Last verified: 2026-08-13. CRPS 02224917 / 02638495; 2007/2015 annexes as reported; 2018 permit file; 2021 suspension; April 2026 gabarits; morsko dobro. Private SPA terms are documents to obtain. Unit counts and prices are not reprinted.
You searched a kraljicina plaza condo hotel. English copy treats Queen’s Beach, Miločer Park and Sveti Stefan as one Aman purchase. The public record is four files. A 90-year head lease on the demolished Hotel Kraljičina plaža site, with a 2015/16 annex that published a condo-hotel “half for sale.” A started hotel on 2018 documentation, works suspended from 2021, then an April 2026 settlement that allows continuation only inside the existing permit and gabarits — and, in one readout, without additional apartments. Aman operates the island hotel. HTP Miločer is the Queen’s Beach lessor. A complete kraljicina plaza condo hotel 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: Sveti Stefan lease · Budva market · Portonovi · Marina Verige · Bečići off-plan · building permits. Out of scope: island inventory, village freehold, SSHO shares, Kamenovo, Bečići as the object.
Search intents this guide answers
- What is the Queen’s Beach condo path? — 2015/16 annex: 90-year term + half-for-sale condo-hotel, as reported
- Is construction still suspended after the 2026 settlement? — suspended from 2021; settlement and May 2026 ministry line speak to the started hotel inside existing gabarits
- Is Aman the seller of a Queen’s Beach apartment? — no; Aman operates the island/Villa Miločer hotel
- Does a 90-year head lease become Član 84 ownership? — only if a unit exists, is permitted, etažirano, and the SPA matches the folio
- Is Miločer Park the same as the Queen’s Beach condo? — no; settlement says no extra park construction beyond the existing permit
- What is not in this kraljicina plaza condo hotel guide? — island lease encyclopedia, Kamenovo, buy/avoid, marketed returns
If those six cannot be answered from documents, the file is incomplete.
Legal identity card — Queen’s Beach / Kraljičina Plaža overlay
| Field | Publicly verified data (as of 2026-08-13) |
|---|---|
| Buyer-intent product | A kraljicina plaza condo hotel pitch: 2015/16 annex path, live građevinska, 2026 gabarits vs saleable apartments, Član 84 vs 90-year zakup — not an island room. |
| Lessee | ADRIATIC PROPERTIES d.o.o., Hotel Kraljičina Plaža Miločer. 02638495, 17.10.2006, KD 5510, Goran Bencun, 100% Aidway Investments Limited (BVI), board includes Petros Stathis, VAT 81/31-01618-3 from 06.03.2007. Not blocked “today.” |
| Lessor / cadastral owner | Press: HTP Miločer. CRPS MILOČER d.o.o. 02224917, Pod Dubovicom bb; 07.08.2002; KD 5510; Igor Đurašević; 100% Government of Montenegro; VAT 20/31-00117-2 from 31.12.2004. Blocked today (2026:7 / 2025:12 / 2024:11). |
| HTP accounts (method) | 2022: revenue 350,106; net -76,051; capital 5,659,340; ST 220,380; LT 1,322,314. Widget: KO Sveti Stefan LN 965, 966, 967, 1014, 1016 — company holdings, not your unit. |
| 2007 head lease | Green light 15.01.2007 for a 30-year lease of Sveti Stefan hotel, Villa Miločer and Kraljičina plaža hotel. Press also 31.01.2007. Text: buyer-request. |
| 2015/16 annex | Queen’s Beach 30 → 90 years; condo-hotel: half apartments for sale, half hotel (as reported). Island/Miločer clocks: Day 14 lease page. |
| Permit file | Ministry 08.05.2026: continue the started hotel on 2018 documentation. Permit number: buyer-request. Idejni 2019 (Vuksanović) as reported. Unit counts diverge (66 / 63+63 / ~126). |
| Works clock | Old hotel demolished. Construction suspended from 2021. Closed gradilište in later tax reporting. Live restart = permit + site. |
| April 2026 settlement | Island/Villa reopen; lease to 31.01.2054. Government: no extra construction in Miločer Park beyond existing permit / gabarits. CdM: Hotel Janu Kraljičina plaža without additional apartments. Settlement PDF: buyer-request. State 10% profit share is a state–lessee term, not a buyer return. |
| Beach | Član 2–3 morsko dobro (Verige method). Unofficial 2026 furniture leaks not restated. |
| Overlays | Budva tax hypothecs on HTP parcels including the closed site (amounts diverge). Karađorđević restitution claim as reported. 7ME July 2024: park not listed; expert “unauthorised works” language is a file, not our finding. |
| Upotrebna dozvola | Critical row. No completed Queen’s Beach unit pack on the 2021–2026 public file. Island hotel stars are not a unit permit here. Verify per object. |
| Title | Član 84 only if a transferable unit exists. A 90-year head lease is zakup, not sand or an unbuilt floor. Član 161 once etažirano. |
| Scoped out | Island lease encyclopedia; village freehold; SSHO shares; Kamenovo; Bečići/Petrovac as objects; marketed returns. |
Sources: CompanyWall milocer/MMxHJcu0, adriatic-properties/MMSZY4q; Vijesti 98888, 719045, 788551, 805714, 807813, 802921; eKapija 1639784; CdM April 2026; 7ME July 2024. Unit parcels and permit number: buyer-request.
