4.500.000,00 €
9000 m²
Palazzo Jerovitsa is one of the most important and historic estates in the magnificent UNESCO-protected Bay of Kotor in Montenegro.
Located in the peaceful village of Jerovitsa, Palazzo offers breathtaking views of the tranquil waters of the Bay of Kotor and the majestic limestone mountains in the distance. The peace and quiet are disturbed only by the sound of crickets and the singing of numerous birds in the surrounding woodland.
Palazzo Jerovitsa is a complex of 5 buildings with approximately 800 m² of living space set on a magnificent plot of approximately 9,000 m². The estate features 10 bedrooms across 3 properties, extensive terraces and gardens, a 12 m x 6 m swimming pool, a separate sauna and a storage building for gardening equipment.
Palazzo Jerovitsa is believed to be over 200 years old and was meticulously renovated between 2016 and 2018 by the current owners. It is back on the market for the first time in almost two decades.
Palazzo Jerovitsa would be ideally suited as an oligarch’s holiday estate or an exclusive boutique hotel. The Hyatt Regency Hotel is a short drive away, while the restaurants and shops in the charming village of Prčanj are within pleasant walking distance.
Kotor Old Town is 8 km by car, while the five-star luxury of Porto Montenegro can be reached in 25 minutes. The nearest marina is located in Prčanj, should you wish to moor a yacht.
The current owners love Palazzo for its extraordinary peace and quiet and the healthy, fragrant mountain air. The views of the mountains, sea and sky from the terraces are spectacular. Hours can be spent sipping local wine while watching yachts and boats glide across the glass-like waters below. Occasionally, a turtle or colourful butterfly comes by to keep you company.
From June to September, the weather is generally semi-dry, while rainfall during the rest of the year allows olive trees, fig trees, other fruit trees and Mediterranean shrubs such as oleander to flourish. The estate is home to several hundred trees and shrubs.
Palazzo Jerovitsa is entered through an electronically controlled vehicle gate. A private asphalt road leads to Palazzo, offering the first glimpse of the historic Main House and Guest House.
A large parking area beside the house provides space for several cars, making it ideal for those wishing to host lavish gatherings for friends and family. Additional parking could potentially be created elsewhere on the estate.
### Main House
The breathtaking Main House was rebuilt between 2016 and 2018 according to strict architectural standards.
The centrepiece of the Main House is a stunning and spacious triple-height living room. The living room is entered through double doors that open onto magnificent views of the large swimming pool, the Bay of Kotor and the mountains beyond.
The living room features Italian marble flooring and a large marble fireplace with a wood-burning stove, perfect for cosy winter evenings. Light floods in through the double doors and several original windows.
A unique architectural feature is the “floating” wooden and steel staircase leading to the third level of the property. A “reading gallery” overlooks the marble floors of the living room.
The current owners are fans of minimalism and have furnished the room sparingly with a light Italian sofa. The wall facing the Bay of Kotor features exposed limestone masonry, while many of the historic property’s ancient features remain visible.
The doors, windows, shutters and kitchens throughout Palazzo Jerovitsa were handmade by local craftsmen from timber in a nearby workshop.
The living room is a wonderful expression of the current owners’ creativity and personality. It has a true “wow factor” that is rarely experienced in Montenegrin properties, where developers often try to fit as many bedrooms as possible into impersonal designs.
The living room opens into the Main House kitchen through two stone arches. The kitchen features a Smeg oven, Smeg hob, large LG fridge-freezer, Beko washing machine, Gorenje dishwasher and ample cabinet space.
Natural light enters the kitchen through a double window and the entrance door. A historic windowsill has been preserved beneath the window.
The ground floor also includes a guest bathroom and a small storage room containing the home’s hot-water boiler.
Stone stairs lead to the master bedroom on the second floor of the Main House.
The master bedroom features three double windows offering spectacular views of the bay and garden. Two windows face east, providing spectacular views of the sunrise over the karst mountains.
The master bedroom has an exposed stone wall and includes a double bed, wardrobe, two bedside tables and an armchair.
The master bedroom has an en-suite bathroom with a window overlooking the garden. The fully tiled bathroom features a Duravit toilet, large washbasin and walk-in shower.
Between the bathroom and master bedroom is a small hallway with a single window overlooking the wooden storage shed behind the property.
The “floating” wooden staircase leads to the third level and the charming “Minstrels” gallery, featuring exposed stone on two walls. Four double windows provide beautiful views over the olive groves of Palazzo Jerovitsa, Prčanj village, the Jerovitsa settlement and the Bay of Kotor.
There is ample space for a sofa, armchairs and perhaps a bookcase or two.
A second spacious bedroom is also located on the third level. The current owners’ son always chooses this bedroom. He loves its exposed stone walls, wooden floors and four double windows offering views across three sides of the property.
