SIRO Hotel Apartment for Sale Tivat: 75m² Branded Residence with Sea View | Boka Place

Premium One-Bedroom Residence in Montenegro’s First Lifestyle Wellness Hotel

Discover this exceptional 75.44m² one-bedroom apartment in the prestigious SIROCCO building, part of the revolutionary SIRO Hotel – Montenegro’s first branded wellness residence within the exclusive Boka Place development. This fully furnished sea-view apartment combines luxury hotel services, world-class fitness facilities, and prime Porto Montenegro location, creating the ultimate investment opportunity in Tivat’s most dynamic neighborhood.

SIRO Hotel apartment Tivat Quick Facts:

Location: SIROCCO Building, Boka Place, Tivat (Porto Montenegro adjacent)

Total Area: 75.44 m²

Interior Living Space: 60.82 m²

Terrace Area: 14.62 m²

Floor: 6th floor with elevator access

Bedrooms: 1 spacious bedroom

Bathrooms: 1 modern bathroom

Views: Sea view from terrace

Furnishing: Fully furnished to SIRO Hotel designer standards

Parking: Underground parking space included

Price: €450,000

Price per m² (total): €5,965

Distance to Porto Montenegro Marina: 400 meters (5-minute walk)

Distance to Beach: 200 meters

SIRO Hotel: Revolutionary Wellness Lifestyle Concept

This SIRO Hotel apartment Tivat represents Montenegro’s first branded wellness residence, created by Kerzner International (operators of Atlantis, One&Only resorts) in partnership with football legend Cristiano Ronaldo. SIRO combines luxury accommodation with cutting-edge fitness, recovery, and wellness facilities, targeting the growing global wellness tourism market worth $639 billion annually.

The SIRO Philosophy:

Sleep: Optimized bedroom design for recovery (blackout systems, premium mattresses, temperature control)

Fuel: Nutrition-focused dining with macro-balanced menus and performance nutrition

Move: State-of-the-art fitness center with strength, cardio, functional training zones

Recover: Comprehensive spa, cryotherapy, compression therapy, physiotherapy services

This positions SIRO Hotel apartment Tivat among Montenegro’s most innovative real estate offerings, appealing to health-conscious travelers, fitness enthusiasts, digital nomads, and wellness-focused investors globally.

Property Layout & Designer Interior

This meticulously designed one-bedroom SIRO Hotel apartment Tivat maximizes space efficiency while maintaining luxury hotel standards throughout the 75.44m² layout:

Entrance Hall: Welcoming entry with built-in storage, coat closet, and sophisticated lighting. Premium flooring transitions seamlessly into main living areas. Smart home control panel managing lighting, climate, and security.

Living Room with Kitchen & Dining Area: Open-plan 32m² space combining living, dining, and kitchen zones with floor-to-ceiling windows providing abundant natural light and sea glimpses. The living area features SIRO-branded designer furniture including modular sofa, coffee table, entertainment unit with smart TV, and integrated sound system.

Kitchen specifications:

Premium Miele/Bosch appliances (refrigerator, dishwasher, oven, induction cooktop, microwave)

Quartz countertops with waterfall edge design

Soft-close cabinetry with integrated LED lighting

Wine cooler and espresso machine

Breakfast bar with designer seating for 3

Dining area accommodates 4-6 guests with extendable table and upholstered chairs, positioned to capture sea views through terrace doors.

Bedroom: Spacious 16m² master bedroom designed according to SIRO’s “sleep optimization” principles featuring blackout curtains, acoustic insulation, premium king-size bed with performance mattress, built-in wardrobes with LED interior lighting, bedside tables with USB charging, and workspace desk. Direct terrace access provides morning sea views.

Bathroom: Modern 6m² bathroom with luxury fixtures including rainfall shower with thermostatic controls, wall-mounted vanity with double sink, backlit mirror, heated towel rails, and premium Italian ceramic tiles throughout. Includes washing machine and dryer integrated into cabinetry.

