Sale, land lot, 1800m², Risan, Kotor

An exceptional investment opportunity on the first line of the Boka Kotorska Bay, in the historic village of Risan – just steps from the sea and minutes from the UNESCO-protected town of Perast. This unique project combines the restoration of a historic stone palace with the development of a new hotel or residential building, making it ideal for a boutique hotel or luxury residential complex.

Property Overview

Location: Risan, Bay of Kotor, Montenegro

Total plot area: 1,800 m²

Total planned construction area: up to 2,127 m² gross

Distance from the sea: 2 meters (waterfront)

Historic Stone Palace

4 stone ruins on the plot: 120 m², 148 m², 88 m², and 18 m² in base size

Restored total area after reconstruction: approx. 1,062 m²

Structure reinforced – only roof and interior works remain

Preserved authentic Mediterranean architecture

Conceptual project available

Adjacent Urbanized Plot

Plot area: 1,194 m²

Building permit for hotel: up to 1,075 m² gross, max 4 floors

Technical and urban planning conditions:

Built-up index: 0.3

Occupancy index: 0.9

Building footprint: 358 m²

Permitted use: hotel, residential complex, or apartments

Investment Highlights

Waterfront location in one of Montenegro’s most beautiful bays

Historic value – Risan is known for Roman mosaics and cultural heritage

Close to Perast, one of the most prestigious and expensive real estate locations in Montenegro

Suitable for boutique hotel, luxury apartments, or a mixed-use project

Combination of restoration and new construction possibilities

This is a rare chance to acquire a prime seafront property with both heritage value and development potential, in an area with strong tourism growth and high-end market demand.