Painted metal ceiling beams are another clever architectural feature.
The second bedroom is furnished with a double bed, wardrobe, two armchairs and two bedside tables. Dyson Cool air fans are available in most bedrooms as a pleasant alternative to the ubiquitous air-conditioning units found in many local properties.
The second bedroom has an en-suite bathroom with a window overlooking the cliff behind the property. The fully tiled bathroom features a Duravit toilet, large washbasin and walk-in shower. It also has a second glazed window overlooking the triple-height living room.
Curved “floating” wooden stairs lead to the fourth level of this stunning property and to the third and fourth bedrooms.
The third bedroom is the smallest but cosiest of all the bedrooms and is always chosen by the current owners’ daughter as her summer retreat.
The third bedroom contains a double bed, armchair, two bedside tables and a built-in wardrobe. Single windows are located at the side and rear of the house.
The compact en-suite bathroom features a Duravit toilet, large washbasin, walk-in shower and Velux window overlooking the sky.
The fourth bedroom contains two single beds, a built-in wardrobe, two bedside tables, a single window overlooking the entrance road and two Velux windows.
The en-suite bathroom features a Duravit toilet, large washbasin, bathtub and single window overlooking the cliff at the rear of the property.
A small hallway between the third and fourth bedrooms completes the fourth level of the Main House.
### Outdoor Terraces, Lawns and Swimming Pool
Two main entrance doors open from the Main House onto a crazy-paved terrace below. This is where the current owners keep a kitchen table, chairs, loungers and several colourful potted plants.
The crazy-paved terrace descends two steps to the swimming pool terrace below.
The swimming pool is lined with blue tiles and measures an impressive 6 m x 12 m, with two metal steps leading into the water. The deep end is approximately 2 m deep, while the shallow northern end is approximately 1 m deep.
Stone tiles surround the pool, followed by a “rough lawn” planted with yucca.
During the summer months, this is where the action takes place. Family and guests play impromptu water-polo games in the pool or enjoy cocktails on the sun loungers while reading the latest novel.
The views in every direction have to be seen to be believed. The sense of space is extraordinary.
Between the Main House and Guest House are two additional small lawns, with three more along the path towards the charming Studio House. These are perfect places to grab a sun lounger and escape the activity around the pool terraces.
In front of the Guest House is a large crazy-paved terrace. A substantial stone wall provides privacy from the public path running from Prčanj towards the mountains behind Palazzo Jerovitsa.
The path can be accessed through a tall metal gate. The public path to Gornja Stoliv can sometimes be challenging, but spectacular views over the bay reward you along the way.
Low stone walls separate the terrace from the Bay of Kotor to the east.
Many barbecues and al fresco dinners have taken place on this terrace, accompanied by delicious local wines and beers. Evenings at Palazzo Jerovitsa often continue into the early hours of the morning, and sometimes until sunrise.
### Guest House
The historic Guest House consists of 5 bedrooms across 4 floors.
The Guest House is entered through one of three sets of double doors from the large sun terrace.
The left-hand doors lead into a charming living room with a vaulted ceiling. It has been furnished as a cosy room for young guests and the young at heart.
It features a large Italian leather sofa, bookcase, coffee table, two bedside tables and a wall-mounted television. The room is often used as a cinema room or for watching football matches on television.
Two windows overlook the garden and provide a pleasant breeze when weather conditions allow.
The living room has a wood-burning stove, ideal for winter months, and one wall features exposed stone. The current owner wrote his autobiography in this room during the off-season.
The central double doors lead into a spacious hallway with Italian marble floors. One wall features exposed stone and several original architectural details.
A convenient guest bathroom is located off the hallway and includes a Duravit toilet and washbasin. This bathroom also contains the Guest House’s water boiler.
The large kitchen is accessed through the right-hand double doors.
The kitchen features a large granite island for food preparation and a floor-to-ceiling glass-fronted cabinet for storing fine glassware or decorative pieces.
The kitchen includes an LG refrigerator, Hotpoint Ariston hob, Gorenje dishwasher and Hotpoint Ariston oven. One wall features exposed stone.
Stone stairs lead to the second floor of the Guest House.
This floor includes a tiled bathroom with a Duravit toilet, washbasin and shower, with a window overlooking the garden terraces at the rear of the house.
Bedrooms one and two are located on this floor, and both rooms have two double windows overlooking the spectacular Bay of Kotor.
Both bedrooms feature two single beds, a bedside table and a wooden wardrobe.
Both rooms also contain an interesting piece of history – original openings in the stone walls that were presumably used for hanging flags or banners on the front of the house. These have been glazed and preserved for future generations.
Two walls feature exposed stone, showcasing some of the remarkable features of this historic building.
Stone stairs lead to the third floor of the Guest House.
