Luštica Bay

Luštica Bay occupies a 690-hectare stretch of the Luštica Peninsula on the southern shore of Boka Bay, the deep Adriatic inlet that Montenegro shares with the UNESCO-listed Bay of Kotor. Tivat Airport is about 10 to 12 kilometres away, roughly a 25-minute drive. Dubrovnik Airport, across the border in Croatia, is about an hour by road depending on the crossing, and Podgorica Airport is around an hour and a half. The town faces the water on one side and rises into preserved hillside on the other, which is what allows its four neighbourhoods to differ so clearly from one another rather than repeating the same product four times.

This is the master page, and its job is to frame the whole town and then point you to the right neighbourhood. Marina Village is the established waterfront heart: the 115-berth marina, The Chedi hotel, the promenade and the final Jasmin and Visterija residences. It is the most complete part of the town and around 90 percent sold. Centrale is the town centre, built around the Piazza, with the international school, retail and the Heights collection, and it carries the lowest entry price across the master at a guide from around GBP 333,000. Horizon is the elevated, most secluded part of the site: contemporary hillside homes with sea views and the option of private infinity pools, delivering around 2027 to 2028. The Peaks is the golf neighbourhood, wrapping the Gary Player course, with the Botanika residences by Block722 and the highest tier of pricing. The master does not compete with these four; it sends you into them.

The developer record is the reason this town reads as credible rather than speculative. Orascom Development Holding was incorporated in 2008 and builds integrated towns, not one-off buildings. Its existing places include El Gouna, a full Red Sea town in Egypt, and Andermatt, the Alpine resort town in Switzerland. At Luštica Bay it works through Luštica Development AD, the 90 percent Orascom and 10 percent Government of Montenegro joint venture, which gives the project a sovereign partner alongside an experienced master developer. The headline masterplan value is cited in the range of 1.5 to 1.6 billion euros of investment running through to about 2033. We note that figures for the amount invested to date vary across sources, so we do not publish a single spend-to-date number.

Daily life here is built around amenities that already operate rather than renderings of amenities to come. The marina and its promenade carry restaurants, bars and boutique retail. There are five beaches with sea lounges, a spa and wellness offer, fitness facilities, and tennis and padel courts. The Chedi and Centrale by Angsana bring hotel-grade service into the town, with seven hotels planned in total. The Gary Player Signature 18-hole course, Montenegro's first, is under development on the hillside with sea and bay views. A second marina is planned, taking total berthing to roughly 176 at full build, not the 220 figure that has circulated elsewhere. The honest counterweight is that demand on this coast is summer-weighted and Montenegro's resale market is comparatively shallow, so this is a place to hold and use, not to trade quickly.