Villa Mandragora — First-Line Waterfront Villa with Private Beach, Orahovac, Kotor Bay

Price upon request

Villa Mandragora — First-Line Waterfront Villa with Private Beach, Orahovac, Kotor Bay

Описание

Barok Estates International proudly presents Villa Mandragora, a BIG SEE Architecture Award-winning waterfront estate in Orahovac, Kotor Bay, and one of the most architecturally distinguished private residences available in Montenegro real estate today.

Designed by Studio Synthesis architecture & design under the direction of architect Sonja Radovic Jelovac, Villa Mandragora received the BIG SEE Architecture Award 2024 (Winner, Residential Houses) for its integration with the landscape of Kotor Bay. The international jury recognised the villa's ability to reconcile a demanding topography, with altitudinal spans of up to nine metres, while preserving the natural character of its first-line position on the bay. This is not a property that happened to win an award. It was conceived from the outset as a work of architecture.

Set on the first line to the sea with a 20-metre private beach and a berth for yachts up to 25 metres, the villa extends across 526 square metres of living space with a further 330 square metres of terraces and courtyard, on a plot of 1,171 square metres. Every interior element, from furniture to lighting and home accessories, has been specified from the highest tier of Italian luxury brands. The property was completed in 2021 and delivered in a condition that requires no further investment before occupation.

A Curated Residence: Villa Mandragora, Orahovac

Ground floor: four bedroom suites each with private bathroom, gym, spa, laundry, technical room, double garage
Principal living level: spacious reception room with fireplace, full kitchen, formal dining, sea-facing terrace
Outdoor: two split-level courtyard terraces, 70 m² swimming pool, second outdoor fireplace, parking for four vehicles
Waterfront: 20-metre private beach, yacht berth for vessels up to 25 metres
Interiors: complete specification in Italian luxury brand furniture, lighting and accessories throughout

Архитектурная идентичность и философия дизайна

The architecture is contemporary, conceived by Studio Synthesis as two parallel building blocks that run along the contour of the hillside, creating quality interaction between the interior spaces and the bay. The ground floor connects to the terrain on two levels, with planted buffer zones extending into the green landscape toward the coastal road. The upper floor opens to the entrance zone, terraces, and the pool area, where the principal living spaces command uninterrupted views across the water.

The facade articulates a deliberate contrast between the lower and upper levels: coarse, grounded materials at the base give way to lighter, more refined surfaces above. The effect is a building that reads as lower and more integrated than its actual volume suggests, reducing visual mass while maximising the sense of openness. This material strategy was central to the BIG SEE jury's recognition of the project. Photography for the award submission was by Relja Ivanic, whose images of the villa have been published internationally.

Internally, the specification reflects the involvement of Artefacto + Design Center: every element sourced from the highest available tier of Italian manufacture. The result is a home where material quality is consistent from the kitchen to the guest bathrooms, and where no room reveals compromise on close inspection. The spa and gym on the ground floor are sized and equipped to professional standard.

Strategic Location in Kotor Bay

Orahovac sits in a protected cove within the inner reaches of Kotor Bay, on the road between Kotor and Tivat. It is one of the few remaining stretches of coastline where first-line villa development of this scale was permitted. The inventory is, in practical terms, closed. Properties of this specification and position do not come to market with any regularity. Nine kilometres from the UNESCO-listed walls of Kotor, fifteen from Tivat International Airport, the villa is accessible year-round by road or by private tender directly from the waterfront.

Tivat International Airport operates direct seasonal routes from London, Frankfurt, and key Gulf cities. The airport expansion programme linked to Montenegro's EU accession is in advanced planning. For detailed market context, the Kotor Bay area guide published by Barok Estates International covers pricing benchmarks, ownership structure, and connectivity.

Удобства и условия для комфортной жизни

The private beach and yacht berth position Villa Mandragora as a genuine maritime estate. The ability to arrive by sea, moor a vessel of up to 25 metres, and walk directly into the residence is a specification available on very few properties in Montenegro at any price point. Combined with the 70 m² pool, spa, and gym, the property functions as a self-contained environment for extended occupancy.

Kotor Bay's lifestyle infrastructure continues to mature: the old town, the sailing culture at Porto Montenegro, international schooling at Knightsbridge School Tivat, and a growing community of year-round international residents complete the context. The infrastructure now matches the quality of the natural setting.

Инвестиционная перспектива

Award-winning first-line waterfront inventory with private beach and marina access in Kotor Bay represents the most finite category within Montenegro real estate. Capital from London, Geneva, and Gulf family offices has been acquiring in this market with increasing deliberation as EU accession accelerates and comparable European coastal alternatives have become significantly more expensive. A property with international architectural recognition adds a dimension of provenance that appreciates independently of market cycles.

Montenegro property transfer tax: progressive bands of 3%, 5%, and 6%
Residency pathway: purchases above €150,000 qualify for temporary residence permit
No personal income tax on foreign-sourced income
No capital gains tax on property held beyond two years
EU accession on active track: structural price support expected as accession advances
Trophy waterfront assets with private beach access command consistent premium in the rental market

Партнерство с премиум-брокером

As exclusive representatives for this property, Barok Estates International provides:

Private access to inspection and full documentation
Strategic acquisition advisory
Cross-border transaction management
Discreet negotiation representation
Portfolio positioning guidance

We operate as international advisors, not listing portals. Therefore, our role extends beyond presentation into structured strategy.

Представлено Barok Estates International

Barok Estates International — это престижная консалтинговая компания в сфере элитной недвижимости, представленная в нескольких регионах и работающая на рынках Европы и Ближнего Востока.

Learn more about our advisory approach: barokestates.com/about
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Обзор недвижимости

Project: Villa Mandragora, Orahovac
Architect: Studio Synthesis architecture & design (Sonja Radovic Jelovac)
Award: BIG SEE Architecture Award 2024, Winner (Residential Houses)
Representation: Exclusive Representation, Barok Estates International
Property Type: First-line waterfront villa with private beach
Bedrooms: 4
Bathrooms: 5
Internal Area: 526 m²
Terraces: 330 m²
Plot: 1,171 m²
Pool: 70 m² (outdoor)
Private Beach: 20 metres
Yacht Berth: Up to 25 metres
Parking: Garage x2 + external x4
Completed: 2021
Location: Orahovac, Kotor Bay, Montenegro