Terrace: 14.62 m² Sea-view terrace with glass balustrade maximizing Adriatic vistas toward Porto Montenegro marina. Composite decking, integrated LED lighting, and plumbing for outdoor kitchen installation. Space for dining table (4-6 persons) and lounge seating. South-facing orientation ensures all-day sunshine.

Fully Furnished to SIRO Hotel Designer Standards

This SIRO Hotel apartment Tivat comes completely furnished with curated designer pieces matching the hotel’s contemporary wellness aesthetic:

Living Area Furniture:

Designer modular sofa (neutral tones, performance fabric)

Solid wood coffee table and side tables

Entertainment console with integrated storage

55″ smart TV with streaming capabilities

Artwork and decorative accessories

Custom window treatments (blackout + sheer layers)

Bedroom Furniture:

King-size bed with SIRO performance mattress system

Luxury bedding package (sheets, duvet, pillows)

Built-in wardrobes with internal organization

Bedside tables with integrated charging stations

Workspace desk and ergonomic chair

Full-length mirror

Kitchen Equipment:

Complete Miele/Bosch appliance package

Cookware, dinnerware, glassware (8-person service)

Cutlery and kitchen utensils

Small appliances (kettle, toaster, blender)

Nespresso coffee machine

Bathroom Accessories:

Towel sets (bath, hand, face)

Premium bath amenities

Hair dryer and vanity accessories

Terrace Furnishings:

Weather-resistant dining set (table + 4 chairs)

Lounge chairs with cushions

Planters with Mediterranean landscaping

Total furnishing value: €35,000-€45,000

This turnkey package enables immediate personal use or rental income generation without additional investment, a significant advantage for international buyers and investors.

SIRO Hotel Services & Wellness Facilities

Owning a SIRO Hotel apartment Tivat provides privileged access to Montenegro’s most comprehensive wellness and lifestyle amenities:

Fitness & Training Center (1,200m²):

Technogym strength training equipment (free weights, resistance machines, functional rigs)

Cardio zone with treadmills, bikes, rowers, all with sea views

Functional training area with TRX, battle ropes, plyometric boxes

Separate yoga and pilates studio with bamboo flooring

Outdoor training terrace for bootcamps and group classes

Personal training services available

Nutrition consultation and meal planning

Performance testing and body composition analysis

Recovery & Spa Facilities (800m²):

Finnish sauna and Turkish steam room

Ice bath and contrast therapy pools

Cryotherapy chamber (-110°C)

Compression therapy (Normatec boots)

Massage therapy rooms (deep tissue, sports, Thai)

Physiotherapy and injury rehabilitation

Red light therapy

Meditation and relaxation lounges

Swimming Facilities:

25-meter indoor lap pool (heated year-round)

Outdoor pool with Adriatic views (seasonal)

Separate children’s pool

Poolside lounge area with bar service

SIRO Fuel Nutrition:

Restaurant serving macro-balanced performance nutrition

Separate casual dining café

Juice bar with smoothies, protein shakes, fresh juices

Grab-and-go healthy snacks and meals

Meal prep services for apartment delivery

Specialized menus (vegan, keto, paleo, gluten-free)

Hotel Services for Apartment Owners:

24/7 multilingual reception and concierge

Daily housekeeping available (upon request)

Laundry and dry cleaning services

Room service from SIRO restaurant

Grocery delivery and restocking

Airport transfers and transportation

Activity booking (yacht charters, diving, hiking)

Babysitting services

Pet care services

Additional Boka Place Amenities:

Cinema and entertainment lounge

Co-working spaces with high-speed internet

Children’s play areas and kids club

Boutique shopping (activewear, wellness products)

Beauty salon and barber

Secure underground parking with EV charging

Bicycle storage and rental

24/7 security with CCTV

Professional property management

Resident Membership Options:

Full access membership: €150-€200/month (gym, pools, spa discounts)

Fitness-only membership: €80-€120/month

Day passes for guests: €25-€40

Personal training packages: €50-€80/session

These world-class facilities position this SIRO Hotel apartment Tivat to attract premium tenants willing to pay substantial premiums for integrated wellness lifestyle.

Prime Location: Boka Place & Porto Montenegro

This SIRO Hotel apartment Tivat occupies a strategic position within Boka Place, adjacent to Porto Montenegro – the Adriatic’s premier superyacht marina and luxury lifestyle destination.

