Urbanised plot in Kuljače, Budva, with panoramic sea views

Montenegro, Budva Riviera — 486 m² plot, permitted building area of up to 238 m², and a fully legalised 88 m² house. An urbanised plot of 486 m² is offered for sale in Kuljače, on the slopes of Paštrovska Gora, with open panoramic views of the Adriatic Sea. The property includes a two-storey house of 88 m², built with all the required permits and fully legalised. The main attraction of this property is the combination of its natural surroundings, open sea views and established urban planning parameters. Rather than starting with an empty plot, the buyer acquires land with an existing legal building and a clear basis for exploring further development. The property is suitable for buyers who wish to create their own home by the sea, design a private residence for family life and holidays, or explore an investment project in one of the scenic areas of the Budva Riviera. Property details • Location: Kuljače, Municipality of Budva, Montenegro; • Plot size: 486 m²; • Planning status: Urbanised plot; • A floor-area ratio: 0.49; • Permitted building area: Up to 238 m²; • Building height / floors: S+P+2 (semi-basement, ground floor and two upper floors); • Existing house: 88 m², fully legalized; • Terrain: Predominantly level, without significant changes in elevation; • Views: Open panoramic views of the Adriatic Sea; • Electricity: Connected to the central grid; • Water supply: Delivered water stored in a reservoir; • Wastewater: Septic tank; • Access: Paved road; • Distance to the coast: 3.5 km. A sea-view plot in natural surroundings Kuljače lies on the slopes of Paštrovska Gora, away from the busy development of the immediate coastline. The area combines mountain scenery, greenery and open views towards the Adriatic, offering a quieter setting while remaining within convenient driving distance of the coast and the main destinations of the Budva Riviera. The plot is predominantly level and accessible by a paved road. A natural stream runs along the opposite side of the property, adding to the character of its surroundings. The panoramic sea view is one of the defining features of this location. The combination of mountain landscape, greenery and open horizons provides an attractive setting for a home with a terrace and landscaped outdoor living area. A patio could be created in the yard for family meals, relaxing evenings and gatherings with friends. Development potential Urban planning parameters provide a basis for considering different options, from an individually designed house with several functional levels to a property developed around a broader residential or investment concept. You could plan a home with a layout tailored to your needs, generous living areas, a terrace and space for outdoor relaxation, or explore an investment project in accordance with the established planning parameters. I can assist you throughout the process, from selecting the most suitable concept and coordinating the next steps to furnishing and preparing the completed property for use. The existing house — an additional advantage The plot includes a two-storey house of 88 m², built with all required permits and fully legalised. This is a significant practical advantage. The existing legal building provides a starting point for reconstruction work within the recognised 88 m² area, following notification to the relevant authorities. At the same time, the owner can pursue the necessary permits for additional building area. This combination of an existing legal structure and the plot's development potential makes the property particularly interesting for buyers who intend to create a home to their own design. The house has remained unused for more than ten years. During this period, the area has experienced several earthquakes, including some of considerable strength. On inspection, there are no visible signs of damp or mould, the walls have no obvious cracks, and the pitched roof is in acceptable condition. A small basement area provides access to inspect part of the foundation. The house has a quality foundation that can be used when developing a new home according to an individual project. The building's condition after a prolonged period without use and several earthquakes speaks in favour of the foundation's quality and the structure's seismic resilience. The future owner can assess the existing structure with a designer and structural engineer and decide how best to incorporate it into the chosen project. The yard also offers space for a patio — an inviting setting for quiet evenings, family time and gatherings with friends. Location: nature and the Budva Riviera Kuljače is situated on the slopes of Paštrovska Gora, away from the busy coastal development. The surrounding landscape retains its natural character, with greenery, mountain scenery and panoramic sea views. The coast is approximately 3.5 km away. Budva, Pržno, Miločer and Sveti Stefan can be reached by car, as can the beaches of Kamenovo, Pržno and Queen's Beach. The active Vojnići Monastery is located along the approach to the property, while Duljevo Monastery lies further uphill. Modern villas are already present in the surrounding area, and new projects continue to appear. This makes Kuljače worth considering both as a location for a quieter lifestyle and in the context of the area's ongoing development. What could you use the property for? A private home by the sea. Design a residence around your own lifestyle, with a practical layout, terrace and landscaped outdoor space. There is room to plan for family life, visiting children, relatives and guests, whether the property is intended for permanent living, holidays or a future move to Montenegro. An investment project. The permitted building area of up to 238 m² and the S+P+2 floor arrangement provide a basis for exploring development options. Depending on the applicable planning conditions and the project, these could include apartments, a guesthouse or other tourist accommodation. The property is particularly suitable for a buyer who wants to shape the concept rather than simply purchase a finished, standardised building, and who values the combination of an existing legal house, established planning parameters, panoramic sea views and natural surroundings. Utilities Electricity is connected to the central grid. Water is delivered to the property and stored in a reservoir. Wastewater is handled by a septic system. These are the current arrangements on the property and should be taken into account when planning the next stage of development. Asking price: €150,000. If you’ve long dreamed of moving to the seaside, this might just be for you . Get in touch: Phone / WhatsApp: +382 68 156 037 Telegram: @VRaushan Contact me for a private viewing or arrange a detailed online viewing . Raushan Valeev is your trusted person in Montenegro. 15 years in seaside real estate. I provide personal support from the initial idea of buying a home by the sea and choosing a suitable property to completing the purchase and settling into life by the sea