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Montenegro · Tivat · Luštica Bay
The Peaks at Luštica Bay
The golf-front tier of Luštica Bay, above a Gary Player course on the Adriatic.
One advisor, start to finish.
Speak with an advisor£675,000
Guide price from
1 – 4 bedroom
Freehold · Handover Q4 2026
Limited availability
Now selling
Overview
The Peaks is the golf neighbourhood of Luštica Bay in Montenegro: hillside homes above a Gary Player course, with Botanika its first collection of villas, townhouses and apartments. Freehold, a guide from around GBP 675,000.
Omnia presents The Peaks, the golf neighbourhood of Luštica Bay on the Luštica Peninsula in Montenegro. It is the elevated, golf-front district of the wider town: hillside homes set between the established Marina Village below and the Gary Player championship course taking shape above the Adriatic. Botanika is its first residential collection, a run of 58 homes credited to the architecture studio Block722, made up of 7 villas, 12 townhouses and 39 apartments. Prices across the neighbourhood run a guide from around GBP 675,000, with the Botanika headline at about EUR 785,000 and smaller apartments quoted from about EUR 665,000. The home transacts in euros, so a sterling buyer carries the currency between the two.
The Peaks is being sold off-plan while it is built, against a town that is already open and running. The Chedi hotel has operated since 2018, the marina and beaches are in use, and Luštica Bay has drawn a community of homeowner families from more than 50 countries. The Peaks itself is not finished: the first Botanika units are reported to complete in 2026, and the golf course around them is phased, with three holes and a driving range open since spring 2025 and the full eighteen targeted for the end of the decade. A buyer here is committing to the neighbourhood as it forms, which is where both the pricing and the delivery risk sit. The honest counterweights apply: phased handover, euro exposure for a sterling buyer, and a Montenegrin resale market that is comparatively shallow and weighted to the summer.
Ownership is freehold and open to foreign buyers, who hold apartments, townhouses and built villas in their own name on the same footing as a Montenegrin citizen, with title that passes to heirs. From January 2026 a home worth 150,000 euros or more can support residency for the owner and their family, a threshold every home at The Peaks clears comfortably. Omnia confirms the current rules and your eligibility in writing before you commit. Speak with us for live availability across Botanika and the wider neighbourhood, and to understand how The Peaks sits against its sibling collections at Luštica Bay.
- Property type
- Residential development
- Bedrooms
- 1 – 4 bedroom
- Tenure
- Freehold
- Completion
- Q4 2026
- Residences
- 58
DeveloperOrascom Development Holding
OwnershipFreehold
Payment plan20 / 80
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Check your eligibilityThe residences
Interiors made for living.
Botanika is the first collection at The Peaks, a set of 58 homes by the architecture studio Block722 arranged above the opening golf holes: 7 villas, 12 townhouses and 39 apartments across four buildings. The homes are contemporary Montenegrin in stone and wood, much of it quarried on site, built for indoor-outdoor living with generous terraces and floor-to-ceiling glazing.
One- to five-bedroom layouts
Apartments, townhouses and villas
Open-plan living with private balconies
Floor-to-ceiling glazing
Generous terraces to sea and golf
Stone and wood, much quarried on site
Private pools and gardens on the houses
Managed-residence services after handover
Apartments
One- to three-bedroom apartments, open-plan with private balconies. Sizes run from about 85 to 104 square metres at entry up to around 169 square metres for the larger layouts. These are the entry point into The Peaks, with the official real-estate listing quoting apartments from about EUR 665,000.
Townhouses
Three-bedroom townhouses of roughly 185 to 217 square metres of interior space, several with private gardens and stone terraces. One listing cites about 215 square metres of interior alongside around 750 square metres of land.
Villas
Three- and four-bedroom villas in the Botanika collection, with larger releases of around 357 to 435 square metres. Villas add private gardens, pools and stone terraces. Later villa releases across the wider Peaks neighbourhood extend to five bedrooms.
Materials and design
Stone and wood, much of it quarried on site, in a contemporary Montenegrin idiom. Floor-to-ceiling glazing and generous terraces carry the golf and sea views indoors, with private pools on the houses and communal pools across the collection.
The amenities
Golf
Gary Player-designed par-72 championship course alongsideLead designer Steven McFarlane130 to 310 metres of elevationSea views from every holeThree holes and a driving range open since spring 2025Full 18 holes phased toward 2028 to 2029
The homes
Private pools on the housesCommunal pools across the collectionGenerous terraces and floor-to-ceiling glazingSea and golf-course viewsPrivate gardens to townhouses and villas
Wider Luštica Bay
115-berth marinaThe Chedi hotel, open since 2018Beaches and sea loungesMarina retail, restaurants and barsCoastal promenade
Ownership services
Managed-residence services after handoverOption to place the home in Luštica Bay's rental programmeInterest-free instalment plan during construction and up to two years after delivery
The setting
A villa above its pool
Why this address
The case for it.
