September 3, 2026
What Does Ownership at Porta Rai Look Like, from Purchase to Your First Stay?
From purchase and 1/1 ownership registration to the rental program and your first stay, discover how apartment ownership at Porta Rai works in practice.
Purchasing an Apartment and Registering 1/1 Ownership
The condo concept means owning an apartment that is part of a hotel system, without the day-to-day responsibilities that typically come with conventional property ownership.
The owner holds title to a specific apartment, while the professional hotel operator takes care of its maintenance, guests, reservations, and rental operations. In this way, the apartment operates as part of the hotel, while the owner can generate passive rental income.
At Porta Rai Beachfront Hotel & Residences, individual ownership is one of the fundamental elements of this model. The buyer selects a specific apartment, and upon completion of the purchase, ownership is registered in the Land Registry 1/1 in the owner’s name.
At the same time, the value of this concept extends beyond the boundaries of the apartment itself.
The property is part of a 5★ hotel and resort system, where professional management, maintenance, hotel services, and rental operations are integrated into one complete concept.
This gives the owner clearly defined individual ownership of the property, while its day-to-day operation is integrated into a professionally managed hotel system.
A Flexible Payment Plan Until Apartment Completion
When purchasing a property under construction, the payment structure can be just as important as the timing of the purchase decision.
That is why Porta Rai offers a flexible payment structure, meaning that the full value of the apartment does not necessarily have to be paid at once.
Buyers can choose from different options, ranging from a one-time payment and payment in two instalments to a flexible plan that allows payments to be spread throughout the project development period.
This allows each buyer to select the model that best suits their approach to financial planning and capital allocation while the project continues to progress towards completion.
Phase Completion and the Start of Hotel Operations
Porta Rai is being developed in three phases, with different parts of the project being completed and becoming operational at different stages.
Each building within the project is a hotel building, meaning that once completed and brought into operation, it begins functioning as part of the Porta Rai hotel system.
For an owner, the completion of the building in which their apartment is located is therefore an especially important milestone.
At this point, the apartment transitions from a property within a project under construction into a property operating within an active 5★ Beachfront Hotel & Residences concept.
Once the building begins operations, the elements that give condo ownership its distinctive character also become active: professional hotel management, maintenance, hotel services, and an organised rental system.
In other words, the completion of the building is not simply the end of the construction process.
It is the moment when the apartment begins operating as part of the hotel.
Entering the Rental Program
Once the hotel building begins operations, the apartments within it become part of the professionally organised rental program managed by Karisma Hotels & Resorts.
From that point onward, the hotel operator takes over the operational activities associated with renting out the apartment.
Marketing, reservations, guest communication, arrivals and departures, housekeeping, maintenance, and other day-to-day hotel operations are organised within the overall hotel system.
This means that the owner is not purchasing a property that, once completed, still needs to be independently prepared for the market and managed as a rental. Instead, the apartment enters an established hotel system and rental program.
At the same time, Porta Rai apartment owners have no monthly maintenance fees. The professional operator takes care of the operation and maintenance of the property, while the owner has no day-to-day operational responsibilities related to the apartment.
In this way, individual property ownership and professional hotel management work side by side: the apartment belongs to the owner, while its operational management is handled by the hotel operator.
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The Owner’s First Stay at Porta Rai
When an owner arrives at Porta Rai for the first time after their hotel building has become operational, they arrive at a property that is already part of a fully functioning 5★ beachfront resort.
Under Montenegro’s condo model, owners are entitled to up to 60 days of personal use of their apartment per year. Owners are free to choose when they wish to use their allocated days during the year, in accordance with the conditions applicable to the condo model.
While the owner is away from the resort, the apartment operates within the hotel and rental system. When the owner arrives, their role changes: from an investor whose property is professionally managed to a guest staying in their own apartment within the resort.
And the ownership experience extends well beyond the apartment itself.
Porta Rai apartment owners have access to additional hotel facilities within the resort at no extra charge. These include swimming pools, SPA & Wellness facilities, sports courts, the beach, and other amenities that form part of the Porta Rai hotel experience.
Equally important is what the owner does not have to deal with during their stay. There is no need to organise housekeeping, check on maintenance, or resolve operational issues that may have arisen while they were away. These processes are handled by the professional hotel system.
The first stay therefore brings the entire Porta Rai ownership concept together: from purchasing the apartment and registering 1/1 ownership, through the flexible payment period and completion of the hotel building, to entering the rental program and, finally, enjoying the apartment and the facilities of a 5★ resort as an owner.
Frequently Asked Questions
Does the buyer own the Porta Rai apartment?
Yes. Upon completion of the purchase, ownership of the specific apartment is registered in the Land Registry 1/1 in the owner’s name.
Does Porta Rai offer a flexible payment plan?
Yes. In addition to a one-time payment and payment in two instalments, a flexible option is available that allows payments to be spread throughout the project development period.
When does the apartment become part of the hotel system?
Each building within Porta Rai is a hotel building. Once the building is completed and begins operations, the apartments within it become part of the active hotel and rental system.
When does the apartment enter the rental program?
The apartment enters the professionally organised rental program once the hotel building in which it is located begins operations.
Who manages the apartment and the rental program?
The hotel and operational system is managed by Karisma Hotels & Resorts, which takes care of reservations, guests, maintenance, and other operational activities.
Do owners pay monthly maintenance fees?
No. Porta Rai apartment owners have no monthly maintenance fees, while maintenance and day-to-day operations are handled by the professional hotel operator.
How many days can an owner use their apartment?
Under Montenegro’s condo model, owners are entitled to up to 60 days of personal use of their apartment per year.
What can owners use during their stay at Porta Rai?
Owners have access to additional hotel facilities within the resort at no extra charge, including swimming pools, SPA & Wellness facilities, sports courts, the beach, and other resort amenities.
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