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Montenegro · Tivat · Luštica Bay
Centrale at Luštica Bay
The town centre of Luštica Bay, and the easiest way in.
One advisor, start to finish.
Speak with an advisor£333,000
Guide price from
Studio – 3 bedroom
Freehold
Limited availability
Now selling
Overview
Centrale is the town centre of Luštica Bay in Montenegro, the resort's lowest entry: studios to three-bed apartments and penthouses around the Piazza, from around GBP 333,000 as a guide. Freehold for foreign buyers.
Omnia presents Centrale, the purpose-built town centre of Luštica Bay on the Luštica Peninsula in Montenegro. It sits between Marina Village on the waterfront and The Peaks on the golf hillside, and it is the resort's civic and commercial core: shops, restaurants, a school and the central square, Piazza Centrale, which opened in summer 2023. Homes here are apartments and penthouses, from studios to three bedrooms, and Centrale carries the lowest entry into the whole town, from around EUR 390,000, a guide of roughly GBP 333,000. The purchase itself transacts in euros.
Centrale is a mixed-stage neighbourhood, and it is honest to say so. The Piazza has been open and working since 2023, developer marketing cites around 120 homes already complete and occupied, and other buildings are still rising, with later phases dated further out. The newest collection within Centrale, Heights, leans pre-handover and is sold from the design stage. A buyer is therefore choosing between something delivered and something still under construction, and the early pricing on the unbuilt phases reflects that. We will tell you plainly which stage any specific home is at before you commit.
Luštica Bay is built by Orascom Development Holding through Luštica Development AD, a joint venture that is roughly 90 percent Orascom and 10 percent the Government of Montenegro. Ownership of an apartment is freehold and open to foreign buyers in their own name. Speak with Omnia for the current pricelist, the live phase availability, and written confirmation of title and ownership eligibility before you commit.
- Property type
- Residential development
- Bedrooms
- Studio – 3 bedroom
- Tenure
- Freehold
DeveloperOrascom Development Holding
OwnershipFreehold
Payment plan20 / 80
However you're buying
Start with the right conversation.
Tell us which of these sounds like you, and an advisor will tailor the brochure, the numbers and the next step to your situation.
Buying to live
Home & second-home buyers
Buying somewhere to live, summer or retire? We match the right residence and handle the purchase and the move end to end.
Right residenceEnd-to-end moveHandover support
Plan your purchaseVisa & residency
Relocating buyers
Investor residency can follow a qualifying purchase. We confirm eligibility and walk you through the route.
Eligibility checkInvestor residencyFamily sponsorship
Check your eligibilityThe residences
Interiors made for living.
Centrale's homes are apartments and penthouses, from studios to three bedrooms, set around the Piazza and along the streets that run off it. Within Centrale, the Heights collection sits at the edge of the town centre where it meets the golf course. Live pricing spans phases, so the figures below are a guide and the official pricelist is confirmed with the developer.
Studio to 3-bedroom layouts
Penthouses at the top of the range
Studios from around 44 sqm
Private balcony or terrace
Sea, marina or mountain outlook
Heights homes at the golf boundary
By Orascom Development
Homeowner security, hotel and spa benefits
Studios and one-bedroom apartments
The entry point. Studios start at around 44 square metres, with the official floor from around EUR 390,000, a guide of roughly GBP 333,000. Heights opens with a studio of about 44.5 square metres paired with a garden of around 23 square metres. One-bedroom layouts step up from there. Open-plan living, a fitted kitchen and a balcony or terrace are standard.
Two and three-bedroom apartments and penthouses
The larger Centrale homes run up to three bedrooms, with penthouses at the top of the range and sizes reported across portals into the region of 120 square metres and beyond. These suit families and longer stays, and the larger, sea-view homes sit well above the entry guide. Finishes come in Standard, Classic and Contemporary styles.
Heights, at the golf boundary
Heights is a residential collection within Centrale, positioned where the town centre meets the Gary Player course. It adds olive trees and lavender-lined paths on its hillside setting, and some homes have underground garages. Heights leans pre-handover, sold from the design stage, so it is the part of Centrale where delivery risk is most relevant.
