Last verified: 2026-08-13. CRPS 03123553 / 02688778 / 03624676; MIA 90-year lease 21.09.2018 / 23.12.2019; Sl. list 73/18 and 45/19; Cluster 1 from 22.08.2020; Swissotel UP5 as reported. SPA terms, live lease PDF and unit parcels are documents to obtain. 2030 masterplan headlines are not reprinted as built.
You searched a kolasin 1600 legal. English copy treats a 90-year state land lease, a Swissotel hotel, off-plan apartments, a 1450-metre village and a sales brand as one “ski apartment purchase.” The public record is six files. Land is a Government lease in force from 23.12.2019. SKI RESORT KOLAŠIN-1600 03123553 is the Montenegrin vehicle on that lease. Swissotel / Accor is a franchise name on the UP5 hotel. UP3 apartments are a different building. Kolašin 1450 AD 02688778 is the 100% member of 03123553 — and a different elevation. A complete kolasin 1600 legal guide separates those before a deposit.
This page does not tell you whether to buy. It lists questions to answer from public records and documents the counterparty can produce before a notarial signature.
RoNa Legal acts for buyers. We take no commission from the seller, the developer or the agency. Parent pages: Queen’s Beach 90-year · Sveti Stefan lease · Portonovi · Bečići off-plan · building permits · purchase process. Out of scope: Bar marina, Velika Plaža, Queen’s Beach as this SPA, Kolašin town hotels, and 2030 piste-count marketing.
Search intents this guide answers
- Does a Kolašin 1600 apartment become Član 84 of the mountain? — land is a 90-year state lease; unit registration is a separate path
- Is Swissotel / Accor the seller? — no; franchise brand on UP5; SPA counterparty is a CRPS
- Is Kolašin 1600 the same as Kolašin 1450? — no; 03123553 vs 02688778; plateau vs 1450 village
- Hotel UP5 vs apartments UP3 vs Kolasin Valleys / K16? — three (or more) objects; sales brands are not CRPS
- Has Cluster 1 been completed, and is there a controller? — four-year clock from 22.08.2020; controller still not appointed as reported
- What is not in this kolasin 1600 legal guide? — Bar marina, Ulcinj sand, Queen’s Beach construction, prices, buy/avoid
If those six cannot be answered from documents, the file is incomplete.
Legal identity card — Kolašin 1600 overlay
| Field | Publicly verified data (as of 2026-08-13) |
|---|---|
| Buyer-intent product | A kolasin 1600 legal pitch: Swissotel room, UP3 apartment, 1450-village unit, or a “Kolasin Valleys / K16” package — not one mountain folio. |
| Lessee vehicle | SKI RESORT KOLAŠIN-1600 d.o.o. 03123553, Mojkovačka bb; 22.02.2017; KD 4110; VAT 72/31-00440-2 from 22.02.2017; Marija Durutović. 100% AD SKI RESORT - KOLAŠIN 1450. Not blocked today (prior blocks 2026:2 / 2025:1). |
| 1600 accounts (method) | 2025: revenue 1,932,656; net -1,792,205; capital -3,952,779; ST 45,577,626; LT 1,224,398; 66 employees. Widget: KO Smrčje LN 1069 — company holdings, not your unit. |
| Founder / 1450 vehicle | SKI RESORT - KOLAŠIN 1450 AD 02688778; 07.11.2007; KD 9311; same director; board chair Zoran Bećirović on the extract. 2025 net -864,647. Widget LN 1107, 1075, 1060. Different KD and elevation. |
| Management vehicle | MORAČA HOTEL MANAGEMENT 03624676 (25.12.2023; 50% 1600 / 50% 1450; Ivana Vlahović). Blocked today (2026:7 / 2025:4). Not the cadastral owner. |
| 90-year lease | MIA: signed 21.09.2018, in force 23.12.2019, Government × consortium Gener 2 sh.p.k. + Ski resort Kolašin – 1600 d.o.o. Extract of 03123553 lists 100% 1450, not Gener 2. Demand the live PDF. |
| Gazette | Skupština 12.11.2018, Sl. list 73/18; izmjene 31.07.2019, Sl. list 45/19. Area reduced by ~33,631 m² to 238,359 m² as reported. |
| Cluster 1 | Hotel on UP5 + apartments on UP3, four years from 22.08.2020, €12.8m staged (MIA). Clock ran to ~August 2024. |
| Brand | Accor franchise; Swissotel is the name of the first hotel (UP5). MIA: opened end December 2023. Other copy says January 2024 — diverge. Brand ≠ seller. |
| Dated works (MIA 06.06.2024) | UP3 “Q”: MEP / facade in progress. “R” hotel: AB to first-floor slab. Lessee-attributed spend €20,676,665.20 as of 31.12.2023. |
| Controller | Contract: Government to appoint a Big Four controller within two weeks of force. Vijesti (May 2026): still not appointed; at least four tenders. |
| Collision name | KOLAŠIN RESORT & SPA 03084108 (Royal Amro, Podgorica) is a different company. |
| Upotrebna dozvola | Critical row. Hotel opening is not a unit permit for UP3. Verify upotrebna for this building and this use. A franchise star rating is not Član 84. |
| Title | Član 84 only if the seller owns a transferable immovable. The mountain remains state lease. Press: buyer of a built unit still pays the state for land. Član 161 once etažirano. |
| Scoped out | Bar marina; Velika Plaža; Queen’s Beach as this SPA; town Bianca; 2030 masterplan as built; marketed returns. |
Sources: CompanyWall ski-resort-kolasin-1600/MMPFJ9D, ski-resort---kolasin-1450/MMTsLpR, moraca-hotel-management-doo/MME678KC; MIA 06.06.2024; Sl. list 73/18 and 45/19 as reported; Vijesti 807663, 25100. Unit parcels, permits, live lease PDF: buyer-request.
