Frequently Asked Questions
About Barok Estates International
Barok Estates International is a luxury real estate advisory firm with offices in Madrid, Marbella and London. We represent premium property developers in Spain, Montenegro and the Middle East as their exclusive European partner, providing international buyers with access to curated off-plan and completed residences at preferred pricing. We do not list every property on the market. We select the developments we believe in and represent them properly.
When we describe ourselves as the Premium European Partner for a development, it means we hold a formal partnership agreement with the developer giving our clients access to allocations, pricing and payment terms that are not available through general market channels. It also means we have completed our own due diligence on the project and consider it suitable for our client base. We do not use this description lightly.
Our current focus markets are Montenegro (Bay of Kotor, Tivat), Spain (Marbella, Costa del Sol, Madrid) and the Middle East (Dubai, Ras Al Khaimah, Muscat). Montenegro is our primary growth market for 2025 and 2026 given the combination of undervalued coastal assets, EU accession trajectory and the current repositioning of international capital away from more volatile regions.
We focus exclusively on premium and ultra-premium residential property: waterfront apartments, branded residences, penthouses and luxury villas in the EUR 400,000 to EUR 10 million range. All our developments are either off-plan with structured payment programmes or completed units in sought-after locations. We do not operate in the secondary mass-market segment.
No. Our advisory and representation services are provided to buyers at no additional cost. Our fees are paid by the developer as part of the sales and marketing agreement. Buyers receive the same pricing and terms available directly from the developer, often with additional benefits such as priority allocation and flexible payment structuring available only through our partnership.
Buying Property Through Barok
The process begins with a private briefing: a consultation in which we present the specific development, share pricing and availability, discuss payment structures and answer your questions in full. There is no obligation to proceed. From there, if you wish to reserve a unit, the typical next steps are a reservation agreement, payment of a deposit to secure your allocation, and appointment of a local lawyer for due diligence and contract review.
Yes. Many of our clients complete their purchase without visiting the country beforehand, using a notarised Power of Attorney to authorise a local lawyer or trusted representative to sign on their behalf. This is a standard and legally recognised approach in all the markets we operate in. We can recommend independent legal advisors in each jurisdiction. Site visits can of course be arranged for those who wish to see the development in person.
For off-plan purchases, the reservation and contract signing process typically takes two to four weeks from first enquiry to confirmed allocation. Legal completion and property registration occurs on or after practical completion of the development, which varies by project. For completed resale properties, the full purchase process from offer to registration typically takes four to eight weeks.
Beyond the purchase price, buyers should budget for legal fees (typically 1 to 2 percent of the purchase price), notary fees, property transfer tax where applicable (3 percent on resale properties in Montenegro; VAT is included in new-build prices), and translation costs. In total, acquisition costs typically add 3 to 5 percent to the purchase price depending on the jurisdiction. We provide a full cost breakdown for each specific transaction during the briefing.
An off-plan property is one purchased before or during construction, based on plans and a developer agreement rather than a completed unit. The main advantages are access to early-stage pricing (typically 15 to 25 percent below comparable completed values), structured payment plans spread over the construction period, and the ability to select preferred units before the open market has access. We mitigate construction risk through our due diligence process and by working only with established developers with proven delivery track records.