The amenities
Town centre
Piazza Centrale, the central square, open since summer 2023Boutique shops and retailRestaurants and bars, including Java Caffe and LucaSchoolMedical facility
Recreation and family
Sports courtsPlaygroundsWalking distance to the Gary Player golf course (training facilities open, full 18 holes phased in)Beach access and shuttle to Marina Village beaches
Resort and ownership
Shuttle to Marina Village and the marinaAccess to the wider resort's beaches and diningHomeowner benefits: security, hotel and spa discountsYear-round resort operation around the town centre
The setting
The residences from the gardens
Why this address
The case for it.
The lowest entry into Luštica Bay
Centrale carries the lowest price of admission to the whole resort, from around EUR 390,000, a guide of roughly GBP 333,000. The home transacts in euros, so a GBP buyer carries currency exposure between deposit and completion. Live entry pricing spans phases, with smaller and later-phase units quoted lower on some portals and larger sea-view homes well above, so we confirm the official pricelist with the developer before you commit.
The town centre, not a single tower
Centrale is the civic and commercial core of Luštica Bay: the Piazza, the shops, the restaurants, the school and the medical facility. It is the everyday neighbourhood between the waterfront Marina Village and the golf-side Peaks. You buy into a working town centre rather than an isolated building, with apartments and penthouses a short walk from the amenities people actually use.
Built by Orascom Development
The master developer is Orascom Development Holding, building through Luštica Development AD, a roughly 90 percent Orascom and 10 percent Government of Montenegro joint venture. Orascom was incorporated in 2008 and is the company behind El Gouna in Egypt and Andermatt in Switzerland, integrated towns rather than single schemes. That is the track record behind a town being delivered in phases.
Studios to three-bedroom homes
Homes in Centrale are apartments and penthouses, from studios through to three bedrooms. Studios start at around 44 square metres. There are no villas here; for those, the resort points to The Peaks. Finishes come in Standard, Classic and Contemporary styles, with open-plan living, balconies and fitted kitchens and bathrooms throughout.
A mixed-stage neighbourhood
Centrale is part delivered and part under construction. The Piazza has been open since summer 2023, developer marketing cites around 120 homes already complete, and later phases run further out. The Heights collection leans pre-handover, sold from the design stage. We tell you plainly which stage a specific home is at, because that is where both the early pricing and the delivery risk sit.
Freehold, with a residency route
Foreign buyers own an apartment freehold in their own name, on the same footing as a Montenegrin citizen, with a registered title that passes to heirs. Luštica Bay sits on the peninsula, clear of the land foreigners cannot own directly, though title is confirmed per home. From January 2026, a home worth EUR 150,000 or more can support residency for the owner and their family.
Minutes from Tivat, walkable to golf
Tivat Airport is around 12 kilometres away, roughly 25 minutes by road. The Gary Player golf course is within walking distance, the marina and beaches at Marina Village are a short shuttle ride, and Kotor and the wider Boka Bay are nearby. Dubrovnik and Podgorica airports are each around an hour, with Dubrovnik across an EU external border.
The investment case
Bought early, held for value.
- £333.00k
- Guide price from
- Entry to the release
- 20 / 80
- Payment plan
- Staged through construction
- Freehold
- Tenure
- Foreign ownership eligible
All figures are indicative and provided for orientation only, not investment, tax or legal advice. Omnia does not guarantee rental yield or capital growth. Confirm every figure against the developer's current price list before reserving.
Availability
Select your residence.
Last updated June 2026
Bedrooms
ResidencePrice from
Heights studio, at the golf boundary
Studio
-
Golf and hillside
From £1,016,000
Available
Ownership & how to buy
How ownership works.
Who can own
Foreign individuals own apartments freehold in their own name in coastal Montenegro, on the same footing as a Montenegrin citizen, with a registered title that passes to heirs. Luštica Bay sits on the peninsula, clear of the agricultural, forest, island and near-border land that foreigners cannot own directly. Omnia confirms title position and your eligibility in writing before you commit.