Why Queen’s Beach DD is a construction-file problem
“Buying Queen’s Beach” is one search string. Cadastre files a lessor, a lessee, a permit, and — only if the 2015 annex still matches 2026 gabarits — a saleable unit. Those four must match the SPA.
Search intent — What is the Queen’s Beach condo path?
Not the islet. Not a village house. The published “for sale” path inside the head-lease stack is the 2015/16 annex for Kraljičina plaža: term 30 → 90 years, condo-hotel half for sale, half hotel (Vijesti; eKapija).
Press numbers diverge. Early copy: ~22,000 m² GBA, eight storeys, ~60 rooms and 66 apartments. Monitor: parcel 12,255 m², >37,000 m², ~126 units. 2026 tax reporting: 63 rooms + 63 apartments, name Janu Kraljičina plaža. None of that is the SPA until the live građevinska says so.
What can happen. You pay against “Queen’s Beach, 90 years, Aman.” The instrument is a reservation for an unbuilt floor; the 2026 readout says continuation without additional apartments.
How you detect it. Annex PDF, live permit, etažiranje if any, SPA vs CRPS 02638495 / 02224917. Method: building-permit process. Money before a unit exists: Bečići payments — no statutory escrow.
Search intent — Is construction still suspended after the 2026 settlement?
Three clocks.
- 2021–2025. Works suspended from 2021 during London arbitration. Closed gradilište on the demolished-hotel parcel; Budva hypothecs on that site.
- April 2026 settlement. Terms 02.04.2026; signature reported 04.04.2026. Island/Villa reopen; those leases to 31.01.2054. Government: no additional construction in Miločer Park beyond existing permit / gabarits. CdM: continue Hotel Janu Kraljičina plaža without additional apartments.
- 08.05.2026 ministry. Spatial Planning: full right to finish the started hotel on 2018 documentation; a new coastal plan cannot cancel issued permits. Same report: residents still do not know hotel-only vs apartments for sale.
What can happen. “Arbitration is over, condos are back.” The settlement PDF may authorise finishing a hotel inside 2018 gabarits — not a second sale programme. Or the permit still schedules apartments and marketing pretends the park line killed the file.
How you detect it. Settlement PDF beside the live građevinska. Confirm prijava / works on site. A ministry interview is not the permit.
Search intent — Is Aman the seller of a Queen’s Beach apartment?
No. Aman operates the island hotel and Villa Miločer (SeeNews 29.06.2026: island from 01.07.2026). Operator copy is not a cadastral transfer. Same brand-first error as Portonovi.
Lessor: HTP Miločer / MILOČER d.o.o. 02224917, 100% government, blocked today. Lessee: Adriatic Properties 02638495. HTP income is the lease (historically €87,000/quarter). Repeated tax hypothecs on HTP parcels including the closed site — press totals diverge. Karađorđević restitution claim as reported. None of those is an outcome. They are why “state land, luxury brand” is not a clean Član 84 apartment.
What can happen. The SPA names Aman, a marketing vehicle, or Adriatic Properties for a unit HTP still owns un-subdivided.
Search intent — Does a 90-year head lease become Član 84 ownership?
Only at the end of a chain the 2021–2026 public file does not show as complete. Član 84 needs a registered owner of a transferable object. A 90-year zakup of land under a future condo is a lease. Član 161 waits for etažiranje.
The annex, as reported, put land under apartments on 90 years and described half as for sale. That is a path — not proof a named unit exists, that the 2018 permit still schedules saleable apartments after the 2026 gabarits line, or that HTP hypothecs are clear.
Do not import the island clock (31.01.2054) onto Queen’s Beach; the annex was 90 years as reported. Obtain the operative term. List nepokretnosti for this unit — not HTP LN 965–1016. Island rooms stay on Sveti Stefan.
Search intent — Is Miločer Park the same as the Queen’s Beach condo?
No. The demolished-hotel parcel is the construction object. Miločer Park is the wider landscape. 7ME (July 2024): park not listed as a cultural good; expert text describes a partially built condo-hotel “just inside” the park and uses “unauthorised” language. That is an expert file, not our finding that the 2018 permit is void.
The 2026 settlement: no additional construction in the park beyond the existing permit. Restriction on extra buildings — not a finished condominium certificate.
