More than 80% of the apartments in Phase One of Porta Rai have already been sold.

For a project that is still under development, such a result raises an interesting question: what do buyers recognise before they can see the fully completed destination?

The answer is not simply price. Nor is it just location.

At Porta Rai, the decision to buy is shaped by several important factors: trust in the companies behind the project, an established hospitality presence on Velika Plaža, a first-line beachfront location, the condo hotel model, professional management, and the potential of a destination that is only beginning a new stage of development.

When buying a completed property, much of the decision can be based on what you can already see.

With a project under construction, things work differently.

Today, buyers see the construction site, the masterplan, and a project gradually taking its final shape. Their decision therefore also depends on how much confidence they have in the concept, the companies delivering it, and the project’s ability to turn what has been presented on paper into a real destination.

This is where Porta Rai has an important advantage.

The project is not arriving on Velika Plaža as an entirely new concept with no previous experience in the area. Behind it are Karisma Hotels & Resorts and Dobrov Family Group, while Karisma has already been operating immediately next to the future Porta Rai resort through Azul Beach Resort Montenegro.

For buyers, this means that the story of the future hospitality standard does not begin with renderings alone.

Part of that story can already be seen.

But trust alone is not enough to explain the level of interest.

Buyers are also considering what Porta Rai is set to become.

They are not simply buying an apartment in a new development. They are entering the concept of a 5★ Beachfront Hotel & Residences in the first line to the sea, with hotel amenities, professional management, and a condo hotel model.

And then there is another dimension: Velika Plaža.

Porta Rai is being developed in a location that still has significant room for further tourism and real estate development. As a result, some buyers are considering not only the value of the project at the time of purchase, but also its position within a destination that is evolving.

When all these elements come together, more than 80% of Phase One being sold becomes more than just a number.

It becomes an indication of what existing buyers recognised in the project early enough to make their decision before its full completion.

Trust carries particular weight when buying property under construction.

A rendering can show what a swimming pool, apartment, restaurant, or landscaped beachfront area will look like. A masterplan can illustrate how all the elements of the future resort are intended to work together.

But for a buyer, there is an important difference between a promise of a future hotel experience and being able to see how a particular hospitality system already operates in practice.

In the case of Porta Rai, such an example exists right next to the project.

Azul Beach Resort Montenegro is located immediately next to Porta Rai on Velika Plaža and is operated by Karisma Hotels & Resorts.

This is particularly significant because Karisma is not only the future hotel operator of Porta Rai. The company is also one of the project’s investors, together with Dobrov Family Group, the landowner.

In other words, the company that will be responsible for the hotel and operational management of Porta Rai is also involved in the project from an investment perspective.

For buyers, this creates a different starting point.

When we talk about professional management, hotel service, or the guest experience, we are not referring only to a concept that has yet to be tested on Velika Plaža.

Karisma already understands this destination, its seasonality, its guest profile, and how a hotel product operates in this location.

Porta Rai takes that story a step further.

Instead of a traditional hotel product, the project combines privately owned apartments with a condo hotel system.

The owner purchases and registers their apartment, while the professional hotel system takes responsibility for an important part of the destination’s day-to-day operation, including maintenance and the organisation of tourist rentals within the condo hotel model.

This is particularly relevant for buyers who do not view the property solely as a place for their own stay.

They want to know what happens to the apartment when they are not in Montenegro, who takes care of the resort, who manages the hotel experience, and how the entire destination will operate once it opens.

Porta Rai has been conceived precisely as a 365-day destination, rather than a resort whose value depends exclusively on a few summer months.

Buyer confidence, therefore, does not come from a single factor.

It is built through a combination of established experience, a recognised hotel operator, a clearly defined concept, and a location where that operator is already present.

And this may be one of the key reasons why so many buyers were ready to make their decision during Phase One.

When more than 80% of the apartments in Phase One are sold before a project is completed, it is easy to sum up the entire story in one word: demand.