Boka Place Development: Boka Place represents Tivat’s newest mixed-use neighborhood, transforming former industrial waterfront into a vibrant residential, commercial, and entertainment district. The €200+ million investment includes residential towers, hotels, retail, restaurants, cinema, and public spaces, creating a self-contained community with year-round activity.

Distance to Porto Montenegro (400m, 5-minute walk):

630-berth superyacht marina (vessels up to 250 meters)

Luxury boutiques (Dior, Bulgari, Rolex, Louis Vuitton)

Fine dining restaurants (Michelin-quality)

Beach clubs and bars

Naval Heritage Collection museum

Luxury yacht sales and services

Event spaces hosting international gatherings

Beach & Waterfront (200-500m):

Boka Place beach: 200 meters

Waterfront promenade: Direct access

Swimming and water sports: Immediate

Sunset views over Adriatic: Daily from terrace

Tivat Town Center (1-2km):

Tivat city beach: 1.5 km

Palma shopping center: 1.2 km (supermarkets, retail, cinema)

Restaurants and cafés: 500m-1.5km

Banks and services: 1-1.5km

Medical clinic: 1.8km

Post office: 1.5km

Tivat Airport (5km, 8-minute drive):

Direct flights to 50+ European cities

Seasonal routes: London, Moscow, Paris, Belgrade, Istanbul, Munich

Year-round: Belgrade, Istanbul

Private jet terminal

Car rental agencies on-site

Taxi to apartment: €8-€12

Regional Connectivity:

Kotor Old Town: 8km (15 minutes)

Budva: 25km (25 minutes)

Perast: 12km (20 minutes)

Herceg Novi: 28km (35 minutes)

Podgorica Airport: 85km (70 minutes)

Croatian border (Dubrovnik): 45km (60 minutes)

Daily Amenities Walking Distance:

Voli supermarket: 600 meters

Bakery and fresh produce: 400 meters

Pharmacy: 500 meters

Gym (outside SIRO): 300 meters

Restaurants: 200-600 meters

Coffee shops: 300-500 meters

This location eliminates car dependency for daily living while providing easy access to Montenegro’s coastal attractions, perfect for both permanent residents and vacation rental guests.

Exceptional Rental Investment Performance

This SIRO Hotel apartment Tivat delivers strong rental yields through the property’s branded hotel association, wellness amenities, and Porto Montenegro proximity:

Rental Management Options:

Option 1: SIRO Hotel Rental Pool Program

Management: SIRO operates apartment in hotel inventory

Owner usage: 30-60 days annually (pre-booked)

Rental split: 50-60% to owner after expenses

Services included: All housekeeping, maintenance, marketing, guest services

Projected net yield: 4.2-5.8% annually

Advantage: Completely passive, professional operation

Minimum commitment: 3-5 years typically

Option 2: Independent Short-Term Rental Management

Management: Local agency or self-managed

Owner usage: Flexible, as desired

Projected gross yield: 7-10%

Projected net yield: 5.2-7.5% after all expenses

Advantage: Higher returns, more control

Challenge: Requires active management

Projected Rental Income – SIRO Hotel Pool Program:

Annual Gross Revenue: €28,000-€38,000 Owner Net Share (55%): €15,400-€20,900 Net Rental Yield: 3.4-4.6%

Owner Benefits:

Zero management effort required

Professional SIRO marketing globally

Consistent occupancy through hotel channels

Maintained to hotel standards

Guaranteed quality control

Projected Rental Income – Independent Management:

Peak Season (June-September, 120 days):

Nightly rate: €180-€280 (SIRO amenities premium)

Occupancy: 75-85%

Gross income: €16,200-€28,560

Shoulder Season (May, October, 60 days):

Nightly rate: €120-€180

Occupancy: 50-65%

Gross income: €3,600-€7,020

Off-Season (November-April, 180 days):

Long-term rental: €1,500-€2,200/month (6 months)

Gross income: €9,000-€13,200

Annual Gross Income: €28,800-€48,780 Annual Expenses:

Management (20%): -€5,760-€9,756

Utilities: -€1,800

Property tax (0.3%): -€1,350

HOA fees: -€2,000

Insurance: -€600

Maintenance reserve: -€1,000

SIRO gym membership (for guests): -€1,800

Annual Net Income: €14,490-€29,674 Net Rental Yield: 3.2-6.6%

Rental Competitive Advantages:

SIRO Brand Premium: Wellness-focused travelers pay 25-40% premiums for integrated gym, spa, recovery facilities unavailable in standard apartments.