Why Kolašin 1600 DD is a six-file problem
“Apartment at Kolašin 1600” is one search string. Cadastre files a KO, an LN, a seller CRPS, and — because the pitch sits on state land — the 2018/2019 lease and how land is paid to the state. Those must match the SPA.
Search intent — Does a Kolašin 1600 apartment become Član 84 of the mountain?
No. MIA: the Government leased the mountain-centre site for 90 years from 23.12.2019. The land stays with the state for that term. Član 84 of the Law on Property Relations: ownership of immovables is acquired by registration. Same split as Queen’s Beach and Sveti Stefan — different lessors.
Press on this contract: the consortium may sell buildings on state land, and the buyer pays the state the purchase price for the land (Vijesti). Demand that clause in the live PDF, the notarial path, and whether your list nepokretnosti will show ownership of a unit, a share of land, or only a building on leased soil.
What can happen. The brochure sells “freehold ski-in apartment.” The folio is a unit on state lease, or the land payment to the state was never closed.
Search intent — Is Swissotel / Accor the seller?
No. MIA: the lessee signed a franchise with Accor Hotel Group; Swissotel is the name of the first hotel on UP5. CompanyWall email on 03123553 uses a swissotel.com address. That is a contact overlay, not a cadastral transfer. Same brand-first error as Portonovi.
MORAČA HOTEL MANAGEMENT 03624676 is a 50/50 vehicle of 1600 and 1450, formed 25.12.2023 — the same calendar day MIA gives for the hotel opening. It is blocked today. A blocked management company is a method prompt for who invoices the rental programme, not a verdict on the mountain.
What can happen. The SPA names Swissotel, Accor, or Morača for a unit whose seller must be whoever owns the transferable immovable.
Search intent — Is Kolašin 1600 the same as Kolašin 1450?
No. 03123553 is KD 4110 (development of building projects), founded 22.02.2017. 02688778 is KD 9311 (sports facilities), founded 07.11.2007. The extract of 1600 lists 1450 as 100% member. The 1450 extract lists Zoran Bećirović as board chair. Marketing that stitches a “1450 village” and a “1600 plateau” into one resort does not merge the two CRPS.
LN 1069 (1600) and LN 1107/1075/1060 (1450) are company holdings. Neither is your apartment.
What can happen. The SPA names 1450 for a 1600-plateau unit, or treats a 1450 piste right as included in an UP3 sale.
Search intent — Hotel UP5 vs apartments UP3 vs Kolasin Valleys / K16?
MIA Cluster 1 is two objects: hotel on UP5 and apartments on UP3. A third building, hotel “R”, was at first-floor slab on the June 2024 MIA page. Vijesti’s 2026 readout also uses hotel “S” and apartment building “Q”. Those labels diverge — demand which urban plot and which građevinska the SPA cites. Method: building-permit process.
“Kolasin Valleys” and “K16” are sales brands. They are not 03123553. Broker copy that the apartment is “freehold while land stays with the state” is a question, not a substitute for the extract.
If money moves before UP3 exists as a transferable unit, use the Bečići off-plan payment method. There is no statutory escrow.
What can happen. You reserve a Valleys/K16 unit. The SPA is a hotel room on UP5, or an unbuilt floor on UP3.
Search intent — Has Cluster 1 been completed, and is there a controller?
Cluster 1: four years from 22.08.2020 to build UP5 + UP3 and invest €12.8m (MIA). That clock ran to about August 2024. MIA’s June 2024 snapshot still had UP3 in fit-out and R unfinished. Hotel opening (end-2023) is not Cluster 1 completion. Demand the live completion certificate per building.