This floor includes a tiled bathroom with a Duravit toilet, washbasin and shower, with windows overlooking the garden terraces at the rear and side of the house, where the public path leads towards the mountains.
A small utility room with a Beko washing machine is located next to the bathroom. Clothes dry within minutes in the Montenegrin summer heat.
Bedrooms three and four are located on this floor, and both rooms have two double windows overlooking the spectacular Bay of Kotor.
Both bedrooms feature two single beds, two bedside tables and a wooden wardrobe.
The views become increasingly impressive as you climb through this extraordinary property.
Stone stairs lead to the fourth and highest floor of the Guest House.
The fifth bedroom is located beneath the eaves of the house. It contains two single beds, two bedside tables and built-in wardrobes.
One window overlooks the Main House, while another looks towards the garden terraces at the rear.
The en-suite bathroom includes a bathtub, washbasin and Duravit toilet. The bathroom has two rear-facing windows and two original spaces for icons.
### Studio House
Studio House is a hidden gem where the current owners stay during off-season visits, thanks to its air conditioning system, which can also be used as an effective heater.
It can be reached via a path from the parking area or by a walkway from the Main House or Guest House.
Studio House offers some of the best views of the Bay of Kotor from the Palazzo Jerovitsa estate and has three charming crazy-paved terraces, one facing east and two facing south, ideal for enjoying the summer sun.
The snow-covered mountains of Montenegro are a magnificent sight during the off-season.
Studio House has the atmosphere of a five-star hotel suite. It features a high vaulted ceiling and tiled floors.
On one side of the open-plan space is a sofa, coffee table and patio doors leading onto the south-facing terraces.
There is an open-plan kitchenette with a Beko hob, Beko oven, sink and Beko refrigerator.
On the other side of Studio House is a double bed, two bedside tables and an architect-designed open wardrobe area.
Two double windows face the Guest House and offer incredible views over the Bay of Kotor.
The tiled bathroom features a Duravit toilet, washbasin and shower.
Studio House was originally intended to be an art gallery and studio for the owner’s wife, an oil painter.
It would make a wonderful residence for staff managing the property on site.
Interestingly, Studio House has become the accommodation that guests compete to stay in because of its exceptional views and sense of tranquillity.
### Outbuildings
The sauna-gym building is located between Studio House and the Main House.
The Harvia sauna is Finnish and can accommodate 8–10 people at once.
Next to it is a small bathroom with a Duravit toilet, washbasin and shower.
The “gym” has been used as a storage building for water-polo nets, bicycles and other garden furniture, despite the current owners’ good intentions to purchase exercise equipment and get fit.
There is a set of double windows overlooking the Bay of Kotor. If someone buys an exercise bike, the view will be spectacular!
To the right of the gym-sauna is a storage building. It was originally intended to be a wine cellar but is now used to store surplus building materials and gardening equipment, as the current owner is an enthusiastic gardener.
The storage building has a vaulted ceiling and natural light.
Opposite the storage building is a wood store with a tiled roof supported by four concrete pillars. The wood is used for the wood-burning stoves in the Main House and Guest House.
However, a new owner might consider creating a stone fire pit somewhere on the grounds.
### Extensive Grounds
The total plot size is approximately 9,000 m².
Over the past five years, the current owners have restored every old stone wall on the estate, using local stone and craftsmen wherever possible.
They have also restored the stream channel running from the private road to the lower part of the property and created steps between all the terraces.
The Palazzo Jerovitsa estate contains several hundred trees and shrubs, with room for several hundred more.
New owners have the potential to create one of the most spectacular gardens in the Bay of Kotor region.
The current owners have focused on planting hardy local flora wherever possible, avoiding the need to irrigate the grounds.
The ideal new owner will have a passion for landscape gardening and the natural environment.
Turtles are encountered almost daily, while there are also abundant birds and butterflies.
Stray cats enjoy visiting the estate but generally avoid contact with people.
Grass snakes are seen several times during the season, so it is advisable not to walk around the grounds in flip-flops when the grass has not been cut.
A dog would love Palazzo Jerovitsa and its many hidden corners.
The current owners have fenced or walled the entire property. The main gate is electronically operated.
When the main gate is open, you may occasionally receive a friendly visit from a neighbour walking from Jerovitsa village or a dog from the surrounding area.
Palazzo Jerovitsa is one of the most luxurious properties in the Bay of Kotor region, yet the current owners have not experienced a single incident of theft during the five years since the complex was renovated.
Montenegro is a safe country, and many people leave their cars and properties unlocked.
Several plots adjoining the estate to the east may become available for purchase from neighbouring owners in the coming months.
Further details are available upon request.
The current owners have prepared architectural plans for the construction of a tennis court on the estate but decided not to proceed with the project.