But there are several reasons behind that demand.

Some buyers first recognise the location.

Others focus on the companies behind the project and the fact that Karisma Hotels & Resorts already has operational experience immediately next to Porta Rai.

For others, the condo hotel model is important because they want a property that will be professionally managed by a hotel operator.

For some buyers, the beachfront concept and the opportunity to purchase in the first line to the sea on Velika Plaža are key considerations.

And then we come to the factor we explored in greater detail in our discussion of early-stage property investment:

the timing of entering the project.

Porta Rai is being sold across three phases.

Buyers who entered during Phase One were not simply buying before the project was completed. They entered at its earliest sales and pricing stage.

As sales and construction progress, the price per square metre is periodically increased. The most significant difference is planned between sales phases, with the starting price per square metre of each new phase planned to be 20% higher than the starting price of the previous phase.

This gives early entry a very clear rationale.

Buyers enter at an earlier price level while also having a wider selection of available apartments.

But in the case of Porta Rai, there is another factor that makes timing particularly interesting.

It is not only the project that is developing. Velika Plaža is developing too.

This means that a Phase One buyer is effectively looking at two stories at the same time.

The first is Porta Rai as it exists today and Porta Rai as it will be when completed as a 5★ beachfront destination.

The second is Velika Plaža as it exists today and its potential position following the continued development of Ulcinj’s tourism, hospitality, and real estate offering.

It is precisely this combination that can help explain why buyers were ready to act early.

They did not have to wait until everything was completed to understand the concept.

They could see the location.

They could see Karisma’s existing presence through Azul Beach Resort Montenegro.

They could assess the Porta Rai masterplan, its hotel and condo concept, amenities, and professional management.

They could also observe the broader transformation taking place on Velika Plaža.

And then they could decide at which stage they wanted to become part of that story.

For this reason, more than 80% of Phase One being sold does not simply speak to the speed of sales.

It speaks to the confidence the project has been able to build before completion, as well as the fact that buyers recognised the combination of location, product, management, and timing early enough to make their decision.

As availability in Phase One decreases, the question a potential buyer asks also begins to change.

It is no longer simply:

“Why buy property before completion?”

It also becomes:

“What have more than 80% of buyers already recognised?”

The answer does not lie in a single factor.

It lies in the combination of established trust, a resort taking shape, and a destination that has yet to reveal its full potential.

Discover more about Porta Rai, the current sales phase, and the apartments currently available on Velika Plaža.

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Frequently Asked Questions

How many Phase One apartments at Porta Rai have already been sold?

More than 80% of Porta Rai’s Phase One apartments have already been sold while the project is still under development.

Why do buyers trust Porta Rai before completion?

That confidence is built on several factors: the companies behind the project, a clearly defined resort and condo hotel concept, the first-line beachfront location, and the existing experience of Karisma Hotels & Resorts on Velika Plaža.

What role does Karisma Hotels & Resorts have at Porta Rai?

Karisma Hotels & Resorts is a 50% investor and the hotel operator of Porta Rai. The company already operates on Velika Plaža through Azul Beach Resort Montenegro, located immediately next to the Porta Rai project.

How is Porta Rai different from a traditional apartment?

Porta Rai combines private apartment ownership with a condo hotel model, professional hotel management, a rental programme, and the amenities of a 5★ resort in the first line to the sea.

Why is Velika Plaža important to Porta Rai?

Velika Plaža offers space for the development of large-scale beachfront projects and is located in a part of the Montenegrin coast that is entering a new stage of tourism and real estate development.

Why is Phase One important to investors?

Phase One represents the earliest pricing stage of Porta Rai and provides a wider selection of available apartments. Prices increase periodically as sales and construction progress, with the most significant change planned between sales phases.

Are Phase One apartments at Porta Rai still available?

Although more than 80% of Phase One apartments have already been sold, certain units may still be available. Current availability depends on the sales status at the time of enquiry and should be confirmed when expressing interest.