Donja Lastva is a charming waterfront neighborhood located just a few minutes north of Tivat’s center and a short walk from Porto Montenegro. With a traditional stone village atmosphere, sea views, and growing interest from international buyers, Donja Lastva strikes a balance between local authenticity and modern lifestyle.
Unlike some of the newer developments nearby, Donja Lastva has grown more organically. You will find winding seaside promenades, local cafés, historic churches, and quiet coves. Yet in recent years, new developments, boutique residences, and well-designed apartments have started to emerge. Investors are taking note.
Lifestyle
Donja Lastva offers a slower, more grounded version of life on the Bay of Kotor. It is not a high-density resort. It is a real neighborhood with families, retirees, seasonal visitors, and a small but growing expat community.
The village offers excellent walkability. Locals gather at the waterfront for morning coffee. Cyclists pass along the bay road. It is peaceful, relaxed, and framed by some of the most picturesque coastal scenery in Montenegro.
There are a few beach bars and seafood restaurants that stay open throughout the season. Summer is active but not overwhelming. In the evenings, you can walk from your front door to the promenade or take a 15-minute stroll down to Porto Montenegro for dinner and events.
Property Market
Donja Lastva is currently one of the most in-demand micro-locations in Tivat. It offers proximity to Porto Montenegro and the center, but with a quieter residential feel. Buyers here are typically looking for second homes, retirement residences, or investment properties with long-term upside.
You will find a mix of:
- Traditional stone houses (some modernised)
- Mid-rise new builds with underground parking and pools
- Modern apartments with balconies and sea views
- Off-plan projects with long delivery dates and payment plans
Pricing snapshot (as of mid-2025):
- Studios: from €160,000
- 1-bedroom apartments: from €240,000
- 2-bedroom apartments: from €350,000
- 3-bedrooms or larger units: €450,000 and up
- Seafront homes or renovated historic houses: €500,000+
Prices have seen consistent year-on-year growth, particularly for well-located apartments with walkability to the waterfront.
Rental Potential
Donja Lastva performs well as a mid-range rental zone. It attracts families, digital nomads, and tourists looking for a quieter experience than the main marinas or city centers. Proximity to international schools also makes it a popular option for families relocating to Tivat.
Typical occupancy spans from May to October. Well-furnished apartments in newer buildings with outdoor space or pools tend to see the highest returns. Demand is especially high for 2-bedroom and family-sized units with parking and sea views.
Short-term rental yields range between 5% and 7% annually, depending on finish, location, and seasonality. Long-term leases are also possible, especially with the growing number of expats in the area.
Things to Do
While Donja Lastva is quieter than central Tivat, it offers a well-rounded local lifestyle with easy access to the entire Bay of Kotor.
Locally:
- Stroll or cycle along the coastal promenade
- Swim in the Adriatic from the local jetties and pebble beaches
- Visit the Church of St Roko, one of the village’s oldest landmarks
- Enjoy dinner at Konoba Koliba or other family-run seafood spots
- Take in sunset views from the local piers
Nearby:
- Porto Montenegro for luxury dining, shopping, and social events
- Hiking trails in the Vrmac mountain range
- Water taxis to Kotor, Prčanj, and the Luštica peninsula
- International sailing schools and day-charter yachts
- Events, farmers markets, and cultural activities in Tivat
Life in Donja Lastva offers simplicity with access to sophistication just minutes away.
Accessibility
One of Donja Lastva’s key advantages is how well connected it is. Tivat Airport is just 10 minutes by car, with seasonal routes across Europe. Podgorica and Dubrovnik airports are both reachable in under two hours.
The village itself is easily accessed via the Adriatic highway and well-maintained local roads. Most new buildings include private parking and garages, while the area remains comfortably walkable for daily life.
Cost of Living
The cost of living in Donja Lastva is lower than in more commercialised areas like Porto or Budva. Many shops and services are locally run, with fair pricing. Maintenance fees on new buildings are also typically lower.
Estimated monthly costs for a couple:
- Utilities: €80 to €120
- Groceries: €200 to €300
- Dining out: €25 for dinner for two
- Fuel and transport: €60 to €100
Healthcare, schooling, and day-to-day services are all within 10 minutes of the area, offering convenience and comfort without high overheads.
Investment Outlook
Donja Lastva is still early in its investment curve. The location offers better value per square meter than nearby Porto Montenegro or Kotor, but that gap is narrowing. With limited land for new construction and strong organic demand, supply will remain constrained.
Reasons investors are paying attention:
- Undersupplied area with limited quality stock
- Strong long-term growth potential
- Popular with families, remote workers, and relocators
- Close to Porto Montenegro without the premium price tag
- Increasing attention from boutique developers and planners
As the Tivat Riviera continues to develop, Donja Lastva will benefit from increased connectivity and visibility without losing its local charm.
Final Thoughts
Donja Lastva is one of those rare places where lifestyle and investment align naturally. It is authentic, peaceful, and well placed for both long-term capital growth and daily enjoyment. Whether you are looking to rent, relocate, or build a legacy asset on the Bay of Kotor, Donja Lastva offers a compelling place to start.
