Sale, land, 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.