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Book Online or call HomeAway Booking Assistance 888-640-7927

Ideal family villa with large garden & pool plus stunning sea and mountain views

Bedrooms 5
Space 3,229 sq. ft.
Property type villa
Minimum Stay 2 - 6 nights


About the property

Villa in Kavac, Kotor, overlooking Tivat Bay, Montenegro - Set In Tranquil Olive Estate Between Kotor and Tivat.

The 5 acre Boka Vista country estate largely consists of olive terraces nestled in the foothills of Mount Vrmac, separating Kotor and Tivat Bays. With stunning views of mountains, the Boka and glorious sunsets, the south facing position has sunshine all day.

This modern villa consists of 3 floors; a self contained 2 bedroom apartment on the ground floor, a sitting room and kitchen diner on the 1st floor and 3 bedrooms/3 bathrooms on the top floor.

The 1st floor has an exceptional terrace for alfresco dining with easy access to the large private swimming pool. The surrounding landscaped gardens have bougainvillea, orange, lemon and olive trees plus a host of Mediterranean plants. Adjacent terraces provide plenty of space for sport and relaxation. During the summer months wild tortoises abound. Beaches, modern supermarkets, cash machines and good restaurants are all within a 15 minutes drive.

This comfortable property is an excellent base for large or two families seeking fun who wish to explore or just simply chill in a beautiful part of Montenegro.

Stop Press. Summer 2019 EasyJet flights to Tivat Airport (10 mins from Boka Vista) released on 20 & 27 September.

More Details

Roger and Liz
Member since: 2011
Premier Partner

This HomeAway partner has demonstrated and is committed to fast response times, the best rates, and a great guest experience.

Speaks: english
Response time:
Within an hour
Response rate:
Calendar last updated:
September 18, 2018

About Roger and Liz

Whilst living in Sarajevo, we discovered the wild beauty of Montenegro and have now retired here. We manage the estate ourselves and are well versed in the local scene. It would be our pleasure to help you plan your visit and maximise your stay in Montenegro.

Roger and Liz purchased this villa in 2006

Why Roger and Liz chose Kotor

The property is set in 5 acres of private olive groves with fabulous sea and mountain views. South facing, it enjoys sun all day throughout the year. The sunsets are glorious.

What makes this villa unique

The estate enjoys rural tranquillity. The villa and grounds are ideal for a family featuring plenty of space and a large pool. Boka Vista returns to the summer rental market having been refurbished in 2015.

Guestbook comments from the owner

"Lovely accommodation. We thoroughly recommend it."

Belgian Family - June 2013

"Ideal accommodation in a beautiful setting."

French Family - July 2013

"Everything about our stay was lovely. The view and scenery is absolutely stunning."

