Last verified: 2026-08-13. Registry extracts, developer sites, ministry conceptual-design press, and statute. Private SPA terms are documents to obtain, not asserted content. Marketing occupancy and return figures are not reprinted.
You searched a Bečići Blue Horizon off-plan legal guide. The string is a search label, not a cadastral object. Those English words attach to a completed 2012 complex in Pržno, a completed Belmont building in Bečići/Ivanovići, residual stock in an operational first-line block, and unnamed novogradnja still taking stage payments. A complete becici blue horizon off-plan legal guide separates those files before it reads a payment schedule.
This page does not tell you whether to buy. It lists questions to answer from public records and from documents the counterparty can produce before the first instalment leaves your account.
RoNa Legal acts for buyers. We take no commission from the seller, the developer or the agency. Geographic parent: Budva market. Statute parent: off-plan instalments and escrow. SPV method: Synchro Tivat. Use-permit method: Boka Place. Komunalije method: Tre Canne. This page does not cover Tre Canne, Dukley Gardens, Tivat Gardens, or Sveti Stefan long-lease models.
Search intents this guide answers
- Is Bečići Blue Horizon an off-plan project? — no 1:1 live object; four public names collide
- Does Montenegro require escrow for Bečići off-plan payments? — no; construction law is silent on pre-sale proceeds
- What security instruments can a Bečići off-plan buyer actually get? — only those the SPA names; notary deposit is voluntary
- How should a Bečići off-plan payment schedule be structured? — published construction milestones, not a calendar
- Who is Horizont Invest on the public record? — CRPS 02770709; Bellemond seat; 2021 conceptual 2Su+P+9
- What is not in this guide? — marketed returns, buy/avoid, unit parcels, Sveti Stefan
If those six cannot be answered from documents, the file is incomplete.
Legal identity card — Bečići coastal off-plan
| Field | Publicly verified data (as of 2026-08-13) |
|---|---|
| Buyer-intent product | Bečići coastal off-plan apartment: payment schedule + security instruments. Portal brand names are not the SPA object. |
| Search-label collision | Blue Horizon, Pržno — completed 2012 (Kalinka); different village. Horizon Residences, Bečići/Ivanovići — Belmont; 26 apts, 6 floors, 32–112 m²; finished 2020/2021. Resale class. Neither is this off-plan product. |
| Named Bečići SPV | HORIZONT INVEST d.o.o., Jadranski put, Bečići bb, Zgrada Bellemond. CompanyWall: 02770709, 09.11.2009, KD 4120, 100% Evgenii Ishutin, VAT 81/31-07139-7. eKapija (2021) said “from Podgorica” — match SPA party to the extract. |
| Bellemond / manager | First-line; “operational project”; residual developer stock. Operational ≠ upotrebna. HORIZONT INVEST PROPERTY MANAGEMENT DOO 03639088 (founded 22.02.2024, KD 5510, Maxim Bocharov / Elizaveta Ishutina 100%) sits at the same address. Manager ≠ seller. |
| 2021 conceptual / consent | eKapija 23.06.2021: chief state architect consent; plot 1,160 m²; GBA 6,825.77 m²; 2Su+P+9; ~64 apts + spa; garages 27+17. Idejno rješenje: studio Project. Not građevinska. Not upotrebna. |
| Company cadastre / accounts | Widget: KO BEČIĆI, LN 501 — company holdings, not your unit. Blocks 6/3/5 (2019–2021); “not blocked today.” 2025: revenue 156,011; net -220,297; capital 324,956; ST liabilities 5,010,046; LT 4,962,678. Thin-cap method, not a completion finding. |
| Building permit | Per object. 2021 conceptual consent is not građevinska. |
| Upotrebna dozvola | Critical row — verify for the building in your SPA. Bellemond “operational” is marketing. A 2021 idejno rješenje has no use permit. Completed Horizon Residences / Blue Horizon Pržno need a resale pack. |
| Title / condominium | ZSPO Član 84: ownership on a legal transaction is completed by cadastre registration. Član 161 ff. once a separate unit exists. |
| Scoped out | Tivat Gardens; Tre Canne; Dukley; Sveti Stefan. HORIZONT INVESTMENT GROUP 03279464 is a different company. |
Sources: CompanyWall live 2026-08-13; horizontinvest.me; eKapija 3321490 (23.06.2021); Kalinka (Pržno 2012); Belmont / oniahills.me / GEOLN (Horizon Residences). LN 501 is not your unit.
Why Bečići DD is a payments-and-security problem
Money leaves your account years before Član 84 registration, usually into a construction SPV operating account, while the brochure still says “Blue Horizon,” “Horizon,” or “first-line Bečići” as if those strings were one object.