Currency and price basis
Prices are shown in GBP as a guide only. The purchase transacts in euros, and the euro is already Montenegro's currency. A GBP buyer therefore carries exchange-rate exposure between deposit and completion. The guide of around GBP 333,000 maps to the official EUR 390,000 floor at the time of writing; we confirm the live euro pricelist with the developer.
Payment terms
The developer offers flexible, staged, interest-free installment plans, typically around 20 percent on signing the purchase agreement with the balance over interest-free quarterly installments. Some standard Centrale units have been offered on a deferred plan of up to three years. Terms vary by phase and unit and change over time, so we confirm the current terms with the developer rather than quoting a fixed schedule. International bank financing is available.
Residency route
From January 2026, a Montenegrin home worth EUR 150,000 or more can support residency for the owner and their family. Most Centrale homes clear that threshold comfortably. Residency rules sit outside the property itself, so Omnia confirms the current rules and your eligibility in writing before you rely on them.
Indicative purchase costs
Reservation deposit£20,000
Real-estate transaction tax5%
Registration & legal~1.5%
Service chargeFrom £8 / sq ft / yr
Rental managementShare of income
Figures are indicative. Your advisor prepares a full, itemised cost breakdown for your specific residence and jurisdiction before you commit.
The location
Part of Luštica Bay
Luštica Bay
42.39° N, 18.66° E
The immediate setting.
- Tivat Airport
- ~12 km, about 25 minutes
- Marina Village (waterfront)
- Short shuttle ride within the resort
- Gary Player golf course
- Walking distance
- Podgorica Airport
- About 1 hour 15 minutes
- Dubrovnik Airport (Croatia)
- About 1 hour, cross-border
- Kotor / Bay of Kotor (UNESCO)
- Nearby on the same bay system
The wider picture
The country
Montenegro
Own property on one of the Adriatic's most beautiful, and most overlooked, coastlines.
The city
Tivat
The yachting capital of the Bay of Kotor, where the coast's most prime addresses are masterplanned, not assembled.
The district
Luštica Bay
A single-developer resort town rising on the Luštica Peninsula, across the bay from Tivat. Branded second homes, a marina and a golf course, not a conventional neighbourhood.
In detail
A closer reading.
Centrale stands on the Luštica Peninsula, the headland that closes the Bay of Kotor, around 12 kilometres from Tivat Airport, roughly a 25-minute drive. Podgorica Airport is about an hour and a quarter away, and Dubrovnik Airport in Croatia is around an hour by road, with the caveat that it sits across an EU external border, so the crossing time varies. Within the resort, the waterfront, the marina and the beaches at Marina Village are a short shuttle ride from the town centre, and the Gary Player golf course is within walking distance. Kotor Old Town and the wider Boka Bay, a UNESCO-listed landscape, lie nearby on the same bay system.
Within Luštica Bay's four neighbourhoods, Centrale plays the role of the town. Marina Village is the established waterfront heart, with the marina and The Chedi hotel and its final Jasmin and Visterija homes. The Peaks is the golf neighbourhood, wrapping the Gary Player course, and it carries the highest prices. Horizon is the elevated, most secluded hillside collection. Centrale is the part you live in for the everyday: the square, the shops, the school, the cafes, with apartments and penthouses rather than villas, and it holds the lowest price of entry into the resort. Heights, a residential collection within Centrale, sits at the boundary between the town centre and the golf course, so it offers urban-centre living a short walk from amenities while looking out toward the fairways.
Orascom Development Holding is the master developer, building through Luštica Development AD, the venture it holds with the Montenegrin state. Orascom is a long-standing builder of whole towns rather than single buildings: it was incorporated in 2008 and is the company behind El Gouna on Egypt's Red Sea and Andermatt in the Swiss Alps. That record matters here, because Centrale is not a standalone block but a town centre being delivered as part of a larger place, alongside two operating hotels, a working marina and beaches that have been open for years. The town centre's Piazza opening in 2023 is part of that same long, phased programme.