British Family - August 2013
Jun 2011
  • 1 of 1


Kotor Villa Accommodation and Amenities

Property Type:
  • villa
  • Guests provide their own meals
Floor Area:
  • 3229 sq. ft.
House Rules:
  • Check-in: 4:00 PM
  • /
  • Check-out: 10:00 AM
  • Max. occupancy: 10
  • Children welcome ...
  • Parties/events not allowed
  • Pets not allowed
  • Non smoking only ...
Location Type:
  • Mountain
  • Near The Ocean
  • Rural
  • Adventure
  • Away From It All
  • Family
  • Historic
  • Sports & Activities
  • Tourist Attractions
  • Air Conditioning ...
  • Ceiling Fans
  • Fireplace
  • Hair Dryer
  • Heating
  • Internet ...
  • Iron & Board
  • Linens Provided
  • Living Room ...
  • Parking
  • Towels Provided ...
  • Tumble Dryer
  • Washing Machine
  • Wood Stove
  • Coffee Maker
  • Dishes & Utensils
  • Dishwasher
  • Freezer
  • Kitchen ...
  • Microwave
  • Oven
  • Refrigerator
  • Stove
  • Toaster
  • Child's Highchair
  • Dining
  • Dining Area
  • seating for 10 people
  • 5 Bathrooms
  • Top Floor Bathroom 1 - toilet , tub , shower , bidet , Access from Top Floor Bedroom1
    Top Floor Bathroom 3 - toilet , shower , Access from Bedroom 3
    Top Floor Bathroom 2 - toilet , shower , General Access
    Ground Floor Bathroom 1 - toilet , shower , Access from Ground Floor Bedroom 1
    Ground Floor Bathroom 2 - toilet , combination tub/shower , General Access
  • Top Floor. Bath 1: En suite. Bath, bidet, separate shower, basin, WC. Bath 2. En suite. Shower, basin, WC. Bath 3. Separate. Shower, basin, WC. Second Floor. WC, basin Ground Floor. Bath 1. En suite. Shower, basin, WC Bath 2. Separate. Bath with Shower, basin, WC
  • 5 Bedrooms, Sleeps 10
  • Top Floor Bedroom 1 - 1 double , Master bedroom with en suite bathroom & small trrace
    Top Floor Bedroom 2 - 2 twin/ single , Seperate bathroom
    Top Floor Bedroom 3 - 1 double , En suite bathroom
    Ground Floor Bedroom 1 - 1 double , En suite bathroom
    Ground Floor Bedroom 2 - 2 twin/ single , Seperate Bathroom
  • Description of sleeping capacity: Sleeps 10 (3 Bedrooms on Top Floor & 2 Bedrooms on Ground Floor Notes on bedrooms: Top Bed 1: Double bed sleeps 2/en suite bathroom Top Bed 2: Double bed sleeps 2/en suite shower Top Bed 3: Two single beds sleeps 2/separate shower room Ground Bed 1: Double bed sleeps 2/en suite bathroom Ground Floor 2: Two single beds sleeps 2/separate bathroom Cot available if required
  • Books
  • DVD Player
  • Games
  • Satellite / Cable ...
  • Television
  • Video Library
  • Balcony ...
  • Boat ...
  • Deck / Patio ...
  • Golf ...
  • Kayak / Canoe ...
  • Lawn / Garden
  • Outdoor Grill
  • Ski & Snowboard ...
  • Tennis ...
  • Long-term Renters Welcome
  • wheelchair accessible ...
Pool / Spa:
  • Private Pool ...
  • autumn foliage
  • bay/sound
  • churches
  • cinemas
  • forests
  • live theater
  • marina
  • museums
  • recreation center
  • restaurants
  • ruins
Leisure Activities:
  • beachcombing
  • bird watching
  • scenic drives
  • sight seeing
  • walking
Local Services & Businesses:
  • ATM/bank
  • Babysitter
  • fitness center
  • groceries
  • hospital
  • massage therapist
  • medical services
Sports & Adventure Activities:
  • cycling
  • fishing
  • golf
  • hiking
  • mountain biking
  • mountain climbing
  • pier fishing
  • sailing
  • scuba diving or snorkeling
  • sound/bay fishing
  • swimming
  • tennis
  • water skiing
  • wind-surfing
Notes on accommodation: The property is set in a 575 m2 plot with access to a further 750 m2 of grass terrace for recreation. The swimming pool with Roman steps for easy access, is 10x4.5m and at its deepest 1.75m (5ft 9ins). Direct access to the pool is gated and shade for the sun loungers is provided by a pergola. Beyond the pool garden, well preserved olive terraces provide ideal ground for family sports. The 2nd floor large terrace (35 m2) is partially covered and commands superb views of the Boka. The large terrace also has a BBQ, and table and chairs for 10. Both these terraces are gated for the safety of young children. The second floor master bedroom has an 8 m2 terrace. Utility Room: Washer/dryer, iron, ironing board and clothes airier. 1 large towel for indoor use per guest provided Changeover Day is flexible.


Wonderful! 4.9/5 -
(15 traveler reviews)

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Ideal family villa with large garden & pool plus stunning sea and mountain views
average rating of 4.9333334 based on 16 reviews

Wonderful villa, amazing hosts.

  • 5 of 5

Fantastic villa with lovely pool and we never got tired of looking at the stunning view of the bay of Kotor. Plenty of space for people to congregate or do their own thing. The children loved the wild tortoises in the garden. Roger and Liz were very helpful and welcoming hosts, nothing was too much trouble for them.

