Last verified: 2026-08-13. CRPS 02437643 / 02006146 / 02693259; Sl. list 32/2026; BIRN hinterland mix; 2017 Karisma lease; Porta Rai/Otrant Reef as reported; morsko dobro statute. Private SPA terms are documents to obtain. Prices and investment headlines are not reprinted as returns.
You searched a velika plaza ulcinj legal. English copy treats thirteen kilometres of sand, a 30-year hotel lease, two branded residences and a cancelled state location study as one “Ulcinj beach apartment.” The public record is six files. Sand is morsko dobro. Hinterland is mixed title in KO Donji Štoj. Azul sits on a Karisma lease of HTP Ulcinjska rivijera hotels. Porta Rai is Capital Estate’s former Lido site. Otrant Reef is Argos at Hotel Otrant. The Sector 66 DSL ended in Sl. list 32/2026. A complete velika plaza ulcinj 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: Bar market · Marina Verige · Petrovac DUP / legalization · Portonovi · Bečići off-plan · building permits. Out of scope: Queen’s Beach construction, Bar marina, Kolašin 1600, Ada Bojana as this SPA, UAE MoU encyclopedia.
Search intents this guide answers
- Is Velika Plaža sand included in a hinterland purchase? — no; seashore and beaches are morsko dobro
- Did the Sector 66 / Alabar DSL become a building permit? — no; government ended the DSL in Sl. list 32/2026
- Is an Azul / Karisma room a Član 84 apartment? — no; 30-year hotel lease of Olympic/Bellevue
- Are Porta Rai and Otrant Reef the same file? — no; Capital Estate 02437643 vs Argos 02693259
- Does the nature-monument overlay void every hinterland title? — no; it is a zone overlay, not a unit permit
- What is not in this velika plaza ulcinj legal guide? — Bar marina, Queen’s Beach, prices, buy/avoid
If those six cannot be answered from documents, the file is incomplete.
Legal identity card — Velika Plaža / Ulcinj overlay
| Field | Publicly verified data (as of 2026-08-13) |
|---|---|
| Buyer-intent product | A velika plaza ulcinj legal pitch: hinterland Član 84, Azul hotel lease, Porta Rai residence, Otrant Reef, or a Sector 66 mega-story — not one beach folio. |
| Porta Rai land vehicle | CAPITAL ESTATE d.o.o. 02437643, Capital Plaza, Podgorica; 11.08.2005; KD 6810; Dragan Lučić; 100% Felixport Enterprises Limited; VAT 81/31-01160-2 from 06.03.2025. Not blocked today. |
| Capital Estate accounts (method) | 2025: revenue 5,154,407; net 3,510,289; capital -4,605,940; ST 4,560,087; LT 16,345,782. Widget: KO Donji Štoj LN 11, 60, 61, 63 — company holdings, not your unit. |
| HTP lessor | ULCINJSKA RIVIJERA AD 02006146, Velika Plaža bb / Hotel Bellevue; 12.08.2002; KD 5510; Armend Milla; VAT 20/31-00131-8. Not blocked today (prior blocks 2025:1 / 2024:2). Listed members include PIO 25.30%, Government 22.02%. Widget LN 16, 235. |
| 2017 hotel lease | 25.09.2017 / closing 06.11.2017: Olympic + Bellevue to a Karisma consortium (MIA). Marketed as Azul Beach Resort. Rooms are hotel inventory. Lessee CRPS: buyer-request. |
| Management vehicle | KARISMA HOTELS MANAGEMENT MONTENEGRO 03150054 (03.08.2017; Nemanja Kostić among representatives). Not the cadastral owner. 2025 capital -1,562,086. |
| Otrant vehicle | ARGOS d.o.o. 02693259, Hotel Otrant, Velika Plaža bb; 18.12.2007; KD 5510; Palokaj 50% / Mavrić 50%; VAT 82/31-00899-4. Not blocked. Press “Agros” is a naming collision. Widget LN 1–4. |
| Argos accounts / overlay | 2025: revenue 4,723,667; net 80,994; LT 6,117,224. BIRN: ~70,000 m² + Hotel Otrant; CKB hypothec to 2030 as reported. Pull the live extract. |
| Sector 66 DSL | Sl. list CG 32/2026, published 09.03.2026, in force 17.03.2026: government ended drafting of DSL “Dio Sektora 66 – Modul II, III i VI” and the manager appointment. Older plans are a different clock. |
| Hinterland mix | BIRN: ~2,070 ha; state ~360 ha; HTP UR ~110 ha; private companies ~54 ha; ~75% natural persons. Ada nudist settlement is UR but not this hinterland. |
| Nature monument | SO Ulcinj 2026 revision of Spomenik prirode Velika plaža; study ~709 ha (NGO readout). Gazette: buyer-request. Overlay ≠ Član 84. |
| Beach | Član 2–3 morsko dobro (Verige method). Live JP bathing instrument: buyer-request. |
| Naming collision | VELIKA PLAŽA AD 02018357 is a company at Velika Plaža bb — not the sand and not UR. |
| Upotrebna dozvola | Critical row. Azul stars are not a unit permit. Porta Rai/Otrant Reef completions are announced 2029. EIA-screening for Dune Resort is not građevinska. Verify per object. |
| Title | Član 84 only if the seller owns a transferable unit. Sukorišćenje, 30-year zakup and an unbuilt floor are not sand freehold. Član 161 once etažirano. |
| Scoped out | Queen’s Beach; Bar marina; Kolašin; Ada Bojana as this SPA; UAE MoU encyclopedia; marketed returns. |
Sources: CompanyWall capital-estate/MM7QEWD, ulcinjska-rivijera/MMxHJkDD, argos/MM3vLq, karisma-hotels-management-montenegro/MMdlcUq; sluzbenilist 391154/391147; MIA lease page; Vijesti 753499, 754849, 762066; BIRN; Monitor. Unit parcels and permit numbers: buyer-request.
