Podgorica-based developer Kamgel has secured a construction permit for a five-star hotel and 20 villas in Đuraševići near Tivat, moving the planned tourism complex into the pre-construction phase.
The development is planned across approximately 24,369 square metres within the Kalardovo–Ostrvo Cvijeća–Brdišta planning zone and will have 16,815.35 square metres of gross built area. The project combines a boutique spa and wellness hotel on the upper part of the site with 20 hotel annexes designed as individual villas closer to the waterfront. The permit does not specify when construction will start, the total investment value or the project’s financing structure. Kamgel has also not announced a hotel operator, international brand or main construction contractor.
A 40-unit hotel and 20 villas
The planned complex consists of two principal sections. The elevated portion will accommodate a five-star spa and wellness boutique hotel with 40 units, while the lower section will contain 20 villas operating as hotel annexes. The hotel will account for approximately 10,431.79 square metres and will comprise three above-ground levels, together with basement and semi-basement areas. The accommodation units are planned with terraces, landscaped gardens and sea views.
The first hotel block will include the entrance, lobby, reception, lounge bar, restaurant, service areas and 22 accommodation units. The second block will contain a further 18 units as well as the main wellness and technical facilities. Planned amenities include indoor and outdoor swimming pools, saunas, treatment rooms, a gym, yoga facilities, a show kitchen and conference space. Connections between the hotel and villas are planned to include pedestrian routes and electric golf carts.
Across the entire development, 9,731.44 square metres will be above ground and 7,083.91 square metres underground. The underground facilities will accommodate parking, technical equipment, servicing and back-of-house functions. The project is designed to accommodate approximately 161 guests and provide 85 parking spaces. The hotel garage is planned for 62 cars and 20 golf carts, with the remaining parking spaces located elsewhere within the complex.
Coastal location and access
The development is located in Đuraševići, south-west of Tivat Airport, within the state planning area covering Kalardovo, Ostrvo Cvijeća and Brdišta. The site comprises 17 cadastral parcels and has access towards the sea, Kalardovo marina and the planned Lungo Mare promenade. Pedestrian routes are planned to connect the complex with the Tivatska Solila nature reserve and the Kukuljina urban area. The project also includes plans to reconstruct and reuse the Dončulovina cultural-heritage site for tourism and hospitality purposes.
The development is situated close to Tivat Airport and the coast, while its location provides views towards the sea. It is outside the established luxury-tourism centre around Porto Montenegro. The project also lies near the protected Tivatska Solila wetland, with wastewater treatment, drainage, construction controls, lighting and traffic management forming part of the development requirements.
Environmental and heritage approvals precede the permit
The Ministry of Spatial Planning, Urbanism and State Property issued the construction permit for a category T2 tourism complex formally defined as a five-star hotel with annexes. The approval process included opinions relating to transport, fire protection, electricity infrastructure, water and sewerage, electronic communications and civil aviation.
On 27 July 2026, the Ministry of Tourism issued an opinion confirming that the planned facilities met the standards for the proposed category. On 30 July, the Environmental Protection Agency approved the environmental-impact assessment, while the Administration for the Protection of Cultural Property approved the conservation project. The architectural design was prepared by M-PRO Consulting & Engineering of Podgorica, under architect Andrej Mitrović. Technical documentation was reviewed under the direction of Zoran Krivokapić of RMA Inženjering in Nikšić. Kamgel had previously obtained the chief state architect’s consent for the concept design in February.
Construction must start within two years
Under the permit, Kamgel must commence construction within two years of the approval date. Failure to begin within that period will result in the lapse of the right to build under the permit. The company has five years to complete the complex. If construction extends beyond that period, an annual charge will apply for every additional year, calculated using the project value stated in the revised main design.
Kamgel must also maintain and secure the construction site until an occupancy permit is issued. The development will require excavation, retaining structures, underground facilities, hotel and villa construction, landscaping and specialist interior fit-out. The site conditions and coastal location add requirements for construction management and infrastructure works.
State land acquired for €2.4 million
Kamgel’s development strategy has included the purchase of approximately 8,000 square metres of state-owned land for €2.4 million, equivalent to around €300 per square metre. The acquisition was intended to consolidate land required for the wider tourism project. The overall development extends across more than twice the area purchased from the state and comprises 17 cadastral parcels.
The approved 16,815-square-metre gross built area means the €2.4 million state-land purchase corresponds to approximately €143 per square metre of permitted gross construction area. That calculation does not include the cost of other land, design work, permits, infrastructure contributions, financing or obligations connected with public access and cultural-heritage restoration. The project also includes substantial underground construction. Pools, wellness facilities, commercial kitchens, elevators, mechanical systems, acoustic treatment, façades, landscaping and interior fit-out add to the construction requirements of the five-star complex.
Hotel operator remains undecided
The construction permit establishes the property as a five-star hotel, but Kamgel has not disclosed the intended operator or brand. The project also has 20 villas that are planned to function as hotel annexes. No structure has been disclosed for their future ownership or operation.
Possible arrangements include retaining the villas within the hotel inventory or selling them under a hotel-managed ownership structure. No sales model has been announced. The choice of hotel operator and ownership structure for the villas remains among the project’s outstanding commercial decisions.
Tivat luxury market continues to expand
The project adds to Tivat’s luxury tourism and residential development pipeline, which includes Porto Montenegro and Luštica Bay. Porto Montenegro has established Tivat as a market for superyachts and branded residences, while Luštica Bay has developed an integrated destination combining hotels, residences, a marina and golf facilities. The expansion of these developments has contributed to a broader concentration of international flights, restaurants, marine services and luxury-tourism employment in the Bay of Kotor. Kamgel’s project is planned as a relatively small hotel with 40 accommodation units supported by 20 villas. Its facilities include spa and wellness services and conference space alongside accommodation.
Tivat Airport provides proximity to the project, while airport infrastructure and road congestion around the Bay remain relevant to passenger, employee and supplier movements. The development will also rely on municipal water, wastewater, electricity and road infrastructure. Kamgel now holds formal approval for a 16,815.35-square-metre complex comprising a 40-unit five-star hotel and 20 villas, following tourism, environmental, cultural-heritage and infrastructure-related approvals. Under the permit, construction must begin within two years and the development must be completed within five years.
