A rare opportunity to acquire an operating 4-star seafront boutique hotel in Sutomore, Bar, Montenegro, positioned directly on the first line of the Adriatic coast. The property comprises approximately 1,454 m² of registered gross enclosed area, arranged across a basement, ground floor and six upper floors (B+G+6), together with approximately 332 m² of terraces, garden and exterior areas. The hotel currently operates with 22 accommodation units and offers an extensive range of hospitality facilities, including a restaurant with a sea-view terrace, lobby bar, indoor and outdoor swimming pools, spa and wellness facilities, sauna and fitness area. The transaction is structured as the sale of the shares in the company that owns and operates the hotel, providing an incoming investor with the opportunity to acquire an established hospitality business together with its underlying real estate and operating structure, subject to legal, financial and tax due diligence. This is particularly suited to hotel operators, hospitality groups, family offices and international investors seeking an established Montenegro beachfront hotel investment with repositioning and value-add potential. Investment Overview Location: Sutomore, Bar Municipality, Montenegro Property Type: Operating Boutique Hotel / Hospitality Investment Category: 4-Star Position: First Line to the Adriatic Sea Accommodation Units: 22 Registered Gross Enclosed Area: 1,454 m² Above-Ground Area: Approx. 1,017 m² Terraces / Exterior Areas: Approx. 332 m² Total Usable Area: Approx. 1,786 m² Land Plot: 602 m² Configuration: Basement + Ground Floor + 6 Upper Floors Year Built: 2014 Restaurant: Yes Sea-View Restaurant Terrace: Yes Lobby Bar: Yes Indoor Swimming Pool: Yes Outdoor Swimming Pool: Yes Spa & Wellness: Yes Sauna: Yes Fitness Area: Yes Beach Access: Available Transaction Structure: Sale of Shares in the Hotel-Owning Company Operating Business: Yes Investment Profile: Operating Asset / Value-Add / Repositioning Opportunity Prime Seafront Location in Sutomore The hotel occupies an exceptional first-line coastal position in Sutomore, one of the principal tourism destinations within the Municipality of Bar. Its immediate relationship with the Adriatic Sea is one of the property's most important commercial advantages, particularly during Montenegro's summer tourism season. The property is approximately 880 metres from the central area of Sutomore, allowing hotel guests to conveniently access restaurants, cafés, shops and other local amenities. Approximate regional connections include: Sutomore center – approx. 880 m Bar – short driving distance Budva – approx. 30 km Podgorica International Airport – approx. 40 km Tivat International Airport – approx. 55 km Port of Bar – convenient driving distance The hotel's position provides access to both the central and southern sections of Montenegro's Adriatic coastline. 1,454 m² Registered Gross Building Area According to the provided property documentation, the hotel comprises approximately 1,454 m² of registered gross enclosed area. The building is arranged as Basement + Ground Floor + 6 Upper Floors (B+G+6). Floor Distribution Basement: 437 m² Ground Floor: 146 m² First Floor: 136 m² Second Floor: 148 m² Third Floor: 155 m² Fourth Floor: 153 m² Fifth Floor: 142 m² Sixth Floor: 137 m² The above-ground usable component is approximately 1,017 m². In addition, the property provides approximately 332 m² of terraces, garden and exterior-use areas, bringing the stated overall usable area to approximately 1,786 m². The hotel occupies a 602 m² land plot. 22 Accommodation Units The hotel currently operates with 22 accommodation units, providing an established room inventory suitable for boutique hospitality operations. The scale is particularly interesting for an investor seeking a property that is substantial enough to support professional hotel operations while remaining manageable as a boutique hospitality concept. Depending on the investor's strategy, the existing room inventory and common areas may also provide opportunities for future renovation, repositioning or upgrading of the guest experience. Restaurant & Panoramic Sea-View Terrace The hotel includes its own restaurant and sea-view terrace, allowing food and beverage operations to complement accommodation revenue. The coastal setting provides an attractive environment for: Hotel breakfast service Lunch and dinner Private events Cocktail service Sunset dining External restaurant guests Seasonal hospitality concepts For a future operator, the restaurant and terrace can form an important part of the hotel's identity and overall guest experience. Indoor & Outdoor Swimming Pools A significant advantage of the property is the presence of both indoor and outdoor swimming pools. This broadens the hotel's amenity offering beyond a typical seasonal coastal accommodation property and can help support a more comprehensive wellness and leisure positioning. Spa, Wellness, Sauna & Fitness The hotel incorporates dedicated leisure and wellness facilities, including: Spa and wellness area Sauna Fitness facilities Indoor swimming pool Outdoor swimming pool These facilities provide a strong foundation for repositioning the property toward a higher-value wellness, boutique or lifestyle hotel concept. Lobby Bar & Guest Facilities A dedicated lobby bar provides an additional hospitality and food-and-beverage area for hotel guests. Combined with the restaurant, pools, spa and fitness facilities, the property already contains much of the infrastructure required for a full-service boutique hotel operation. Beach Access The hotel benefits from access to the beachfront. The