Last verified: 2026-08-13. Court file as reported, DUP Bečići citation, Rekreaturs/Kamenovo press, Monte-co extract, EIA 10.10.2025, maritime-domain statute. Private SPA terms are documents to obtain. Advertised rental splits and prices are not reprinted.
You searched a rafailovici kamenovo dup becici. English copy treats Rafailovići, Kamenovo and Bečići as one first-line strip. The public record is three files. A Rafailovići high-rise whose građevinska still cites DUP Bečići. A Kamenovo hinterland stack (state ownership, Rekreaturs sukorišćenje, mortgages, Kosovo-agency and restitution overlays) sitting in KO Sveti Stefan. A Kamenovo beach that is morsko dobro, not apartment sand. A complete rafailovici kamenovo dup becici guide separates those before a deposit.
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 a notarial signature.
RoNa Legal acts for buyers. We take no commission from the seller, the developer or the agency. Parent pages: Budva market · Bečići off-plan · Petrovac DUP / legalization · Tre Canne · Marina Verige · building permits. Out of scope: Bellemond instalments, Petrovac CFSSI, Queen’s Beach construction, island lease.
Search intents this guide answers
- Does DUP Bečići still apply to a Rafailovići apartment? — 2019 repeal failed; 2020 court file said expired; secretariat practice is a document request
- Are Rafailovići and Bečići the same legal file? — no; Day 13 is payments; this page is DUP citation + Kamenovo title
- Is Kamenovo beach part of my freehold? — no; seashore and beaches are morsko dobro
- Who holds the Kamenovo hinterland? — state ownership + Rekreaturs sukorišćenje + mortgages + KAP/restitution overlays
- Is an environmental consent a Kamenovo building permit? — no; EIA 10.10.2025 ≠ građevinska
- What is not in this rafailovici kamenovo dup becici guide? — Melia rental splits, JLV prices, buy/avoid, island lease
If those six cannot be answered from documents, the file is incomplete.
Legal identity card — Rafailovići / Kamenovo overlay
| Field | Publicly verified data (as of 2026-08-13) |
|---|---|
| Buyer-intent product | Rafailovići apartment or Kamenovo hinterland/villa pitch: which DUP the permit cites, 2020 court file vs secretariat practice, Kamenovo title/mortgage stack, beach morsko dobro — not one branded tower. |
| DUP Bečići | Cited as Sl. list CG-opštinski propisi 01/09 in later court reporting. 21.10.2019 SO: repeal failed (Petrovac centar fell the same night). Spratnost published as recommended, not a binding maximum. 2011 inspector zapisnik that the plan was not adopted per then-law is a file, not our verdict. |
| Administrative Court | U. br. 2409/18, May 2020 (press 28.05 / one NGO letter 29.05 — dates diverge). Held DUP Bečići had expired and cannot be a basis for deciding. Obtain the PDF. Not a finding that a named 2026 permit is void. |
| 2022 ministry overlay | As reported: construction ban ended 05.10.2022; documentation may issue, but prijava / start waits for PUP Budva. Vijesti 05.05.2025: PUP still in draft-correction. |
| Named EIA trio | Allamont (Alla Tsoy, Jadranski put bb), Phoenix co (Elena Seregina, Rozino bb), MONTE-CO d.o.o. 02714523 (Jadranski put 21; 12.05.2008; KD 4120; Nedeljka Šoć; 100% Sanmio Establishment, Liechtenstein; VAT 81/31-02344-9). eKapija 10.10.2025: EIA consent; 17,089 m²; two 4-star hotels + 11 villas; 258 beds. Not građevinska. Allamont/Phoenix CRPS: buyer-request. |
| Monte-co extract | “Not blocked today.” Blocks 2021:5 / 2023:1 / 2026:0. 2025: revenue 2,005,916; net 116,935; ST liab 15,039,671; LT 16,644,103; fixed assets 28,166,701. Widget: KO Bečići LN 87, 465; KO Petrovac LN 247 — company holdings, not your unit. |
| Rekreaturs hinterland | Rekreaturs d.o.o. Budva; Atlas bank in bankruptcy 99.71% (admin letter); registered 2011. Cadastre: state ownership; sukorišćenje Rekreaturs (majority) + Kožar SOUR + Kosovska banka in bankruptcy. Tax file: KO Sveti Stefan. ~33,000 m². CRPS: buyer-request. |
| Mortgages / disputes | Repeated Budva tax hypothecs on the hinterland (press figures diverge and accumulate — pull the live extract). KAP claims the Pristina vehicle. Locals claim 1957 expropriation. Not outcomes. |
| Beach | JP Morsko dobro public-bathing leases. Član 2–3. JP 02116146. |
| Upotrebna dozvola | Critical row. EIA is not a use permit. Hotel stars are not a unit permit. Extra floors on older Rafailovići houses need their own act. Verify per building. |
| Title | ZSPO Član 84. Član 161 once etažirano. Sukorišćenje ≠ ownership. |
| Scoped out | Bečići Blue Horizon payments; Petrovac CFSSI; Queen’s Beach construction; Sveti Stefan island lease; Melia/JLV as SPA objects. |
Sources: CompanyWall Monte-co; eKapija 5316898; Vijesti 405877, 23586, 807352, 813859, 633579, 757278, 668378, 718183, 747706, 39907, 799529; bankar.me. Unit parcels: buyer-request.
