Budva is a classic example of lack of any planning. Driving through the backstreets reminds me of Beirut or Gaza. Apartment buildings don't have parking, the streets aren't wide enough for 2 way traffic and offstreet parking and there isn't a blade of grass or greenery anywhere except for the nicely landscaped bus station!
The Splendid Hotel in Becici that's supposed to be 5 star is permanently surrounded by construction and roadworks. I went there the other week and I would be surprised if they reach 10% capacity. These are not the type of resorts Montenegro needs or can support. Dubai does it much better.
Igalo in Herceg Novi is another example of Balkan planning or lack of. Concrete jungle that can only attract tacky tourism.
Tanyah, you are Montenegro bashing! Budva certainly is not the classic place for planning it reminds me a bit of Blackpool, sorry. Not much grass, but you must admit, last year there was no main road, now you have a splendid high street with palm trees and all, they did a good job. Not sure whether you have been lately through Sutemore, that small town and main road has just been pulled apart but the infrastructure that is going in, quite amazing and at a speed!
If Montenegro had a soundtrack, it would be the steady sound of hammer, drill and saw, nowhere is this more true than along Montenegro's coast when sitting in traffic in Budva, inching along behind so many cement mixers and dump trucks, well, it is not the beautiful peaceful coastline one expects!
Still when you come from Podgorica, Cetinja high up the mountains looking down at the stunning coastline that’s what gets the visitors, so the government is investing heavily on infrastructure improvements; the north, no less dramatic in its scenery, does not get the visitors and thus communities there go without it, for the moment anyway.
As to the Hotel Becici, it is a lovely place, it will not have many Balkan visitors but the Diaspora will be staying there. Conferences-all the time, I attended one a few weeks ago there, all the Internationals and Donor community will stay in the Becici and others like it, they will be busy, I have no doubt! Have you read about the new green tax this summer for all foreign cars, buses and trucks entering the Adriatic state to try to protect its environment Montenegro will introduce? The ‘green’ time is starting, slowly but I am confident, will check the progress next week.
I agree, Montenegro has a lot of natural beauty but unfortunately peronal profits override most decision making.
The new road through Budva is wonderful as long as you don't look too far on either side. Did you know there is a grand plan to build high rises on the beachfront as they would like to imitate Dubai?
Yes I have heard about the new green tax for foreign cars but don't be fooled, it's got nothing to do with going 'green'. Along with the new law banning import of food, it's all about discouraging poor tourists from Serbia and Bosnia to travel here with their clapped out cars full of food to last them the whole holiday.
Of course all the NGO employees will stay at the Splendid Hotel if their employer is footing the bill. I doubt they'll be forking out of their own pocket. A friend of mine ran a seminar for UN employees but it was at the Maesteral and they were very happy with it.
I've been living here for a few years now and have a personal interest in the direction the country is developing. I'm not interested in talking it up just because I want to make a quick buck flipping property.
Thanks TayaN, on the green tax (environmental tax) side, my thoughts were exactly the same, how much will really go into those projects or fill deep pockets, this is my biggest heartache!
Well, the Montenegrins are having a direct hand in the coastline transformation. You will know how much property the Russians have been buying up from local landowners by dangling quite a bit of money in front of them, and they are poor. So Russians are building elaborate seaside dachas and resorts while the Montenegrins are cashing the cheques.
As to the Dubai people, look at www.velikaplaža.com , I had this sent from MNE Economic Planning Department, Velika Plaža –Long Beach- 13 km of beach, a place in the heart of Europe, an extraordinary location and incredible scenery with unique flowers and fauno. This place is being eyed by the Dubai investment organisations, right next to Albania…continue there with the development one day! High rising? Hope not!
But this is a competition now offered by the Montenegrin Government for a sustainable development, which includes environmental, economic development and social requirement. (SUSTAINABLE TRIANGLE). I understand the Egypt’s largest developer; the Talaat Moustafa Group is eying Montenegro’s tourism market and hope to build hotels!
Middle East investors aren't exactly known for sustainable development. I lived in the Gulf for many years and know how they operate.
A few dachas aren't going to do much damage, unlike the huge resorts being carved into the mountainsides.
Unfortunately in this part of the world everyone and everything can be bought for a price. The locals even have a saying that anyone would sell their grandmother for 5 Euros.