Porto Montenegro Proximity: 400-meter distance to luxury marina, restaurants, shopping positions this as “affordable Porto Montenegro alternative,” capturing overflow demand.

Fitness Enthusiast Market: Growing wellness tourism sector specifically seeks SIRO-branded properties for training camps, fitness retreats, active holidays.

Year-Round Facilities: Indoor pool, gym, spa operate 365 days enabling off-season long-term rentals to digital nomads, remote workers, expats seeking fitness lifestyle.

Turnkey Furnishing: Designer SIRO furniture package eliminates guest complaints about mismatched or low-quality furnishings common in independently managed rentals.

Airport Proximity: 5km distance from Tivat Airport attracts short-stay business travelers and weekend guests who value convenience.

Investment Analysis & Market Position

This SIRO Hotel apartment Tivat represents a unique investment opportunity in Montenegro’s emerging branded residence sector:

Current Market Position:

Purchase price: €450,000 (€5,965/m² total area)

Tivat new build average: €3,500-€5,000/m²

Porto Montenegro: €7,000-€12,000/m²

This property: Premium branded residence at competitive pricing

Capital Appreciation Forecast:

Annual appreciation: 4-6% (Tivat waterfront properties)

5-year projected value: €547,000-€603,000

10-year projected value: €666,000-€806,000

Total appreciation: €97,000-€356,000 over 10 years

Branded Residence Value Drivers:

SIRO global expansion (10+ properties planned worldwide by 2028)

Kerzner International reputation (Atlantis, One&Only resorts)

Cristiano Ronaldo partnership creating international recognition

Limited supply (only 200 SIRO residences in Boka Place)

First-mover advantage in Montenegro wellness hotel sector

Total Investment Returns (10 Years):

Conservative Scenario (SIRO Pool Program):

Rental income: €154,000-€209,000 (net, 3.4-4.6% yields)

Capital appreciation: €97,000-€180,000

Total returns: €251,000-€389,000

Total ROI: 56-86%

Annualized return: 5.6-8.6%

Aggressive Scenario (Independent Management):

Rental income: €144,900-€296,740 (net, 3.2-6.6% yields)

Capital appreciation: €97,000-€356,000

Total returns: €241,900-€652,740

Total ROI: 54-145%

Annualized return: 5.4-14.5%

Compare with other Tivat investment properties in our apartments for sale in Tivat guide.

Purchase Process & Costs

Total Investment Required:

Purchase Price: €450,000

Transaction Costs:

Transfer tax: €19,500 (3% on €150K + 5% on €300K)

Legal fees: €1,800-€2,200 (due diligence)

Notary fees: €620

Translation: €180

Cadastre registration: €280

Total Additional Costs: €22,380-€22,780

Total Purchase Investment: €472,380-€472,780

Included in Purchase:

Underground parking space (value: €25,000)

Designer furniture package (value: €40,000)

SIRO amenity access setup

Building HOA membership

Ongoing Annual Costs:

Property tax: €1,350 (0.3% of €450,000)

HOA fees: €2,000-€2,500 (building maintenance, pools, common areas)

SIRO gym membership: €1,800-€2,400 (optional for owners)

Utilities: €1,000-€1,500 (if owner-occupied)

Insurance: €550-€700

Total Annual: €6,700-€10,450

This SIRO Hotel apartment is priced well above the €150,000 residence permit threshold. The threshold is measured on the tax-assessed value rather than the contract price, and the applicant must hold at least 50% of the property, so confirm the assessment before you build an application around it. Our Montenegro property residency 2026 guide sets out the requirements.