The lease required the Government to appoint an investment controller (Deloitte, EY, KPMG or PwC) within two weeks of force — early 2020. Vijesti, citing the 2024 investment report (May 2026 coverage): still not appointed; at least four tenders, three cancelled. A missing controller does not void Član 84 by itself. It is a file about who has been checking the €12.8m clock.
What can happen. You pay against “the resort is delivered.” Cluster 1’s apartment building is still a works snapshot, or the controller gap is treated as irrelevant to the account that takes your instalments.
Search intent — What is not in this kolasin 1600 legal guide?
This page is not Bar marina, not Velika Plaža, not Queen’s Beach construction, and not a Kolašin-town hotel. It is not a price list and does not tell you to buy or avoid. LN 1069 stays a company holding.
What the public record will register — and what it will not
| Pitch you are given | Public-record object | What Član 84 can put in your name | Overlay / clock |
|---|---|---|---|
| Swissotel / Accor room or branded residence | UP5 hotel; Accor franchise; 03123553 lessee | Only if a transferable unit exists and is etažirano | Brand ≠ seller; Morača 03624676 blocked |
| UP3 / Q apartment | Cluster 1 apartments; MIA 2024 still in fit-out | Only if the unit exists, is permitted, and land payment to the state is closed | Four-year clock from 22.08.2020 |
| Kolasin Valleys / K16 / “freehold on leased land” | Sales brand, not a CRPS | Nothing until the extract matches the SPA | Land remains 90-year state lease |
| 1450 village / ski-centre share | AD 02688778; KD 9311 | Not automatically a 1600-plateau unit | Different elevation and company |
| R hotel / later clusters / 2030 masterplan | MIA: R at slab in June 2024; rest is pitch | Nothing until a live građevinska and a unit | Controller gap on Cluster 1 already |
| Kolašin Resort & SPA / town hotel | 03084108 or another CRPS | A different SPA | Naming collision |
Nothing in the last two columns is an entitlement. If the office says “Kolašin 1600 is for sale,” ask which table row they mean.
Buyer checklist — kolasin 1600 legal
- Which of the six table rows is the object? — SPA vs brochure. — Stop if a sales brand is sold as Član 84 of the mountain.
- Is the SPA seller 03123553 — or 02688778, 03624676, Accor, or someone else? — CRPS vs IBAN. — Swissotel is a franchise name.
- 90-year lease PDF (21.09.2018 / 23.12.2019) — and is Gener 2 still on it? — Live PDF vs extract. — MIA consortium vs 100% 1450 diverge.
- How does land transfer to the buyer (state purchase price as reported)? — Lease clause + notary path. — Building sale on state land is not automatic Član 84 of soil.
- UP5, UP3 or R — which urban plot and which građevinska? — Permit citation. — Q/S/R labels diverge in press.
- Upotrebna for this building and this use? — Decision. — Hotel opening is not a unit permit for UP3.
- List nepokretnosti for this unit — not LN 1069/1107? — Certified extract. — Those are company holdings.
- Cluster 1 clock (22.08.2020–~08.2024) — what was actually delivered? — Completion papers. — MIA 2024 still showed UP3 in fit-out.
- Investment-controller status (Big Four tender)? — Ministry papers. — Still not appointed as of the 2024 report / May 2026 press.
- If a rental programme is pitched: which entity, and is Morača 03624676 in it? — Operator pack. — Morača is blocked today; we do not intermediate lets.
- 03123553 2025 capital is negative — which account takes instalments? — SPA + extract. — Thin-cap method; instalments / escrow.
- Current officers: Durutović / Bećirović extract vs marketing? — Extract dated around signing.
- If money moves before a unit exists: schedule, account, security? — SPA + reservation / pre-SPA. — No statutory escrow.
- Is 03084108, a town hotel, Bar marina, or Velika Plaža being used as this object? — SPA vs CRPS. — Naming collision.
- Current CRPS for every named party (unblocked, members)? — Extracts dated around signing. — 1600 prior blocks and Morača’s live block are method prompts, not verdicts.
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. Lease, brand and rental-programme overlays are counsel work only; we do not intermediate holiday lets.
Next step
Send the reservation or SPA draft, list nepokretnosti if a unit is claimed, CRPS for every named party (at least 03123553, and 02688778 / 03624676 if those names appear), the live 90-year lease PDF, the građevinska and upotrebna for the named building, and any land-payment papers to the state. Document review — response within 48 hours. Start from /en/services/real-estate-investment.
Related legal guides: Queen’s Beach 90-year · Sveti Stefan lease · Portonovi · Bečići off-plan · Bar marina · Velika Plaža · Building permits · Purchase process · Residence via property · Instalments / escrow · Reservation / pre-SPA.