Ulcinj Gains a New Address of Luxury

Velika Plaža has long been synonymous with freedom, wind, kitesurfing and endless stretches of fine sand, but not with branded luxury or five-star condo hotels. Today, this part of the Montenegrin coast is entering a new phase of development, gradually evolving into a high-standard destination for guests seeking both authentic nature and premium service. At this very moment, on the first line to the sea, Porta Rai Beachfront Hotel & Residences is emerging — a project positioning Velika Plaža as a new investment address in the region and clearly signaling a shift in the southern Adriatic real estate market.

‍Ulcinj as a New Luxury Destination

‍While some coastal towns have, in less than a decade, transformed from quiet seaside places into prestigious destinations with highly valued real estate, Ulcinj is only now preparing for its leap forward. This stage of development points to significant room for growth and long-term value appreciation.

For buyers and investors, this represents an opportunity to enter a luxury resort at an early stage, in a location that combines a long sandy beach, growing tourism demand and a clear national strategy focused on higher-end tourism development.

Porta Rai is envisioned as much more than a traditional seaside condo hotel. The project focuses on a full-day experience tailored to diverse user profiles — from families and active couples to investors who spend part of the year in their own apartments.

The complex offers a spa and wellness center, diverse sports infrastructure (tennis, padel, basketball, beach volleyball, mini golf), running trails and a yoga pavilion, along with a lively promenade featuring restaurants, bars and seasonal events. The family segment is particularly well developed, with a kids’ club, teen zone, safe playgrounds and organized daily programs, allowing parents to relax knowing their children are well cared for. The internal area of the complex is designed without motorized traffic, further enhancing safety and comfort.

“Gates of Paradise” on the First Line to the Sea

The name Porta Rai symbolically reflects the project’s ambition — “gates of paradise” on the Adriatic, where sandy beaches, Mediterranean landscapes and contemporary architecture merge into a unified whole. The complex is positioned directly on Velika Plaža, surrounded by largely untouched nature, with good transport connections to Podgorica, Tivat and Tirana, as well as proximity to Ulcinj, Ada Bojana and Lake Skadar.

As a five-star condo hotel, Porta Rai comprises over 600 apartments, a private sandy hotel beach approximately 300 meters long, landscaped promenades with green areas covering more than 70% of the total project area, seven swimming pools, spa and wellness facilities, sports infrastructure, a medical clinic, a shopping zone and over 700 parking spaces. Construction is planned in three phases, allowing buyers to choose their entry point into the project, with the first phase traditionally offering the lowest entry price and the greatest potential for future growth.

Condo Model: Ownership with Five-Star Hotel Services‍

Porta Rai operates under a condo model that allows owners full legal ownership of their apartments, combined with professional hotel management. Apartments are included in the hotel inventory and generate rental income, while the professional operator, Karisma Hotels & Resorts, assumes full responsibility for maintenance and operations. Profits are shared under a predefined, fair and transparent model, enabling owners to combine personal use with stable annual income and long-term capital appreciation.

Montenegro as an Investment Destination‍

The project is supported by Montenegro’s exceptional natural and geographic position, where sea, mountains, national parks and protected natural areas converge within a small radius. Proximity to regional markets, infrastructure development and the EU accession process further strengthen investment security and long-term attractiveness in tourism and real estate.

Impact on the Local Community

Porta Rai delivers a strong economic impact for Ulcinj and southern Montenegro through engagement of local companies, job creation and cooperation with domestic entrepreneurs. The complex’s amenities will also be accessible to local residents, integrating Porta Rai into the city’s social and urban fabric.

Strength of Experience Behind the Project‍

Behind Porta Rai stands a combination of an international hotel operator and an established investment group with decades of experience in hospitality, real estate and sustainable development. Karisma Hotels & Resorts has operated on Velika Plaža for years through Azul Beach Resort Montenegro by Karisma, bringing deep knowledge of the local market, seasonality and destination specifics.

In parallel, Dobrov & Family Group operates across Montenegro, the wider region and international markets, with a strong focus on hospitality and complex, multi-phase developments. This blend of experience and local presence reduces the risk typically associated with early-stage destination development and builds confidence among investors considering Ulcinj for the first time.

Why Now and Why Here?‍

A unique beachfront location, lower entry prices compared to established luxury destinations, Ulcinj’s growth potential and a condo model combining lifestyle and income position Porta Rai as a strategic investment opportunity for long-term-oriented investors.