Why Velika Plaža DD is a six-file problem
“Apartment on Velika Plaža” is one search string. Cadastre files a KO, an LN, a seller CRPS, and — if the pitch is sand or a branded hotel — a lease or JP instrument. Those must match the SPA.
Search intent — Is Velika Plaža sand included in a hinterland purchase?
No. Član 2 puts seashore and beaches in the state maritime domain. Član 3: seashore belt at least six metres. Walking from a Donji Štoj house to the water is not a survey. Same method as Marina Verige.
JP Morsko dobro lets bathing stretches. A 2025 Eagle Hills beach-lease story is not your 2026 JP paper until you hold the live instrument. Do not restate unofficial furniture or 99-year gossip as contract.
What can happen. The brochure sells “first-line Velika Plaža.” The folio is hinterland. The sand is a seasonal JP overlay.
Search intent — Did the Sector 66 / Alabar DSL become a building permit?
No. Two government decisions in Sl. list CG 32/2026 (published 09.03.2026, in force 17.03.2026) ended drafting of the state location study for Sector 66, Modules II, III and VI, and ended the manager appointment. A 2025 strategic-assessment file was returned for defects (Vijesti). That DSL is not a građevinska.
Older plans still urbanise the hinterland. Monitor reports tourist zones with parameters up to P+10 / about 11 storeys. Those are plan parameters, not your permit. Demand which document the live građevinska cites. Method: building-permit process.
Alabar’s Šasko jezero pitch is a different geography (CIN-CG). Do not import it.
What can happen. You pay against “the Arab masterplan.” The gazette already ended that DSL. Or the reverse: the office says “everything is cancelled,” and an older DUP still founds a named permit.
Search intent — Is an Azul / Karisma room a Član 84 apartment?
No. MIA: lease 25.09.2017, closing 06.11.2017, Olympic and Bellevue, HTP Ulcinjska rivijera AD 02006146 as lessor, a Karisma consortium as lessee. The brand today is Azul Beach Resort. Operator copy is not a cadastral transfer. Same split as Sveti Stefan and Queen’s Beach — different companies.
KARISMA HOTELS MANAGEMENT MONTENEGRO 03150054 is a management vehicle (negative capital 2025). It is not UR’s folio. Brand-first error: Portonovi.
What can happen. The SPA names Azul or Karisma for a hotel room, or names UR for a unit UR already leased.
Search intent — Are Porta Rai and Otrant Reef the same file?
No.
Porta Rai. Former Hotel Lido, sold 2006 by UR to Capital Estate (press €10.8m — historical, not a 2026 price). Press: Karisma + Dobrov & Family + Capital Estate 02437643; cornerstone 2025; completion 2029; “first five-star hotel-residential complex on Velika Plaža.” Direct-investment headlines diverge (€170m / €178m / €278m “effect”). Do not pick one. Do not treat it as a buyer return. Money before a unit exists: Bečići payments — no statutory escrow.
Capital Estate 2025 capital is negative. That is a thin-cap method prompt if instalments hit its account (instalments / escrow). LN 11/60/61/63 are not your apartment.
Otrant Reef. ARGOS 02693259 at Hotel Otrant. BIRN: ~70,000 m² and a CKB hypothec to 2030. Gradnja.me: about 130 m to the sea, 60 m to Port Milena — canal water is not the villa. Bankar’s “Agros” label is a naming collision; match 02693259. Unit and bed counts diverge; demand the građevinska.
Dune Resort (Capital Project, EPA screening that an EIA elaborat is not required, Aug 2026 as reported) is a third unbuilt file. Screening ≠ permit. That CRPS is buyer-request.
Search intent — Does the nature-monument overlay void every hinterland title?
