Villa in Kamenari

Typical villa prices in Kamenari range widely: €120,000–€1,500,000 depending on size, sea view and plot. Benchmarks: small 1–2 bed villas €120k–€350k; 3–4 bed renovated sea-view €350k–€900k; premium waterfront >€900k. Price per m² typically €1,200–€4,000 depending on finish and location within Herceg Novi municipality.

Gross rental yields in Kamenari coastal villas commonly run 4–8%. Peak occupancy June–Sept is often 60–90%, off-season 10–30%. Net yields after fees, cleaning and management typically 2–5%. Sea view, ferry access and proximity to Herceg Novi raise revenue and occupancy.

Check clear title and cadastral extract, valid building permits, utility connections (water/sewer/electric), road access and coastal rights. Assess sea view premium, flood/erosion risk, seismic status and local zoning in Herceg Novi. Confirm notary registration and municipality fees before signing.

Areas near the ferry terminal and main coastal road offer fastest links to Herceg Novi and nearby towns. Choose villas with direct road access, nearby shops and ferry access for shorter commutes. Typical drives: ~10–30 min to Herceg Novi area; ~30–45 min to Tivat airport by road (approx.).

Main risks: coastal erosion and storm surge for low-lying plots, salt corrosion, occasional landslides on steep slopes, and seismic activity typical of the region. Mitigate with elevation, seawalls, structural reinforcement and adequate insurance when buying in Kamenari.

Seasonality is strong: peak summer (June–Sept) provides most revenue; nightly rates can be 2–4× higher in peak vs low season. Shoulder months (May, Oct) have moderate demand. Off-season (Nov–Apr) occupancy and rates drop significantly, affecting annual cash flow.

Typical costs: transfer tax on resale ≈3% of purchase price; VAT 21% may apply to new-build sales; notary and registration fees roughly €200–€1,500; municipal property tax varies (commonly 0.1–1% of assessed value). Budget for legal checks and local Herceg Novi administrative charges.

Yes for many: Kamenari has reliable mobile 4G/5G coverage and expanding fibre from Herceg Novi; expect workable broadband in village centers but verify each property. Quiet coastal lifestyle, reasonable living costs and proximity to services make long stays feasible, though coworking options are limited.

Common requirements: valid ID/passport, tax identification number (TIN), proof of funds, signed sales contract, cadastral extract and title deed, building permit if applicable, notarized transfer deed and municipal registration. Official documents may need translation and apostille for foreign buyers dealing with Herceg Novi offices.

Pros: coastal location, ferry connection, lower entry prices than major resorts, good summer tourist demand. Cons: strong seasonality, limited year-round services and resale market, infrastructure limits in some spots, exposure to coastal natural risks. Evaluate location, access and demand in Herceg Novi area before buying.