TanyaN don't give up hope yet. We had a fascinating meeting today in Podgorica, Montenegro will start an Environmental Year in October this year! With the help of the German Government, watch out!
Having spent over 2 weeks in Montenegro again, it was interesting to learn, that the ‘Buying Abroad’ of land, houses or what ever has evidently come to a stop for the moment, but the prices are not falling. They have been pushed up so high, the Pound purchase rate is not attractive, that not even any money is available for a refurbishment. Where Estate Agents come developers had 3 or 4 customers daily to show them around the available properties, now if they have one or two a week-that’s a lot! They are changing their tack to offering services, after property purchase services etc.
Even Russians are not buying from Montenegrins in their usual way –showing a suitcase full of money- ‘How much do you want’? They now have to show where their money is coming from (transparency, a recent new law) which is good. They are moving on to Albania…
Montenegro is clearly getting ready for the summer season, the infrastructure projects are being rushed to a close as no building is allowed to take place during July and August, officially, but unofficially is another story. The road to Budva from Kotor is suddenly becoming a double lane road, with all the lorries and cranes gradually disappearing. Even Sutomore is progressively closing the huge deep channels on either side of the main road, where all the piping has been laid, road lights and lamps are being built in by the hour, quite amazing!
In our meeting with the architect we learnt last week, that the urbanisation plan will be published for discussion in July, so by August latest September we will be able to put in our building plans full planning permission.
It is nice to learn from the architect, that our application will fail, as there are ‘no laws, bylaws etc. yet in Montenegro for building green! Those were almost my first lines when I started my blog with channel 4 in ‘Buying Abroad’ a year ago!
Our house is about planning and building the first eco- or zero energy house in Montenegro. The aim is not only to illustrate how such building is constructed and operates, but also to initiate the transfer of necessary skills from countries where the technology and legal requirements are in place for such buildings, and they are not in place yet for Montenegro. The concept of the house itself is that its construction is passive- i.e. making use of the design to minimise energy consumption throughout the year. Additionally the demand on external power supply will be minimised by the use of solar energy for water heating and, possibly, electricity consumption. With water in short supply in the country, especially in the summer, rain-water harvesting and the recycling of ‘grey’ water will all be an essential part of the house.
The current situation in Montenegro is that modern energy-saving technologies are hardly used. Given the construction boom which is likely to last into the medium term (five to ten years) and beyond, this means that on-going demand for energy in a region already suffering from power-supply shortages will get more severe than it would if such technologies were mandatory and implemented, the same is true of water use.
There is a vast need for a mindset change and raising awareness about the impact of building techniques on future energy and costs. This is not only at level of the individual house owner, but as importantly at local and central government levels, as well as the construction industry and the academic and professional services with it! A dilemma?
The Montenegrin Government is at last going to Crack Down on Bureaucracy in the Construction Business and Spatial Planning, a new Law on Spatial Planning and building objects will soon be introduced, so the newspaper Vijesti reported. This new law should shorten the procedure for obtaining building licences; this has been one of the key-obstacles for the future development and investments in Montenegro. Well, there may be hope for us after all, but whether this new law will include planning permission for ‘sustainable building’, an Eco house, don’t be in such a hurry…
According to the current legislative, investors must go through seven administrative court cases to go down the road from obtaining the location license to obtaining the license for object usage. This may take minimum of several months, but usually lasts longer than the whole year! Yes, true we have been waiting since May 2007, but should be in the urbanisation plan this month! Good news for the owners of future smaller tenant buildings is that, according to the new law, such objects-which are up to 500m2- would be subjected to a much less complicated procedure. It is envisaged that the responsibility would lie on the project developer and construction company doing the works, says the Minister Branimir Gvozdenovic. Please let this be true!
A more severe penalty-policy has been announced, as well as forming of a new inspection for spatial planning protection, whose goal would be its fight against illegal planning!! Hurrah…but that is not going to happen over night…
The banner has gone green, much more sustainable...
Not living in the UK and having limited access to your programms Kevin, seeing mostly repeats going back to 2001/2 and seeing the occasional grand designs going back to 2005/6 which is magic! But not much information on sustainable design! What I find so frustrating, -sometimes- we see in your program some environmental/eco/ sustainable aspects,hear your words and see the odd picture, that's it. Then endlessly you go on about the style, the style etc., never mind that...please give us some space for real stuff, green stuff, we are called pioneers in Montenegro and can't afford the best green architects, well there are no skilled craftsmen who have eco knowledge anyway, in theory may be...
