Prefer email? Get the Portonovi details in writing
Current price list, remaining units, payment schedule and my honest read on the best value units. No WhatsApp needed.
Prefer to talk? Book a 15-min call with Ana.
Starting from
€805,000