Older Vijesti: DUP Čedi – Kraljičina plaža not adopted. May 2026 ministry: urban solutions sit in the valid coastal plan; 2018 file is an acquired right. Two clocks. Demand the citation on the live permit. Park villas/spa in tax files are HTP assets, not your apartment.
Search intent — What is not in this kraljicina plaza condo hotel guide?
- Island long-lease, Aman-as-operator, SSHO 03275108, Član 42, village freehold — Day 14.
- Kamenovo / DUP Bečići (Rafailovići); Petrovac CFSSI; Bečići as the object.
- Prices, unit-count as contract, 10% state share as a buyer return, buy/avoid.
- Unofficial 2026 beach-furniture leaks; 7ME “illegal construction” as our verdict.
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 |
|---|---|---|---|
| Queen’s Beach apartment for sale | 2015/16 annex condo path; started hotel on 2018 file; works suspended 2021 | Only if a unit exists, is permitted, etažirano, SPA matches folio | 90-year zakup; 2026 gabarits; “no extra apartments” readout |
| Aman Sveti Stefan room | Island hotel inventory; SSHO land; Adriatic Properties lessee | Nothing as apartment freehold | Lease to 31.01.2054; Day 14 |
| Village Sveti Stefan flat | Separate list nepokretnosti | Ownership if the seller owns a transferable unit | Not the head lease |
| Villa Miločer stay | Hotel on SSHO land, reopened 2026 | Nothing as a condo | Operator ≠ seller |
| Extra building in Miločer Park | Settlement: no additional construction beyond existing permit | Nothing until a new permit exists | Park not listed as of 7ME July 2024 |
| Queen’s Beach sand / deck | Maritime domain (Član 2–3) | Use under a JP / lease overlay — not sand freehold | 2021 access dispute is history; live JP papers |
Nothing in the last two columns is an entitlement. If the office says “everyone knows Queen’s Beach is for sale,” ask which table row they mean.
Buyer checklist — kraljicina plaza condo hotel
- Which of the six table rows is the object? — SPA vs brochure. — Stop if an island room or park villa is sold as a Queen’s Beach condo.
- Is the SPA seller Adriatic Properties 02638495, HTP Miločer 02224917, or someone else? — CRPS vs IBAN. — Aman is not a cadastral seller.
- Live HTP extract: still blocked, live hypothecs, LN 965–1016 vs this unit? — Certified extracts. — Company holdings are not your apartment.
- 2015/16 annex PDF: 90-year term, half-for-sale, which parcel? — Annex + any 2026 amendment. — Press summaries diverge.
- Live građevinska: number, 2018 citation, parameters, saleable apartments or hotel-only? — Permit pack. — Do not pick 63 vs 66 vs 126 from headlines.
- Does the April 2026 settlement PDF match that permit (gabarits, no extra park construction, no extra apartments)? — Settlement + permit side by side. — A ministry interview is not the act.
- Have works actually restarted — or is the site still the 2021–2025 closed gradilište? — Prijava / inspection / site. — Arbitration ending is not a use permit.
- Upotrebna for this building and this use? — Decision. — Island hotel categorisation is not a Queen’s Beach unit permit.
- Etažiranje / Član 161 folio for this unit? — Cadastre. — A 90-year land lease is not Član 84 space by itself.
- If money moves before a unit exists: instalment schedule, account, security? — SPA + instalments / escrow + reservation / pre-SPA. — No statutory escrow.
- Beach, deck or path pitched as private freehold? — JP Morsko dobro papers + Član 3 line. — Sand is not the condo.
- Karađorđević restitution stamp or other lis pendens on the HTP parcel? — Extract + commission/court docket. — A published claim is not an outcome.
- Which plan does the permit cite — coastal plan 2018 file vs older DUP Čedi gap? — Permit citation. — Two clocks; do not pick one from press.
- Is Kamenovo, Bečići, Petrovac, or the island lease being used as this object? — SPA vs geography. — Those are different pages.
- Current CRPS for every named party (unblocked, members)? — Extracts dated around signing. — HTP blocked-today is a method prompt if HTP must transfer.
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. Head-lease, permit and morsko dobro overlays are counsel work only; we do not intermediate holiday lets.
Next step
Send the reservation or SPA draft, list nepokretnosti, CRPS for every named party (at least 02638495 and 02224917), the live građevinska, the 2015/16 annex and the April 2026 settlement PDF, upotrebna or etažiranje if claimed, and any JP / hypothec extracts if beach or HTP land is in the pitch. Document review — response within 48 hours. Start from /en/services/real-estate-investment.
Related legal guides: Sveti Stefan lease · Budva market · Portonovi · Porto Montenegro · Marina Verige · Bečići off-plan · Rafailovići / Kamenovo · Building permits · Instalments / escrow · Reservation / pre-SPA.