The main villa offers 1,777 m² of living space distributed across five levels. An auxiliary building of 473 m² provides four self-contained staff apartments. For buyers seeking a Budva Riviera estate of genuine scale and privacy, this property exists in a category that the open market very rarely produces.

The Main Villa: Five Levels of Refined Living

The main residence spans five interconnected floors, each designed with a distinct purpose.

The lower basement (538 m²) contains two self-contained apartments, each with two bedrooms and en-suite bathrooms. Shared facilities on this level include a kitchen, dining room, cold storage, wine cellar, and technical room. A 124 m² private garage completes this floor.

The upper basement (566 m²) houses four additional apartments with four bedrooms and four bathrooms. This level also contains the estate's SPA centre: two indoor swimming pools (105 m² and 20 m²), two hammams, a Turkish bath, a sauna, two laundries, two bathrooms, a kitchen with dining room, and technical facilities.

The ground floor (253 m²) serves as the primary social space. It comprises a generous living room with fireplace, an auxiliary kitchen with dining room, a bathroom, a study, and a wardrobe room. This is the heart of the villa, oriented to capture the Sveti Stefan panorama.

The first floor (347 m²) provides three bedrooms, three bathrooms, three terraces, and a connecting hall. Each bedroom opens to its own private terrace with unobstructed sea views.

The second floor holds a private study of 73 m², positioned as a quiet retreat above the main living areas.

Estate Grounds and Outdoor Living

The 8,156 m² plot has been planned and cultivated as a landscaped park. Dozens of species of Mediterranean and decorative plants are arranged across elegantly designed paths, staircases, and cascading terraces adorned with antique statues. The visual connection to Sveti Stefan and the wider Budva coastline is present from virtually every point on the property.

Three swimming pools serve the estate. A 60 m² outdoor pool sits within the landscaped gardens. Two further pools (105 m² and 20 m²) operate within the indoor SPA centre. An outdoor kitchen provides a natural setting for entertaining against the backdrop of the Adriatic.

Parking and garage facilities accommodate approximately ten vehicles.

Staff Quarters and Auxiliary Building

A separate auxiliary building (473 m²) contains four self-contained staff apartments. This allows for full-time household management, security, and hospitality staffing without compromising the privacy of the main residence. For estates of this scale, dedicated staff accommodation is a practical necessity and a meaningful asset.

Kuljace, Budva: Location and Connectivity

Kuljace is a hillside village above the Budva Riviera, positioned between Budva and Petrovac. The elevated setting provides the panoramic views that define this estate, while maintaining proximity to the coast's commercial and leisure infrastructure.

The property overlooks Sveti Stefan, one of the most recognised landmarks on the Adriatic. Consequently, the visual connection to this iconic island is a permanent feature of daily life here.

For broader context on the Budva coastal market, our Budva real estate guide covers pricing, demand dynamics, and area comparisons in detail.

Sveti Stefan Real Estate: Investment Context

Estates of this specification on the Budva Riviera are exceptionally rare. The combination of 8,156 m² of cultivated land, a 1,777 m² main villa, staff quarters, SPA facilities, and direct Sveti Stefan views places this property in a category with very few comparable transactions.

Montenegro's EU accession trajectory, supported by European Commission enlargement policy, continues to underpin long-term value appreciation across the prime coastal segment. Notably, ultra-prime estates with genuine scarcity characteristics tend to lead price movements during accession-driven repricing cycles.

Montenegro's progressive transfer tax ranges from 3% to 6% depending on property value. There is no wealth tax. Annual holding costs remain modest by European standards. Foreign nationals can acquire with full freehold ownership, and property ownership provides eligibility for a Montenegrin residence permit.

Barok Estates International

Barok Estates International advises discerning buyers on the acquisition of exceptional coastal properties across Montenegro. For this estate, we provide access to complete documentation, arrange private viewings, and coordinate legal and administrative support throughout the acquisition process.

Explore our full Montenegro portfolio or contact our advisory team for a confidential discussion about this property.