Luštica Bay, Porto Montenegro, Portonovi and Dukley Gardens: Adriatic Luxury Real Estate in 2025

October 1, 2025

Luštica Bay – a masterplanned coastal town

On the Luštica Peninsula, a carefully planned community is emerging: marina, hotels, restaurants, retail zones, a school, medical facilities, and the highlight – The Peaks golf course, Montenegro’s first 18-hole course designed by Gary Player.

Zones within the project:

  • Marina Village – waterfront apartments in a vibrant seaside setting.
  • Centrale – a more urban neighborhood with shops, cafes, and public spaces.
  • The Peaks – exclusive golf residences, including villas and apartments with sweeping sea views.
drone footage of whole lustica bay complex with marina with surrounding area - untouched nature, sea and village Radovici.
Dronefootage of Lustica Bay

Amenities in Luštica Bay

Luštica Bay offers a full lifestyle concept:

  • Marina: fully equipped marina for yachts of various sizes.
  • Beaches & beach clubs: private sandy beaches and exclusive beach clubs.
  • Restaurants & cafes: diverse dining from local to international cuisine.
  • Hotels: including branded luxury hotels, adding value to the community.
  • Sports & wellness: gyms, spas, and the upcoming 18-hole golf course.
  • Shops & services: supermarket, boutiques, pharmacy, daily essentials.
  • Education & healthcare: a planned school and medical center.
  • Events & culture: festivals, concerts, and activities year-round.

Price trends over the years

The Montenegrin luxury property market has shown consistent growth over the past decade, especially in branded projects.

  • 2012-2015: Porto Montenegro already established as a luxury hub, averaging €5,500-6,500/m². Early Luštica Bay Marina Village units launched at around €3,500-4,000/m².
  • 2016-2018: Porto Montenegro prices rose to €7,000-8,000/m². Centrale units in Luštica Bay started at €250,000+. Dukley Gardens established itself in Budva with penthouses selling over €2M.
  • 2019-2021: Portonovi launched, with apartments starting around €400,000-450,000 and larger units quickly reaching €1M+. Porto Montenegro passed €9,000/m².
  • 2022-2023: Post-pandemic surge in demand pushed Porto Montenegro above €10,000/m². Luštica Bay launched The Peaks at €700,000+. Dukley Gardens held steady at €1.0-3.0M.
  • 2024-2025: New Synchro Yards district in Porto Montenegro and the golf course in Luštica Bay are redefining the market. Prime zones now range €8,000-12,000/m², with trophy villas and penthouses well above that.

Current prices and trends

Note: Prices are indicative and vary by unit type and position.

Luštica Bay (Tivat)

  • Centrale: starting from €430,000-450,000.
  • Marina Village: 2BR waterfront units €900,000+.
  • The Peaks (golf): from €780,000, exclusive villas often €1M+.
Rooftopos of first line. buildings in Lustica Bay, marina with few yachts, lighthouse and a part of chedi hotel facade.
First line of Lustica Bay

Porto Montenegro (Tivat)

  • Prime residences consistently above €10,000/m².
  • Synchro Yards (Aeris, IVO Residences): super-premium segment pushing record prices.
Swimming pool with bits of surrounding greenery, view of Regent hotel and in the back sea and few boats in the distance.
Porto Montenegro

Portonovi (Herceg Novi)

  • Apartments from €650,000.
  • Larger residences €1.0-1.5M+, villas €2.7M+.

Dukley Gardens (Budva)

  • 2BR/3BR units: €1.1-2.1M+.
  • Penthouses (3–4BR): €3.1-3.6M+.
Dukley Gardens complex taken photo of from the middle of the complex, accent on lush vegetation, some palm trees in the line, few villa facades on the side and the sea in the distance.
Dukley Gardens

Investment potential & rental yields

  • Rental demand: strong summer yields, with structured rental programs in Luštica Bay, Portonovi, and Porto Montenegro’s branded residences.
  • Branded projects: ensure visibility, occupancy, and resale liquidity.
  • Golf & new phases: The Peaks and Synchro Yards bring additional capital appreciation potential.

Which project fits your strategy?

  • Luštica Bay: balanced lifestyle + long-term growth potential.
  • Porto Montenegro: prestige, yachting lifestyle, and global recognition.
  • Portonovi: luxury resort with wellness focus.
  • Dukley Gardens: beachfront living close to Budva.