Search intent — Is Bečići Blue Horizon an off-plan project?
No public register in this Sprint 0 maps a live off-plan SPA to a complex legally named Blue Horizon in Bečići.
- Blue Horizon, Pržno — finished 2012, neighbouring village. A construction schedule against that name is a mismatch.
- Horizon Residences, Bečići/Ivanovići — Belmont, completed around December 2020 / 2021. A 2026 off-plan pitch that borrows this name needs a new object, permit pack and seller extract.
- Bellemond Residence — Horizont Invest’s first-line seat; “operational” residual stock is not a hole in the ground.
- 2021 2Su+P+9 conceptual object — chief-architect consent plus an idejno rješenje is upstream of građevinska. Five years later: was this built, is it Bellemond, is it another plot, or is it still paper?
What can happen. You wire 20–40% against “Blue Horizon Bečići.” The SPA object is unnamed novogradnja, residual Bellemond, or a conceptual floor without a building permit.
How you detect it. List nepokretnosti for the parent parcel in the SPA. CRPS for the named seller. Building-permit decision — not a render, not a 2021 clipping. Named municipality, parcel and seller in the operative clause. If the English brand is absent from those documents, put it in a recital — or do not pay.
Search intent — Who is Horizont Invest on the public record?
A 2009 KD 4120 company, sole member Evgenii Ishutin, seated at Zgrada Bellemond. A 2024 vehicle, 03639088, sits at the same address with hotel code 5510. Marketing speaks in one voice. Cadastre and CRPS do not.
Published 2025 figures (revenue 156,011 against liabilities above five million each of short- and long-term; capital 324,956; third consecutive loss) plus 2019–2021 account blocks are not a moral judgement. They are the same thin-capitalisation method as Synchro: if instalments sit in the operating account, your remedy is a personal claim unless the SPA adds real security. Demand a current extract that accounts are unblocked on the payment date. Match IBAN payee to the SPA seller. Tivat Gardens, on the same developer site, is a different municipality.
Search intent — Does Montenegro require escrow for Bečići off-plan payments?
No. The Law on Construction (Zakon o izgradnji objekata, Official Gazette of Montenegro 19/25, amended by 92/25, 160/25 and 114/2026) does not regulate pre-sale proceeds. Amendment 114/2026 is photovoltaic and heat-pump exemptions. The brokerage law (Sl. list CG 89/2025) licensed brokers; it created no client-money rule (kapara).
Član 68 of the Law on Notaries allows a notary deposit — only if the developer agrees. The Bečići default is the operating account. The instalments guide is the statute map; this page is the local application.
Član 31 makes a building permit a precondition of building, not of selling. “UTU” or “architect consent from 2021” is not a lawful-start file. Član 34(1)(4) lets a permit issue on ownership or another right. The payee may hold only a contractual right to build.
Search intent — How should a Bečići off-plan payment schedule be structured?
Percentages against calendar dates or uncertified “foundation / façade” labels are a loan to the SPV. Construction law publishes the facts that move: permit application (Article 33), start-of-construction notice (Article 40), use-permit application (Article 54), use permit (Article 59). Article 43 gives five years from the permit to complete. Tie releases to those instruments for this building, plus a buyer inspection right — the supervising engineer is appointed by the investor.
Komunalije and lawful-start proof are the public-record bottleneck in Tre Canne’s published upotrebna refusals. This article does not assert unpaid komunalije against any named Bečići SPV. Demand the certificate before the first structural instalment. Do not copy rumour.
Contract response. No percentage except against a named public instrument. Long-stop with a repayment path. Retention until upotrebna and a folio.
Search intent — What security instruments can a Bečići off-plan buyer actually get?
Nothing in the construction statute hands you a first-ranking right when you pay. Negotiable — only if agreed — is: notarial deposit (Član 68); milestone releases against published notices; a mortgage in your favour or a lender undertaking (the bank owes you nothing unless it signs); a bank or parent guarantee; retention until upotrebna; a notarial glavni ugovor with clausula intabulandi — not an email reservation (reservation / pre-SPA).
A building under construction can already be mortgaged to a lender (Article 310 ZSPO). On enforcement the sale assigns the right to build; your SPA does not travel (Article 349). Discharge is a creditor certificate (Article 350). “Free of encumbrances at handover” is a promise about a future act by a third party.
The cadastre will not hold your place for a two-year build. Construction is annotated as the investor’s (Article 65). A buyer claim is not among Article 98 facts. Predbilježba clocks are 30–60 days (Articles 97, 102). Sales-office “zabilježba” is marketing.