Why Rafailovići / Kamenovo DD is a two-file problem
“Rafailovići apartment, Kamenovo beach, Bečići DUP” is one search string. Cadastre and the secretariat file a plan name, a cadastral municipality, and a building. Those three must match the SPA.
Search intent — Does DUP Bečići still apply to a Rafailovići apartment?
Three public clocks, not one.
- 2019 assembly. SO Budva put DUP Petrovac centar out of force and did not do the same to DUP Bečići (Petrovac).
- May 2020 court. U. br. 2409/18: the plan had expired with the period it was adopted for and cannot be a legal basis for deciding (as reported). Press dates 28.05 vs 29.05 — obtain the judgment.
- Secretariat practice. Civic reporting: komunalije contracts and consents still cite DUP Bečići after that judgment. June 2026: SDT izviđaj on an NGO complaint (Vijesti 813859). That is a file, not a conviction.
What can happen. You pay against “valid DUP Bečići.” The građevinska cites 01/09. The court file says that plan cannot found a decision. Or the reverse: the brochure says the plan is dead, and the secretariat still treated it as live on your permit date.
How you detect it. Read the planning citation on the permit. Demand the 2020 judgment PDF. Ask what the secretariat applied on the issue date. Method: building-permit process.
Recommended floors are the next trap. Published criticism of the Ralević plans: spratnost was recommended, not a hard maximum. A 2011 Rafailovići condo-hotel file (Nivel-invest / Luzitano-invest UTU, later investor, Administrative Court, expert that the conceptual design was not per DUP) is typology: UTU, DUP parameters and the object on site can diverge. It is not your 2026 SPA.
Search intent — Are Rafailovići and Bečići the same legal file?
No. Bečići off-plan is payment schedules and security (Horizont Invest, naming collision with Pržno Blue Horizon). This page is which DUP and which cadastral product.
Portal ads still sell Melia-branded residences “in Rafailovići” on the Bečići beach promenade, with rental-split copy. Brand ≠ seller. Do not reprint those splits. Branded-residence method: Portonovi. If the SPA is that stack, it is a different DD.
A 2026 communal-inspection referral of an extra floor on a Rafailovići beach house is susvojina-annex typology: inscribed shares + a building act for the added storey. Not a finding on your unit.
Search intent — Is Kamenovo beach part of my freehold?
No. Član 2 puts seashore and beaches in the state maritime domain. Član 3: seashore belt at least six metres. JP Morsko dobro lets bathing stretches. Walking from a Rafailovići block to Kamenovo is not a survey. Same method as Marina Verige.
Search intent — Who holds the Kamenovo hinterland?
Not the beach, and not a simple Član 84 apartment.
Published cadastre language: the State of Montenegro owns the complex; sukorišćenje is inscribed for Rekreaturs d.o.o. Budva (majority) plus Kožar SOUR and Kosovska banka in bankruptcy. Atlas bank in bankruptcy holds 99.71% of Rekreaturs (bankruptcy-administration letter). Tax decisions name KO Sveti Stefan — not KO Bečići, and not the Sveti Stefan island head lease (Sveti Stefan).
Budva has inscribed repeated tax hypothecs on that hinterland. Press amounts diverge and stack. Pull the live extract. Kosovo’s Privatization Agency still claims the Pristina vehicle. Locals claim 1957 expropriation of part of the later ~33,000 m². None of those rows is an outcome.
What can happen. You are shown a “Kamenovo villa on the beach.” The instrument is sukorišćenje of a mortgaged hinterland plot, a KAP file, or a JP bathing lease.
Search intent — Is an environmental consent a Kamenovo building permit?
No. eKapija 10.10.2025: the Environmental Protection Agency consented to an EIA for a tourist settlement between the coast and the Budva–Petrovac highway — Allamont, Phoenix co, Monte-co. 17,089 m². Two 4-star hotels and 11 villas. 258 beds. That is environmental. It is not građevinska, not upotrebna, not etažiranje.
Monte-co 02714523 is the named CRPS in this Sprint 0. Match SPA party to that extract (or to Allamont/Phoenix once you have their numbers). 2025 liabilities are a thin-cap method prompt if instalments go to an operating account (instalments / escrow; reservation / pre-SPA). LN 87 / 465 / 247 on the widget are not your unit.
Older Atlas copy of a “Kamenovo” resort (two hotels + 14 villas) diverges from the 2025 EIA schedule. Naming collision. Komunalije: Tre Canne.
