The Podgorica-based developer Kamgel has obtained a construction permit for a five-star hotel and 20 villas located in Đuraševići, near Tivat. This development marks a significant progression from the architectural planning phase to pre-construction for one of the region’s latest luxury tourism projects.
The proposed complex will encompass a total gross built area of 16,815.35 square metres, featuring a boutique spa and wellness hotel situated on the upper part of the site, alongside 20 individual villa annexes positioned closer to the waterfront. The entire development site spans approximately 24,369 square metres within the Kalardovo–Ostrvo Cvijeća–Brdišta planning zone.
While the issuance of the construction permit eliminates a key obstacle in the permitting process, it does not specify when construction will commence, the financial details of the project, or any announced hotel operator or construction contractor.
The luxury property market in Tivat has been buoyed by developments such as Porto Montenegro and Luštica Bay. However, new entrants must now compete for guests, brand recognition, skilled labor, and infrastructure resources. The permit transforms Kamgel’s proposal into a development-ready asset but does not guarantee its financial viability or operational success.
The project is organized into two distinct zones. The elevated area will host a 40-unit five-star spa and wellness boutique hotel, while the lower section will comprise 20 villas functioning as hotel annexes. The hotel is designed to occupy about 10,431.79 square metres, spread across three above-ground levels with additional basement areas. Each accommodation unit will feature terraces and landscaped gardens with sea views.
The first block of the hotel will include an entrance lobby, reception area, lounge bar, restaurant, service spaces, and 22 accommodation units. A second block will house an additional 18 units along with primary wellness facilities and technical services.
A range of amenities is planned for the complex, including indoor and outdoor swimming pools, saunas, treatment rooms, a gym, yoga space, show kitchen, and conference facilities. Internal movement between the hotel and villas will be facilitated by pedestrian pathways and electric golf carts.
The complete development will consist of 9,731.44 square metres above ground and 7,083.91 square metres underground. The substantial underground component is designed to accommodate parking and service infrastructure while minimizing vehicle presence in guest areas.
The project aims to provide accommodations for approximately 161 guests, along with 85 parking spaces. Notably, a garage for the hotel is anticipated to hold 62 cars and 20 golf carts.
The relatively low number of accommodation units compared to the overall built area suggests a focus on exclusivity rather than conventional volume hotel operations. This strategy may support higher room rates but also necessitates significant revenue generation from suites, villas, dining options, wellness services, and events to cover construction and operational expenses.
The Đuraševići site offers direct access to the sea and is located southwest of Tivat Airport within a state planning area that includes Kalardovo Marina and the planned Lungo Mare promenade. Planned pedestrian connections will link the resort to Tivatska Solila nature reserve and Kukuljina urban area. Furthermore, there are intentions to restore a cultural-heritage site for tourism purposes.
This advantageous location provides strong commercial potential due to its proximity to various transport options including private aircraft arrivals at Tivat Airport. However, Kamgel must create an appealing destination or partner with an established operator to attract guests effectively.
The Ministry of Spatial Planning issued the construction permit categorized as a T2 tourism complex after thorough evaluations concerning transport logistics, fire safety measures, utilities infrastructure, water management systems, electronic communications, and aviation considerations due to its proximity to Tivat Airport.
On 27 July 2026, the Ministry of Tourism confirmed that the planned facilities met necessary standards for its category. Subsequently on 30 July, environmental assessments were approved by the Environmental Protection Agency alongside cultural-heritage conservation endorsements.
The architectural design has been developed by M-PRO Consulting & Engineering, led by architect Andrej Mitrović. The technical documentation was reviewed under Zoran Krivokapić of RMA Inženjering. The project has successfully passed through various administrative checks prior to receiving these approvals.
Under the terms of the permit issued to Kamgel, construction must commence within two years. Failure to do so will result in expiration of building rights under this permit. Additionally, completion must occur within five years, with annual fees incurred for any overruns based on project valuation.
This timeline emphasizes that Kamgel must mobilize resources promptly rather than delay while waiting for improved land values or financing conditions. The complexity of constructing such a resort entails coordinated efforts across multiple aspects including excavation and landscaping.
Kamgel has acquired approximately 8,000 square metres of state-owned land for €2.4 million, which equates to roughly €300 per square metre. This transaction was part of their strategy to consolidate necessary plots for tourism development.
The acquisition price reflects only part of the overall land cost since it encompasses more than twice this amount when factoring in privately held land and additional expenses related to design and permits.
A clear understanding of land valuation is essential as waterfront properties derive value from both buildability and overall infrastructure costs associated with permitted developments.
The project anticipates high capital requirements due to luxury-specific construction elements such as pools and wellness facilities which significantly elevate costs compared to standard residential projects. With only 40 hotel units combined with 20 villas planned for this site, achieving high revenue per unit becomes crucial for financial sustainability.
The choice of hotel operator remains unresolved at this stage but is critical for determining overall project bankability. An established international brand could enhance marketing reach but may also impose additional costs associated with management fees and operational standards.
If Kamgel opts for an independent boutique strategy instead of partnering with an established brand, it would retain greater control but face challenges in establishing market identity amidst existing competition in luxury hospitality.
Tivat’s luxury market continues expanding with new projects enhancing both demand and supply dynamics in high-value tourism investment opportunities. While Tivat Airport offers logistical advantages for visitors arriving via various modes of transport, its limited capacity during peak times may pose challenges for operations during busy seasons.
This new development by Kamgel signifies a transition from concept to permitted status within Tivat’s growing luxury tourism sector; however, successful execution hinges on securing necessary financing and operational partnerships within stipulated timelines.