Purchase Timeline:

Preliminary contract + 10% deposit: 5-7 days

Legal due diligence: 12-18 days

Final contract at notary: 20-30 days

Ownership registration: 30-45 days total

Learn about all costs in our cost of buying property in Montenegro guide.

Why This SIRO Hotel Apartment Tivat Stands Out

Unique Investment Advantages:

First Branded Wellness Residence in Montenegro: SIRO represents Montenegro’s inaugural lifestyle wellness hotel, positioning early buyers in an emerging high-growth sector before market saturation.

Kerzner International Pedigree: Operated by the creators of Atlantis Dubai and One&Only resorts, ensuring world-class management standards and international marketing reach.

Cristiano Ronaldo Partnership: Global ambassador partnership creates unprecedented brand recognition, attracting fitness-focused travelers worldwide.

Comprehensive Wellness Facilities: 1,200m² gym + 800m² spa + pools + recovery facilities unavailable in any competing Tivat property, justifying premium rental rates.

Porto Montenegro Adjacency: 400-meter proximity provides “affordable luxury” positioning – accessing Porto Montenegro lifestyle at 30-40% lower cost than marina properties.

Turnkey Investment: Fully furnished to designer standards with parking included eliminates €30,000-€40,000 additional investment required for unfurnished alternatives.

Flexible Rental Options: Choice between passive SIRO hotel pool (4-6% net yield) or active independent management (5-8% net yield) accommodates different investor profiles.

Year-Round Infrastructure: Indoor facilities enable 365-day operation versus seasonal beach-dependent properties with 6-month dead periods.

Airport Convenience: 5km from Tivat Airport attracts business travelers, weekend visitors, and international guests valuing accessibility.

Residence permit: the €450,000 asking price sits well above the €150,000 threshold, but the figure the authorities use is the tax-assessed value and the applicant must hold at least 50% of the property. Ask us to confirm the assessment before you build a residence application around it.

Positioning this SIRO Hotel apartment Tivat against competing offerings:

Porto Montenegro Apartments (direct comparison):

Price: €600,000-€850,000 for similar 75m² one-bedroom

Location: Marina first line (better water views)

Amenities: Similar spa, gym, pools

This property advantage: €150,000-€400,000 lower price, newer construction, superior gym facilities

Luštica Bay Branded Residences:

Price: €420,000-€650,000 for 75m² units

Location: 15km from Tivat center (isolated)

Amenities: Golf course, marina village

This property advantage: Central location, airport proximity, SIRO wellness focus

Regent Pool Club Residences (Porto Montenegro):

Price: €700,000-€950,000 for 75m² apartments

Management: Regent hotel management

Facilities: Pool club, beach, hotel services

This property advantage: €250,000-€500,000 savings, equivalent service level

Standard Tivat New Builds:

Price: €280,000-€380,000 for 75m² apartments

Amenities: Basic pool and gym

Management: Owner-managed or basic agency

This property advantage: SIRO brand, comprehensive facilities, hotel management option

This SIRO Hotel apartment Tivat delivers branded residence luxury at mid-market pricing, filling the gap between basic new builds and ultra-premium Porto Montenegro properties.

Explore similar branded residences and investment opportunities Montenegro.

This exceptional SIRO Hotel apartment Tivat represents Montenegro’s premier wellness lifestyle investment – a rare opportunity to own in the Adriatic’s first SIRO branded residence.

Virtual 3D tour available immediately

SIRO facilities tour included

Airport pickup arranged

Investment analysis consultation provided

We offer comprehensive buyer services:

Complete legal due diligence

SIRO rental pool program enrollment assistance

Independent property management recommendations

Residence permit application support

Furniture package coordination

Post-purchase concierge services

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Read our 2026 real estate Montenegro guide

Don’t miss this opportunity to invest in Montenegro’s revolutionary wellness lifestyle concept. SIRO Hotel apartments in Boka Place combine Kerzner International luxury, Cristiano Ronaldo global recognition, and comprehensive fitness facilities unavailable anywhere else on the Montenegrin coast.

Act now – only limited SIRO residences remain available in this exclusive development!