Generate year-round rental income with a fully hands-off luxury beachfront investment on the Adriatic coast
Invest in a luxury beachfront apartment on one of the Adriatic's most promising coastlines, with professional management by Karisma Hotels & Resorts and potential year-round rental income.
Generate year-round rental income
Flexible payment plan available
Established partners you can trust
100% hands-off & fully managed
Priced ahead of Montenegro's EU accession
Up to 60 days
personal use a year
Our partners
Operated by Karisma Hotels & Resorts
25+ Years of Award-Winning Expertise
Developed by Dobrov & Family Group
35+ Year Developer Track Record
What sets Karisma apart is not just the quality of hospitality, but the consistency of execution across markets. For investors, that translates into a structured, professionally managed model that supports long-term value.
Off-Plan property investment that earns, appreciates, and runs itself
Porta Rai Beachfront Hotel & Residences is a selection of 550+ luxury off-plan apartments on Montenegro's southern Adriatic coastline.
Once completed in 2029, five-star operators Karisma Hotels & Resorts take care of bookings, maintenance and guest experience. You collect 100% hands-off and hassle-free rental income and enjoy the apartment as your own holiday home on the Adriatic for up to 60 days of the year.
Montenegro is also the furthest along in the EU accession path, and property prices historically climb as countries move closer to EU membership.
Request your investor pack today and secure a luxury beachfront apartment before Montenegrin prices catch up with the rest of the Mediterranean.
Your off-plan investment journey
Get started online
Fill in our quick online form with your budget, timeframe and what you’re looking for.
Expert consultation
Receive your investor guide and speak to a Porta Rai consultant for an in-depth walkthrough of the investment and get any questions you have answered.
Tailored recommendations
Explore apartments that fit your brief, including floor plans, payment plans and projected returns for each.
Reserve your apartment
Pick your preferred apartment and secure it at today's early-stage pricing.
Ongoing support
You receive regular updates on construction progress and from handover onwards, Karisma Hotels & Resorts manages and operates the property on your behalf.
Why Porta Rai?
Attractive Returns
Strong potential for long-term capital appreciation driven by market growth and early-stage pricing, with stable rental income through Karisma-managed operations, early-investor advantages and a possible 21% VAT refund for eligible legal entities.
Brand-backed security
Operated by Karisma Hotels & Resorts, a 25-year international hospitality group, your apartment benefits from proven standards, on-site management and global marketing reach.
Beachfront Location
Porta Rai sits within a 10-hectare masterplan fronting 300 metres of private sand on the Adriatic's longest beach, in the sunniest part of the Montenegrin coast.
Luxurious living
Seven pools, a full-service spa, tennis and padel courts, a Kids Club, a beach club, restaurants, bars and a lively central square, all on your doorstep.
Design & Build Quality
Distinctive architecture and premium materials throughout, with 3m ceiling heights, floor-to-ceiling glazing, large-format ceramics and designed furniture.
Karisma has built a reputation for delivering premium guest experiences at scale, while maintaining strong operational standards. That combination is what makes their residential and hospitality projects particularly attractive to investors.
Five-star amenities on your doorstep
300m private sandy beach
Beach club with exclusive owners' section
Vibrant restaurants, stylish bars & luxury retail
7 swimming pools & 5-star spa
Yoga & meditation pavilion
Tennis, padel & basketball courts
Kids' club & playground
Beach volleyball court
Prime location on the Adriatic's longest sandy beach
Porta Rai sits on Velika Plaža, the Adriatic's longest sandy beach, with 13 kilometres of shoreline between the sea and pine forest. Ulcinj, Montenegro's southernmost and sunniest town, is a 10-minute drive up the coast, with its Old Town, cobbled streets and sunset terraces overlooking the sea.
Nearby
10-minute drive to Ulcinj town centre
10-minute drive to Ada Bojana
30-minute drive to Bar
45-minute drive to Lake Skadar National Park
International airports
75 km from Podgorica Airport- 85 km from Tivat Airport
- 118 km from Tirana Airport
Over 60 years of
combined success
Porta Rai is developed by privately owned international investment group Dobrov & Family Group, who have spent 35 years building an extensive real estate portfolio across Europe and backing sustainable, innovative and competitive businesses built to generate stable cash flow for long-term growth.
Every apartment is fully serviced and professionally managed by award-winning luxury hotel operators Karisma Hotels & Resorts, ensuring seamless maintenance, marketing, and rental operations. With 25 years' experience in luxury hospitality, the Karisma hotel collection spans properties across Latin America, the Caribbean and Europe, including Nickelodeon Hotels & Resorts, Margaritaville Island Reserve® by Karisma, BOR Hotel, Karisma Villas and Azul Beach Resorts by Karisma.