coastal zone is subject to Montenegro's Morsko dobro regime. Any existing or future rights relating to beach use, leasing, concessions or commercial operation should therefore be reviewed as part of the transaction's legal due diligence. Where transferable rights or agreements currently exist, their continuation or transfer should be confirmed with the relevant authorities and documentation before completion of the acquisition. Company Share Sale Structure The proposed transaction is structured as a share acquisition of the company that owns the hotel property and operates the business, rather than a conventional direct sale of the real estate. Under this structure, the legal owner registered against the underlying property would ordinarily remain the same company while control and ownership of that company are transferred to the purchaser. This can provide important transaction and operational advantages, particularly where an investor wishes to acquire an existing operating structure together with the underlying real estate. However, the exact tax consequences—including the treatment of real estate transfer tax—should be confirmed by the buyer's Montenegrin tax and legal advisers based on the final transaction structure. Operating Hotel Business The property is being offered as an existing operating hospitality business, rather than simply a vacant hotel building. Subject to verification during due diligence, the transaction may therefore include the existing corporate and operational structure and relevant permits or licenses that remain valid following the ownership change. This can significantly differentiate the opportunity from hotel development projects requiring several years of planning, construction and operational setup before generating revenue. International Investor Opportunity The opportunity may be particularly relevant for international investors seeking exposure to Montenegro's tourism and hospitality sector. Potential buyer profiles include: Hotel operators Boutique hotel groups Hospitality investment companies Family offices Private investors Tourism investment funds Regional hotel chains International real estate investors Value-add hospitality investors Lifestyle and wellness hotel operators Any immigration or residence opportunities associated with company ownership, management, employment or investment should be evaluated separately according to the buyer's nationality and the Montenegrin rules applicable at the time of acquisition. Value-Add & Repositioning Potential Although the hotel is already operating, the property also offers potential for an investor seeking a value-add hospitality strategy. Possible approaches could include: Interior renovation Room upgrades Rebranding Boutique hotel repositioning Wellness-focused concept Improved food and beverage operation International hotel management Enhanced digital distribution Direct-booking strategy Premium seasonal packages Spa and wellness packages Event and private-group business Extended-season operating strategy Any renovation or physical redevelopment would remain subject to applicable technical and planning requirements. Investment Rationale The opportunity combines several characteristics that are difficult to replicate within a single hospitality asset: First-line Adriatic location Existing operating hotel 4-star category 22 accommodation units Restaurant Sea-view terrace Lobby bar Indoor swimming pool Outdoor swimming pool Spa and wellness facilities Sauna Fitness area Beach access 1,454 m² registered gross enclosed area Approximately 1,786 m² stated total usable area Existing corporate ownership structure Potential renovation and repositioning strategy The hotel can therefore appeal both to investors seeking an existing hospitality operation and to buyers looking for a property that can be repositioned into a more premium coastal concept. Due Diligence & Transaction Information For a commercial acquisition of this nature, prospective buyers should undertake full legal, financial, technical and operational due diligence. Relevant documentation may include, subject to availability and confidentiality arrangements: Cadastral documentation Company ownership documentation Financial statements Hotel operating information Licenses and permits 4-star categorization documentation Employment obligations Supplier and service contracts Utility arrangements Beach-use documentation Tax position of the company Existing liabilities and obligations Building and technical documentation Operating revenue and expense information Detailed commercial and corporate information can be provided to qualified prospective buyers as part of the acquisition process. Property Highlights Operating 4-star boutique hotel Sutomore, Bar, Montenegro First line to the Adriatic Sea 22 accommodation units 1,454 m² registered gross enclosed area Approx. 1,017 m² above-ground area Approx. 332 m² terraces and exterior areas Approx. 1,786 m² stated total usable area 602 m² land plot Basement + ground floor + six upper floors Built in 2014 Restaurant Panoramic sea-view terrace Lobby bar Indoor swimming pool Outdoor swimming pool Spa and wellness area Sauna Fitness facilities Beach access Existing operating business Company/share acquisition structure International investment opportunity Renovation potential Rebranding potential Boutique and wellness repositioning potential Strong summer-season positioning Accessible from Podgorica and Tivat international airports For additional information, financial and operational documentation, transaction details or to arrange a confidential inspection of the property, contact Violet Investment.
