Exceptional Kotor Bay Historic Waterfront Villa

OVERVIEW:

Experience modern comfort in this beautifully renovated, 300-year-old captain’s stone house on the Prcanj waterfront. Nestled in UNESCO-protected Kotor Bay, Casa Zarden occupies the top three floors, featuring an upscale kitchen with Miele appliances and a lush back garden with an outdoor kitchen/dining area and a separate guest house. Steps away, enjoy access to a large ponta/jetty, with a small beach just two doors down. This coastal sanctuary is perfect for 1 or 2 families.

*THE PROPERTY OVERVIEW

Welcome to our beautifully restored piece of Adriatic history. Casa Zarden offers the perfect balance between historic character and 5-star contemporary comfort.

— Layout: Top three floors of a historic stone captain's house plus a separate private backyard with a guest house (Casita).

— Privacy: Casa Zarden is accessed via private side stone steps leading directly to the walled private back garden.

— Climate & Connectivity: Fully air-conditioned throughout with high-speed Wi-Fi available across most of the property.

*MAIN HOUSE: FIRST LEVEL (LIVING & DINING)

— Upscale Kitchen: Ultra-modern design featuring a center island with a ceramic hob and expansive counter space.

— Premium Appliances: High-end Miele espresso maker, American-sized fridge/freezer with ice maker, microwave, dishwasher, washer.

— Dining Options: Casual bar-style seating at the kitchen island alongside a formal dining table and chairs.

— Living Space: Spacious lounge with a large couch, flat-screen cable TV, and a dedicated computer desk area. Offers stunning Kotor Bay views.

— Stone Balcony: Original elegantly carved balcony directly off the living room, offering striking views of the bay and majestic mountains.

— Guest Bathroom: One convenient bathroom located just off the main kitchen area.

*MAIN HOUSE: SECOND LEVEL (BEDROOMS)

— Bedroom 1: Quiet, restful room located at the back of the house looking toward the lush garden
(Queen bed).

— Bedroom 2: Breathtaking water views framed by historic, architectural porthole windows (Queen bed).

— Bedroom 3: Sweeping water vistas through historic porthole windows (Queen bed).

— Main Bathroom: Large full bathroom equipped with a bathtub and European-style shower.

— Design Details: All bedrooms on this level feature authentic Dutch doors accented with hand-blown art glass.

*MAIN HOUSE: THIRD LEVEL (PENTHOUSE SUITE)

— Penthouse Bedroom: Open concept, private top-floor retreat featuring an ensuite bathroom with a standalone shower (Queen bed).

— Private Balcony: Steps from the bed, revealing a stunning panoramic vista of the bay, mountains, and Prcanj village.

*THE CASITA (STANDALONE GUEST HOUSE)

— Secluded Location: Positioned at the very back of the main garden for optimal privacy.

— Layout: Studio apartment with a twin-over-twin bunk bed setup, ideal for kids, teenagers, or an accompanying couple.

— Amenities: Fully equipped with its own functional kitchenette and a private bathroom with a shower.

— Outdoor Space: Features a dedicated, intimate garden space right in front of the private entrance.

* OUTDOOR LIVING & JETTY

— Walled Garden: Beautifully lush, private oasis enhanced by ambient lighting and an outdoor sound system.

— Al Fresco Dining: Small granite bar table with 4 bar stools, plus a large glass-top dining table paired with 6 chairs.

— The Ponta: Well-maintained jetty located directly across the village coastal road from the front gate. *Note: As with most pontas that dot the bay, it is not privately owned.

— Jetty Amenities: Two large trees providing natural shade with plenty of open space for sunbathing and swimming.

*LOCATION & TRANSIT

— 2-Minute Walk: Proximity to two local restaurants: Boca Bay (Seafood) and Lanterna.

— 5-Minute Walk: The main village of Prcanj, offering a supermarket, a family favourite restaurant, Capasanta, café, bakery, and post office. A little further up the coastal road are several other restaurants - Madamoiselle being another favourite.

— 15km Drive: The UNESCO Heritage walled castle city of Kotor (10–15 minutes depending on traffic).

— 12 km Drive: Tivat, the Porto Montenegro superyacht marina, and Tivat's famous Pine waterfront.

— Bus Access: Local bus line stops directly outside the front gate every hour, connecting you seamlessly to both Kotor and Tivat.

*OTHER THINGS TO NOTE

— Parking & Arrival:

Free street parking is usually available directly across the street or very close to the property.

Second Floor Access: Casa Zarden is located on the top 3 floors and is accessed through steps on the side of the house. These lead to a private walled garden and the entrance to the main house.

—Getting Around the Bay Boat:

One of the best ways to experience the bay! You can arrange to be picked up close to the house for a scenic ride around Kotor Bay, Kotor Old Town and/or Perast.

Local Village Life: Prčanj features fantastic waterfront restaurants, a small grocery market, and a bakery all within short walking distance along the coastal road.

— Waterfront Road Caution: While our location is idyllic and perfect for all generations (we comfortably host guests from ages 2 to 80+), the coastal road in front of the villa can get busy during peak summer season. Please exercise caution when crossing to the jetty, especially with toddlers and young children.

— First-Floor Apartment: Casa Zarden occupies the top three floors of the historic building and is accessed via its own private side stone steps. The ground floor houses a separate, independent apartment.

— Expand Your Group: If you are travelling with a larger group and need extra space, we also rent out that ground-floor unit. It is a premium 1-bedroom space that sleeps 2 adults. You can find it by searching for: "Upscale Waterfront 300yo Stone Apt near Kotor".

— Digital Nomads & Long-Term Stays: Remote Work Friendly

With high-speed Wi-Fi, climate control, and a serene waterfront backdrop, our place is an ideal workspace.

Extended Stay Discounts: We welcome long-term rentals and offer attractive discounted rates during the shoulder and off-season months. Please reach out directly to discuss extended stays.

— *Mandatory Tourist Tax: Please note that the state-imposed Montenegro tourist tax is not included in the nightly booking rate. This must be paid separately upon arrival. The rates are €1.00 per night for adults (over 18), and €0.50 per night for youth aged 12 to 18. There is no tax for children under 12.