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