Daily life in Centrale is built around the Piazza and the streets off it. There are boutique shops and retail, restaurants and bars including Java Caffe and Luca, a school, and a medical facility, with sports courts and playgrounds for families. Homes are designed in a traditional Adriatic and Mediterranean idiom, low-rise in stone and terracotta, with contemporary interiors: open-plan living and dining, generous balconies, terraces or courtyard gardens, fitted kitchens and bathrooms, underfloor heating and air conditioning. Standard Centrale apartments are offered in Standard, Classic and Contemporary finish styles. Heights adds olive trees and lavender-lined paths on its hillside setting, and some of its homes have underground garages. Homeowners share the wider resort's beaches, via shuttle to Marina Village, and benefits such as security and hotel and spa discounts.
Questions & answers
What buyers ask us.
Where is Centrale?
Centrale is the purpose-built town centre of Luštica Bay, a resort town on the Luštica Peninsula in Montenegro, which closes the Bay of Kotor. It sits between the waterfront Marina Village and the golf-side Peaks. Tivat Airport is around 12 kilometres away, roughly 25 minutes by road.
Who develops it?
The master developer is Orascom Development Holding, building through Luštica Development AD, a joint venture that is roughly 90 percent Orascom and 10 percent the Government of Montenegro. Orascom was incorporated in 2008 and is the company behind El Gouna in Egypt and Andermatt in Switzerland.
What can I buy, and how much is it?
Centrale's homes are apartments and penthouses, from studios to three bedrooms, with studios from around 44 square metres. It carries the lowest entry into the resort, from around EUR 390,000, a guide of roughly GBP 333,000. The price shown in GBP is a guide only; the purchase transacts in euros, and live pricing spans phases, so we confirm the official pricelist with the developer.
What is already built and what is still to come?
Centrale is a mixed-stage neighbourhood. The Piazza has been open since summer 2023, developer marketing cites around 120 homes already complete and occupied, and other buildings are still under construction with later phases dated further out. The Heights collection leans pre-handover, sold from the design stage. We confirm which stage a specific home is at before you commit.
Can foreigners own here?
Yes. Foreign individuals own an apartment freehold in their own name, on the same footing as a Montenegrin citizen, with a registered title that passes to heirs. Luštica Bay sits on the peninsula, clear of the land foreigners cannot own directly, though we confirm title position per home. From January 2026 a home worth EUR 150,000 or more can also support residency for the owner and family.
What is there to do in the town centre?
Centrale is built around Piazza Centrale, with boutique shops, restaurants and bars including Java Caffe and Luca, a school and a medical facility, plus sports courts and playgrounds. The Gary Player golf course is within walking distance, and the marina and beaches at Marina Village are a short shuttle ride away.
Make an enquiry
Speak with an advisor.
Project and unit information, a guided presentation, or a viewing, with a named Omnia advisor from first question to final key.
Omnia private client team
Private client desk
A named Omnia advisor replies within one business day, with no obligation.
Due diligence
Read deeper before you decide.
The render is the easy part. These are the documents and the reading that make for a considered decision, prepared by Omnia or shared on request.
Document
The development dossier
Floorplans, finishes, the price list, payment schedule and the service-charge breakdown. The complete picture in one file.
Request the dossierGuides
Ownership, plainly
Eligibility, title, ongoing costs and the considerations. What overseas buyers should understand before reserving.
Read the guidesReports & intel
Omnia's reading of the market
Where value is moving across our markets, researched and written by Omnia.
Read the reportsWhy Omnia
The residence is the visible part. The access, the advice and the standing behind it are what make a purchase considered.
Access
We work with buyers who value discretion and reach across significant purchases, including residences released privately, before they are widely marketed.
Independent advice
We work on the buyer's side of the decision, from first viewing to completion and the years that follow.
The whole picture
Availability, documentation, ownership structure and unit selection, considered together, so the decision is made with the full view, not a brochure.
For the long term
We help clients acquire property to hold and pass on, with clear-eyed attention to cost, structure and the considerations that come with off-plan ownership.
More from Omnia
Other addresses of note.
Montenegro · Tivat · Luštica Bay
The Peaks at Luštica Bay
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Horizon at Luštica Bay
Horizon is the elevated, most-secluded hillside neighbourhood at Luštica Bay in Montenegro: south-facing studio to three-bed homes with sea views and optional infinity pools, from around GBP 363,000 as a euro-based guide.
From£363,000
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