As reported in 2022: even where documentation may issue after 05.10.2022, prijava / start of works was tied to adoption of PUP Budva. Confirm live status. A new građevinska is still a permit file, not a 2025 legalization sticker (Petrovac overlay is the legalization page).
Search intent — What is not in this rafailovici kamenovo dup becici guide?
- Bečići payment schedules and Horizont Invest (Day 13).
- Petrovac CFSSI A/B (Day 15).
- Queen’s Beach construction and the island long-lease.
- Melia or JLV as if they were this SPA.
- Market prices, advertised rental splits, buy/avoid.
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 |
|---|---|---|---|
| “Rafailovići first-line apartment” | Unknown until DUP + KO + LN + permit | Ownership only if the seller is the registered owner of a transferable unit | DUP Bečići citation vs U. br. 2409/18 |
| DUP Bečići high-rise | Plan 01/09 as cited; 2019 repeal failed; 2020 court said expired | Only if a valid permit/title pack still exists for that plot | Recommended floors vs authorised storeys |
| “Kamenovo beach villa” | Beach = morsko dobro; hinterland = state + Rekreaturs sukorišćenje | Use rights or a hinterland right — not sand freehold | JP lease; KO Sveti Stefan; mortgages |
| EIA hotels / 11 villas | Allamont / Phoenix / Monte-co 02714523; 10.10.2025 consent | Nothing until građevinska, build, etažiranje, registration | EIA ≠ permit; 14-villa Atlas copy diverges |
| Melia “Rafailovići” residence | Bečići-beach branded pitch on the promenade | Only if a unit folio and seller CRPS match | Brand ≠ seller; not this SPA |
| Extra floor on an old house | Possible annex without all co-owners / without a building act | The inscribed shares — not the extra floor automatically | 2026 inspection referral as typology |
Nothing in the last two columns is an entitlement.
Coastal lifestyle files fail in published ways: the DUP on the permit is the DUP the 2020 court discussed; Kamenovo beach is not hinterland title; EIA is not a use permit; Melia is not Rafailovići village. If the office says “everyone builds on DUP Bečići,” ask which table row they mean.
Buyer checklist — rafailovici kamenovo dup becici
- Which of the six table rows is the object? — SPA vs brochure. — Stop if “Kamenovo beach” is a hinterland sukorišćenje or a JP lease.
- Which DUP is written on the građevinska? — Permit pack. — “Bečići plan” is not a citation.
- U. br. 2409/18 on the pack — and what did the secretariat apply on the issue date? — Judgment PDF + secretariat confirmation. — 2019 repeal failed; 2020 court said expired; practice is the third clock.
- Recommended floors vs authorised storeys? — Permit parameters vs as-built. — A 2011 height file is typology, not your SPA.
- List nepokretnosti for this unit — not Monte-co LN 87/465/247? — Certified extract. — Company holdings are not your apartment.
- KO Bečići, KO Rafailovići, or KO Sveti Stefan? — Extract header. — Kamenovo hinterland tax file is Sveti Stefan; not the island lease.
- If Kamenovo hinterland: Rekreaturs CRPS, sukorišćenje, live hypothecs, KAP and restitution stamps? — Extract + court docket. — Press mortgage figures accumulate; do not pick one.
- If beach or promenade is pitched: live JP Morsko dobro instrument? — JP papers + Član 3 line. — Sand is not freehold.
- If the pitch is the 2025 EIA trio: is Monte-co 02714523 (or Allamont/Phoenix) the SPA seller? — CRPS vs IBAN. — EIA 10.10.2025 is not građevinska.
- Upotrebna for this building and this use? — Decision. — Hotel stars and EIA are not a unit permit.
- Komunalije certificate — and does it still cite DUP Bečići after 2020? — Certificate (Tre Canne method). — June 2026 SDT file is overlay, not a result.
- 2022 PUP overlay: can prijava / start actually occur? — Ministry/municipal confirmation. — Reported 05.10.2022 un-ban is not a start right.
- Co-ownership / extra-floor consent if the building is older stock? — All co-owners + building act. — 2026 inspection referral is typology.
- Is Melia, JLV, Bellemond or CFSSI being used as the object? — SPA vs brand. — Those are different pages.
- Current CRPS for every named party (unblocked, members)? — Extracts dated around signing. — Monte-co 2025 liabilities are a method prompt if they are the counterparty.
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. DUP, Kamenovo title 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, the građevinska (with the DUP citation), U. br. 2409/18 if the permit hangs on DUP Bečići, upotrebna or EIA papers, and any JP / mortgage extracts if Kamenovo is in the pitch. Document review — response within 48 hours. Start from /en/services/real-estate-investment.
Related legal guides: Budva market · Bečići off-plan · Petrovac DUP / legalization · Tre Canne · Marina Verige · Sveti Stefan lease · Building permits · Instalments / escrow · Reservation / pre-SPA.