No. SO Ulcinj in 2026 revised the proclamation of Spomenik prirode Velika plaža. NGO readout: revision study ~709 ha; measures against sand extraction, dumping, uncontrolled development. Pull the decision. A protected-area overlay can restrict use and works. It does not, by itself, erase a Član 84 inscription on a hinterland house. It also does not convert sand into freehold.
Older hinterland houses may carry a legalization stamp. Use the Petrovac Član 33/48 method — this page is not that encyclopedia. Rafailovići is a different DUP.
What can happen. “Protected beach, so the apartment is illegal.” Or “protected, so the state will buy you out.” Neither sentence is a folio.
Search intent — What is not in this velika plaza ulcinj legal guide?
- Queen’s Beach condo construction (Day 17).
- Bar marina and Kolašin 1600 (later calendar).
- Ada Bojana as if it were Donji Štoj hinterland.
- UAE / Eagle Hills MoU as a unit for sale.
- Bar-guide prices, 10% or €278m as a buyer return, 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 |
|---|---|---|---|
| First-line Velika Plaža sand | Maritime domain (Član 2–3) | Use under a JP / hotel overlay — not sand freehold | Live JP papers |
| Hinterland house, Donji Štoj | Mixed title: mostly natural persons (BIRN) | Ownership if the seller owns a transferable unit | Nature-monument zone; legalization stamp if any |
| Azul / Karisma room | 2017 30-year lease of Olympic/Bellevue; UR 02006146 | Nothing as apartment freehold | Brand ≠ seller; management co 03150054 |
| Porta Rai residence | Capital Estate 02437643; former Lido; works 2025–2029 as announced | Only if a unit exists, is permitted, etažirano | Negative-capital SPV; investment headlines diverge |
| Otrant Reef villa/apartment | Argos 02693259; Hotel Otrant; CKB hypothec as reported | Only if a unit folio matches the SPA | Port Milena is a canal; “Agros” naming collision |
| Sector 66 / Eagle Hills / Dune EIA | DSL ended 32/2026; Dune screening ≠ permit | Nothing until a live građevinska and a transferable unit | Older DUP parameters are a different clock |
Nothing in the last two columns is an entitlement. If the office says “everyone knows Velika Plaža is for sale,” ask which table row they mean.
Buyer checklist — velika plaza ulcinj legal
- Which of the six table rows is the object? — SPA vs brochure. — Stop if sand or an Azul room is sold as hinterland freehold.
- KO Donji Štoj — and is Ada Bojana or Port Milena being used as this folio? — Extract header. — Ada is not this hinterland; the canal is not the villa.
- Is the SPA seller Capital Estate 02437643, Argos 02693259, UR 02006146, or someone else? — CRPS vs IBAN. — Azul/Karisma/Dobrov are brands or partners, not automatically the folio.
- List nepokretnosti for this unit — not LN 11/16/1–4? — Certified extract. — Those are company holdings.
- If sand or a deck is pitched: live JP Morsko dobro instrument? — JP papers + Član 3 line. — Thirteen kilometres of beach are not Član 84.
- If Azul/Olympic/Bellevue: the 2017 lease PDF and UR extract? — MIA pack + CRPS. — A 30-year hotel lease is not an apartment.
- If Porta Rai: live građevinska, phase, 2029 clock, which account takes instalments? — Permit + SPA. — Capital Estate 2025 capital is a method prompt.
- If Otrant Reef: Argos 02693259, live CKB hypothec, permit parameters? — Extract + građevinska. — “Agros” is not the CRPS.
- Does the permit cite a live plan — or the ended Sector 66 DSL? — Permit citation vs Sl. list 32/2026. — Gazette end ≠ every older DUP died.
- Nature-monument zone on this parcel (709 ha revision)? — Decision + extract. — Overlay restricts works; it is not a unit permit.
- Upotrebna for this building and this use? — Decision. — Hotel stars and EIA-screening are not a unit permit.
- Legalization / Član 33 stamp if the house is older stock? — Cadastre + file (Petrovac method). — A 2026 new-build is not a legalization sticker.
- If money moves before a unit exists: schedule, account, security? — SPA + reservation / pre-SPA. — No statutory escrow.
- Is Queen’s Beach, Bar marina, or VELIKA PLAŽA AD 02018357 being used as this object? — SPA vs CRPS. — Naming collision.
- Current CRPS for every named party (unblocked, members)? — Extracts dated around signing. — UR prior blocks and Argos LT debt 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. Morsko dobro, lease and permit 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 02437643, 02693259 or 02006146 as applicable), the live građevinska, any 2017 lease or JP papers, and hypothec / nature-monument extracts if those overlays are in the pitch. Document review — response within 48 hours. Start from /en/services/real-estate-investment.
Related legal guides: Bar market · Marina Verige · Petrovac DUP / legalization · Rafailovići / Kamenovo · Portonovi · Bečići off-plan · Sveti Stefan lease · Queen’s Beach condo · Building permits · Instalments / escrow · Reservation / pre-SPA.