ZOO Član 75: kapara is given when the contract is concluded. A private booking fee usually is not. Član 40: a predugovor needs the form of the main contract. A privately signed Bečići reservation that tries to bind an immovable follows Constitutional Court synopsis U-III br. 1248/20: void, unjust enrichment — typology, not a finding about any named project.
Bellemond residual stock, a 2021 conceptual 2Su+P+9, unnamed novogradnja and a completed Horizon Residences resale can be walked in one afternoon. One object clause. One permit pack. One extract. Finished buildings need a resale pack. Do not run the off-plan table against them.
What each Bečići off-plan instalment actually buys
| Stage | What you legally hold | Public-record check | Security to demand before you pay |
|---|---|---|---|
| Reservation / first transfer | A contractual claim against the named SPV only | CRPS for the payee; SPA object vs Blue Horizon / Horizon / Bellemond labels | Notarial deposit; refund if permit or title pack is missing |
| After architect consent or UTU | Still a personal claim | 2021 eKapija clipping is not građevinska; pull the live building-permit decision | No further percentage until the permit for this object is produced |
| Foundations | Still a personal claim | Published start-of-construction notice (Art. 40); komunalije certificate | Release against that notice, not a calendar month |
| Structure / roof / façade | Still a personal claim | Supervising-engineer certificate; G-list annotation names the investor, not you | Buyer inspection right; lender release path if a bank mortgage sits on the parent parcel |
| Use permit | A registrable position once the unit exists as a separate object | Upotrebna published (Art. 59) for this building | Retention against defects and against the registration application |
| Cadastre registration | Ownership (Član 84) | Your name on the folio; share under Član 161 | Deadline and default remedy if the developer stalls |
The stages are a composite of schedules seen on this coast, not any particular Bečići SPA. Nothing in the last column is an entitlement.
Budva-strip off-plan files fail in published ways: brand ≠ CRPS seller; money in an operating account; no cadastre note spanning the build; komunalije as a later permit bottleneck; use permit lagging keys. Tre Canne and Synchro are the worked examples. Bečići adds a naming collision. This article uses no private Bečići matter. “Everyone pays this way” describes the unsecured default — it is not a legal argument.
Buyer checklist — Bečići off-plan payments and security
- Which English name is on the brochure vs which object is in the SPA? — Parcel / building ID. — Stop if “Blue Horizon” is Pržno 2012 or Belmont 2021 and the schedule is off-plan.
- Who is the SPA seller on CRPS? — Certified extract. — Brand and manager are not title.
- Is Horizont Invest 02770709 the payee — or 03639088, an agency, or another SPV? — IBAN vs extract. — Operating-account credit is unsecured.
- Is this Bellemond residual stock, the 2021 2Su+P+9 concept, or unnamed novogradnja? — Permit pack for this object. — A 23.06.2021 press article is not your annex.
- Parent-parcel list nepokretnosti? — Certified extract. — CompanyWall LN 501 is company holdings, not your unit.
- Does the seller hold ownership or only another right (Član 34(1)(4))? — Folio + any lease/consent. — A contractual right to build is not your title.
- Live građevinska for this object? — Decision / number. — Architect consent is not a building permit.
- Komunalije certificate and published start-of-construction notice? — Official papers. — Calendar “foundations” is not Article 40.
- Where do instalments sit? — Named account / notary Član 68 / blocked account. — Default is the SPV operating account.
- What security is actually granted — mortgage, guarantee, parent, retention? — Executed instruments. — Brochure “protected investment” is not a clause.
- Is there already a lender mortgage on the parent asset? — G-list. — Your SPA does not travel on enforcement (Art. 349).
- Are releases tied to published milestones and a long-stop? — Draft schedule. — Month-based percentages are a loan.
- Kapara / avans / odustanica labelled correctly, in notarial form? — Draft predugovor / glavni ugovor. — Email reservation is not Član 84.
- Upotrebna path and etažiranje (Član 161)? — Use-permit application plan. — Keys without a use permit are not a folio.
- Current CRPS: unblocked accounts, members, activity code? — Extract dated around payment. — 2019–2021 block history is historic; 2025 accounts are a method prompt.
Where RoNa sits
We conduct this review; our fee does not depend on whether the transaction completes. We take no commission from the seller, the developer or the agency. We review payment schedules, security instruments, permit files and folios as counsel only; we do not intermediate holiday lets.
Next step
Send the reservation or SPA draft, payment schedule, parent-parcel extract, CRPS for every named payee, građevinska / start notice / komunalije certificate if they exist, and any escrow, guarantee or lender-release paper. Document review — response within 48 hours. Start from /en/services/real-estate-investment.
Related legal guides: Off-plan instalments and escrow · Budva market · Synchro SPV method · Boka Place · Tre Canne · Reservation / pre-SPA · Kapara · Building permits.