The golf neighbourhood of Luštica Bay
The Peaks is the elevated, golf-front tier of the Luštica Bay town, set on the hillside above the Adriatic. It wraps the Gary Player championship course and looks down over the marina, a higher and greener setting than the waterfront Marina Village below.
A Gary Player championship course
The course is a par-72 Gary Player Design layout, with Steven McFarlane as lead designer. It runs between 130 and 310 metres of elevation and carries sea views from every hole. Three holes and a driving range have been open since spring 2025, with the full eighteen phased in toward the end of the decade.
Botanika, the first collection, by Block722
Botanika is the first residential release at The Peaks: 58 homes credited to the architecture studio Block722, made up of 7 villas, 12 townhouses and 39 apartments across four buildings. It is the highest-priced tier within Luštica Bay.
Built by Orascom Development Holding
Luštica Bay is built by Orascom Development Holding through Luštica Development AD, a joint venture 90 percent owned by Orascom and 10 percent by the Government of Montenegro. Incorporated in 2008, Orascom has a record of delivering integrated towns including El Gouna in Egypt and Andermatt in Switzerland.
Homes from apartments to villas
The Botanika collection runs from one-bedroom apartments through three-bedroom townhouses to three- and four-bedroom villas, with later villa releases across the wider neighbourhood reaching five bedrooms. Sizes range from about 85 square metres for apartments to over 430 square metres for the larger villas.
Freehold, with residency for foreign buyers
Foreign buyers own apartments, townhouses and villas freehold in their own name, with title that passes to heirs. From January 2026 a home worth 150,000 euros or more can support residency for the owner and their family, a threshold every home here clears.
Part of a town that is already open
The Peaks is being built within Luštica Bay, a resort that is already operating. The Chedi hotel has run since 2018, the marina and beaches are in use, and the community spans homeowner families from more than 50 countries. The Peaks itself is still under construction, sold off-plan.
The investment case
Bought early, held for value.
- £675.00k
- Guide price from
- Entry to the release
- 58
- Residences
- A single, finite release
- 20 / 80
- Payment plan
- Staged through construction
- Q4 2026
- Completion
- Phase one handover
- 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
Ownership & how to buy
How ownership works.
Who can own
Foreign individuals own apartments, townhouses and built villas freehold in their own name in coastal Montenegro, on the same footing as a Montenegrin citizen, with a registered title that passes to heirs. The Luštica Peninsula sits clear of the agricultural, forest, island and near-border land that foreigners cannot own directly, though Omnia confirms title position on each specific home.
Tenure
Freehold. The Peaks lies well clear of the roughly one-kilometre state-border exclusion zone, so freehold applies; the exact border distance is confirmed on the specific title at purchase.
Currency
The euro is already in use in Montenegro, and the home transacts in euros. Prices shown in sterling are a guide only. A sterling buyer carries the exchange-rate movement between euros and pounds across the purchase and any future sale.
Residency
From January 2026 a home worth 150,000 euros or more can support residency for the owner and their family. Every home at The Peaks clears that threshold comfortably. Omnia confirms the current rules and your eligibility in writing before you commit.
Payment
The developer's published plan for Botanika is a 20 percent deposit on signing, with the balance at zero percent interest spread across quarterly instalments during construction and a further run of payments after handover, extending up to two years post-delivery. Terms vary by release; treat the specifics as a guide and confirm them with Omnia at point of sale.
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
- About 12 km, roughly 25 minutes
- Kotor Old Town
- About 13 km
- Dubrovnik Airport, Croatia
- About 62 km, border crossing dependent
- Podgorica Airport
- About 92 km
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.
The Peaks sits on the hillside of the Luštica Peninsula, above the Adriatic and the Bay of Kotor, within the 690-hectare Luštica Bay town of which only about ten percent is built. Tivat Airport is about 12 km away, roughly 25 minutes by road. Kotor Old Town is about 13 km. Dubrovnik Airport in Croatia is about 62 km, a drive that crosses an external border, and Podgorica Airport is about 92 km. Tivat is the practical gateway; the Croatian and Podgorica options are longer and border-dependent. The setting is the higher, greener tier of the resort, with sea and golf-course views rather than the waterfront frontage of Marina Village below.