  • Submitted: Jun 3, 2018
  • Stayed: May 2018
  • Source: Owners Direct, from HomeAway
Owner's Response: Zoe, thank you for your kind review. We thoroughly enjoyed having you all as guests and were delighted that you made full use of our villa, it’s pool and local attractions. Please come again!
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Spacious, clean villa with incredible views

  • 4 of 5

This is a very spacious 5 bedroom villa, with a good sized pool - an ideal base for our holiday. Our group was made up of two families, including 3 teens and 2 younger children- there was plenty of areas where we could all socialise together.

The villa was spotless and well equipped and the owners were available for any advice needed on the local area.

Boka Vista is positioned on the mountain side giving you the most incredible views over the bay - it is really unspoilt and very peaceful.

To get these views it is a 10 min drive up the mountain from the nearest shops/restaurants. You will need a car for your hols if you choose this villa & definitely a drive for the confident - the roads are fairly narrow and the locals will drive past at pace.

The weather was above 30 degrees everyday of our trip and the local beach (15 mins drive) was very family friendly with lounger hire very reasonable. The sea was beautifully clear and shallow for a fair distance which our 7 yr old loved.

The villas pool was well maintained and much appreciated. It was a real sun trap by the pool but a shaded area was provided which worked well until late afternoon.

There were ceiling fans in every room which helped with the heat. There’s also one air conditioning unit upstairs that operated from 6pm until 9 am which benefitted the upstairs 3 bedrooms - if you kept the doors open.

The WiFi was much appreciated by the group. It’s worth noting that it’s not unlimited so worth downloading any movies/music before your trip.

Overall we had a great stay in this villa and would recommend it.

  • Submitted: Aug 27, 2018
  • Stayed: July 2018
  • Source: HomeAway
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Fantastic Boka Vista

  • 5 of 5

An amazing villa and hosts to match. From the moment that we were met at the airport by Roger until we left two weeks later, we could not have had a more perfect time. We will definitely go back to Boka Vista.

The villa is set in the hills above Tivat. The views of the bay from the villa are stunning , with some of the most incredible sunsets that we have ever seen.

The villa is well equipped and Roger and Liz were on hand to answer any queries and to provide practical advice about getting around Montengro.

There were 8 of us travelling together and the villa provided ample space for 2 families to comfortably stay together.

We found it a great base from which to explore Montenegro and were no more than 20 minutes away from Budva and Kotor . There are some great beaches nearby - Plavi Horizonte and Jaz were our favourites, The kids loved the speed boat trip that we took from Kotor to the Blue cave (via the abandoned submarine bases).

We would have no hesitation about recommending Boka Vista.

  • Submitted: Jul 23, 2018
  • Stayed: June 2018
  • Source: HomeAway
Owner's Response: Many thanks for your review. You experienced how the villa really lends itself to a two family booking. It was clear to us from the start, that you were going to make the most of Boka Vista's location and facilities. We are delighted that you had so much fun both visiting local beaches and tourist attractions. Your use of the pool was awesome; it is most unlikely that such an impressive armada of inflatables will ever be seen again!
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Perfect property for extended family or base to explore

  • 5 of 5

We have just returned from a week's stay at Boko Vista after travelling to Montenegro for our Son's wedding in Tivat. The property offers modern and welcoming accommodation with five double rooms and five bathrooms, it provided us with excellent social space yet enough privacy for all.

The apartment is well equipped and the hosts Roger and Liz went far beyond expectations to ensure our stay was comfortable and trouble-free.

Montenegro itself offers a magnificent blend with the obvious opulence of Porto Montenegro and its yachting fraternity to the simplest delights of Kotor old town and the smaller villages scattered around the stunning countryside.

We will definitely be returning to this country and would heartedly recommend Boko Vista as a place to stay, even the winding road that affords such great views over the bay below cannot detract from the excellent warm and welcoming reception received from the owners.