Within Luštica Bay, The Peaks is the golf neighbourhood and the most recently launched, and the highest-priced district. Where Marina Village is the established waterfront heart, home to the marina and The Chedi, and Centrale is the town centre around the Piazza with the lowest entry into the resort, and Horizon is the secluded hillside collection with optional infinity pools, The Peaks is defined by the Gary Player course it wraps. Botanika is its first collection, sitting above the opening golf holes. The Peaks is a district of Luštica Bay, not a separate town: it shares the marina, beaches, dining and hotels of the wider resort while offering golf-and-sea-view living a tier up the hillside.
Luštica Bay is built by Orascom Development Holding, the master developer, through its project company Luštica Development AD, a joint venture owned 90 percent by Orascom and 10 percent by the Government of Montenegro. Orascom Development Holding was incorporated in 2008 and has a long record of building integrated towns from the ground up, among them El Gouna on Egypt's Red Sea coast and Andermatt in the Swiss Alps. That record is the relevant evidence here: this is a developer that delivers whole places over years, not a single building, which matters when a buyer is committing to a neighbourhood still under construction. The golf course is by Gary Player Design, with Steven McFarlane as lead designer, and the Botanika residences are credited to the architecture studio Block722.
Daily life at The Peaks is organised around the golf course and the Adriatic views, with the wider resort a short distance below. The Gary Player championship course is a par-72 layout that runs between 130 and 310 metres of elevation and carries sea views from every hole; three holes and a driving range have been open since spring 2025, with public access from April 2026 and the full eighteen phased in toward 2028 to 2029. Homes have private and communal pools, with private pools on the houses. Residents reach the rest of Luštica Bay's infrastructure within the town: the 115-berth marina, The Chedi hotel, the beaches, and the marina's retail, dining and coastal promenade. After handover, owners can occupy their home or place it in Luštica Bay's rental programme. Architecturally, the homes are contemporary Montenegrin in stone and wood, much of it quarried on site, built for indoor-outdoor living with generous terraces and floor-to-ceiling glazing.
Questions & answers
What buyers ask us.
Where is The Peaks?
The Peaks is the golf neighbourhood of Luštica Bay, on the Luštica Peninsula in Montenegro, set on the hillside above the Adriatic and the Bay of Kotor. Tivat Airport is about 12 km away, roughly 25 minutes by road, and Kotor Old Town is about 13 km.
Who develops it?
Luštica Bay is built by Orascom Development Holding, the master developer, through its project company Luštica Development AD, a joint venture owned 90 percent by Orascom and 10 percent by the Government of Montenegro. Orascom was incorporated in 2008 and has built integrated towns including El Gouna in Egypt and Andermatt in Switzerland. The golf course is by Gary Player Design and the Botanika residences are credited to the studio Block722.
What can I buy?
The first collection, Botanika, is 58 homes: one- to three-bedroom apartments, three-bedroom townhouses, and three- and four-bedroom villas. Later villa releases across the wider neighbourhood extend to five bedrooms. Prices run a guide from around GBP 675,000, with the Botanika headline at about EUR 785,000 and smaller apartments quoted from about EUR 665,000; the home transacts in euros.
What is built and what is still to come?
The Peaks is sold off-plan and under construction. The first Botanika units are reported to complete in 2026, though sources differ on the exact month. The golf course is phased, with three holes and a driving range open since spring 2025, public access from April 2026, and the full eighteen targeted toward 2028 to 2029. The wider Luštica Bay town is already open and running, with The Chedi hotel operating since 2018 and the marina and beaches in use.
Can foreigners own here?
Yes. Foreign individuals own apartments, townhouses and built villas freehold in their own name, on the same footing as a Montenegrin citizen, with title that passes to heirs. From January 2026 a home worth 150,000 euros or more can support residency for the owner and their family. Omnia confirms the current rules and your title position in writing before you commit.
What is the golf course like?
It is a par-72 championship course by Gary Player Design, with Steven McFarlane as lead designer. The layout runs between 130 and 310 metres of elevation and carries sea views from every hole. Botanika sits above the opening golf holes, so the homes look out over both the course and the Adriatic.
Make an enquiry
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Project and unit information, a guided presentation, or a viewing, with a named Omnia advisor from first question to final key.
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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
Marina Village Residences at Luštica Bay
Marina Village is the waterfront heart of Luštica Bay in Montenegro: a 115-berth marina, four beaches and The Chedi hotel. The final Jasmin and Visterija homes are completing, a guide from around GBP 434,000, in euros.
From£434,000
Residences0–3 Beds
HandoverQ1 2026
Montenegro · Tivat · Luštica Bay
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
Residences0–3 Beds
HandoverQ4 2027
Montenegro · Tivat · Luštica Bay
Centrale at Luštica Bay
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.
From£333,000
Residences0–3 Beds
StatusNow selling
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