  • Submitted: Sep 5, 2017
  • Stayed: August 2017
  • Source: Owners Direct, from HomeAway
Owner's Response: Gordon, thank you for your full review. We are always delighted when guests have thoroughly enjoyed their visit, particularly when a wedding is involved. Again, Boka Vista proves its worth as a great base for exploring this fascinating area of Montenegro, or for just chilling, or both!
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Amazing base for exploring Montenegro

  • 5 of 5

A lovely modern villa with breathtaking views over the bay and ideally located as a base for exploring the spectacular scenery of Montenegro. The villa was spacious and well appointed with a lovely pool that the kids thoroughly enjoyed. Roger and Liz were gracious hosts and gave us lots of tips on various trips and places to eat. Would recommend this villa for a large party or two families travelling together.

  • Submitted: Aug 20, 2017
  • Stayed: July 2017
  • Source: Owners Direct, from HomeAway
Owner's Response: Many thanks for booking our Villa and for your very positive review. Boka Vista clearly worked as a two family base and you seemed have a huge amount of fun. We hope you will be able to return and discover more of Montenegro.
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Beautiful Villa

  • 5 of 5

Excellent villa for a family stay. Exceeded all expectations. Breathtaking views. Great location for exploring coastal and central Montenegro.

  • Submitted: Jun 13, 2017
  • Stayed: June 2017
  • Source: VRBO, from HomeAway
Owner's Response: Thank you very much for your review. You really made the most if your short stay at Boka Vista. We would be delighted to see you again as you were so considerate and enjoyed your visit.
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Nearest Airport
5 Kilometres
Nearest Barpub
4.5 Kilometres
Nearest Ferry
12 Kilometres
Nearest Golf
13 Kilometres
Nearest Train
51 Kilometres
Nearest Motorway
170 Kilometres
Ploce, Croatia
Nearest Restaurant
4.5 Kilometres
Nearest Ski
170 Kilometres
Nearest Beach
7 Kilometres
Car: necessary


Tivat : 15 mins drive. Lustica: 20 mins drive. Jaz: 25 mins drive.


As Boka Vista is in the countryside a car is essential. The nearest airports, listed below, all have car rental facilities:

Tivat Airport: 10 mins drive (Taxi approx 10 Euros).

Podgorica Airport: 90 mins drive (Taxi approx 70 Euros).

Dubrovnik Airport - Croatia: 90 mins drive (Taxi approx 120 Euros).

Buses also connect to these airports, but are intermittent.


Kotor: 7km Tivat: 7km.

Further Details:

Kavac is exceptionally well positioned between the UNESCO protected ancient walled town of Kotor and Tivat with its glitzy super yacht marina Porto Montenegro. Access to the other picturesque bays of the Boka is easy as is Budva (Big Nightlife) and the sedate old capital of Cetinje.

Boats and kayaks can be hired to explore both the Boka and the Adriatic coast.

Mountain bike hire is also available in Kotor and Tivat for use on the growing number of trails.

Further afield, the mountains and rivers of northern Montenegro provide plenty of opportunities for hiking, climbing and white water rafting.

Within easy reach of Boka Vista there are plenty of good restaurants (local and international), supermarkets and banks - details available on arrival.

The local currency is the Euro. Changeover day is flexible


Rates & Availability

Taxes and fees are additional

Additional information about rental rates

Fees No additional mandatory fees
Refundable damage deposit $331.74
Stay tax $1.06 per night, per person. This amount will be due to the owner upon arrival. Does not apply to children under 12 years.

Pets not allowed. Boka Vista is in a rural location and a car will be required for trips to shops and beaches. Nearest airports are Tivat, Dubrovnik and Podgorica. WiFi internet available. Budget Airline flights include RyanAir Stansted to Podgorica and Easyjet Manchester & Gatwick to Tivat, Monarch Birmingham/Gatwick to Dubrovnik. Payment in Pounds Sterling - customer to pay bank charges should any other currency used.

Owner's Cancellation Policy

  • 100% refund if canceled at least 60 days before arrival date.
  • Service Fee fully refunded on cancellations that qualify for 100% refund.

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