In a recent program, building an 'Art Deco House' combining it with 'recycling water', having specific wall tiles with super insulation, floor heating -what is the difference between wall and floor heating? How can we get more information on this? The styles, the interior may be glamorous, but we could do with more technical 'eco' stuff.
When you live still in a development country like we do, when you talk 'green': people don't understans one gets a tired smile...
Even buying abroad agents have to think and incorporate sooner or later energy efficient water efficient aspects, whether you like it or not! We will be having a meeting with KingShaw & Associates who are the consultant engineers for the 'UN Eco-Building' in Podgorica, also some Government Departments in the UK, which will be great, to see what we can 'export in skills and knowhow' to Montenegro!
Having an appointment in Bath in two weeks time with KingShaw & Associates the Consultant Engineers for the UN 'ECO Building' in Podgorica is a tremendous boost for us.
Now Daniel Fuegenshuh the Austrian Architect from Innsbruck who won the 'Sustainable Built'Competition for his innovative Architectural Design for the ECO UN building, also said in a mail to us, our concept/project for building the FIRST 'EcoHouse' in Montenegro is very exciting and we are planning a meeting in September! Obviusly we will invlove our local architect.
His email also showed some frustration, as nothing has been started on the building yet in Podgorica and it should have been finished by now!!
Well, the UN and others have to write the laws for 'building green' first... there are no builders etc. who have knowledge of this technology...etc. etc. We only know too well about all these problems, but... watch this space! we also have the largest building company in Serbia interested in meeting us...
Podgorica -The Montenegrin Government adopts changes for Sub-Legislative Acts, which revoke the decision of the Director of the Real Estate Directorate: the decree stipulates that foreign companies, which are registered in Montenegro, are to be treated like domestic companies, thus allowing them to register land purchased to their name in the cadastre.
This government’s decree effectively annuls the decision of the Director of Montenegrin Real Estate Directorate, Mico Orlandic. This decision had ordered the cadastres not to register land to companies which are registered and Montenegro and are owned by foreign capital, before these companies do not present evidence that this land would be used for business purposes. Ministry of Finance, on the other hand, found this request “absurd” and did not want to issue such confirmations.
Minister of Finance, Igor Luksic stated that this Decree on Defining State Authority responsible for clarifying and expressing views on the procedure to obtain “Property Rights“ over Real Estate for Foreigners, who have Businesses in Montenegro, has been changed in accordance with the Law on Foreign Investments. He added it would be absurd if the foreign national, doing business in Montenegro, did not have same treatment like domestic companies. “Foreigner cannot register land before the adoption of the Law on Ownership and Legal Rights, which allows that in certain cases”, Luksic clarified. 25.07.2008
This wrangling has been going on since May 2007, so for private people ‘Foreigners’ one still has to wait for entry to the cadastre, we were lucky just to get in before this law was changed. It will be revoked as per the Minister of Finance, until the adoption of the Law on Ownership and Legal Rights. Good to know for any future buyers.
Ps. the prices for plots of land and ruins etc. are not dropping…
Hello Anke Really interesting reading your journey so far in Risan. We bought a stone house in Risan in 2006 which we have partially renovated. It has been a challenging experience but worth it due to the great views over the bay.
Montenegro is a stunning country and we feel very lucky to be able to holiday there regularly. Do you know Bill and Ruth (the Yorkshire couple) who have retired to Risan. They live just up the hill from us. Where abouts is your plot?
Hi Vanessa and Mark, How super to hear from you, and thank you for your interest.
We are in Scotland at home at the moment, but will be back in the Balkans as of Friday this week. We will be in Risan later next week and moving to Perast-to be closer to our plot- and get things going as of the middle of September.
Perhaps we can meet then? You were lucky to find a stonehouse in Risan and would love to learn more about that. We don't know the Yorkshire couple but may have met them at the British Ambassador's party in May I think, we will track them down.
Our plot is passing by the hospital opposite the Roman ruins then up, direction of Grahovo, we are about 500 meters away from the sea.
Hi Anke We are in Risan at the end of September so it would be good to meet up. However our 2 previous blog submissions suggesting to meet have been deleted by the administrator. I dont think we are able to exchange personal info or suggest any time/meeting place.
We are being watched,hm, that's not so good. Let's stay in touch and see whether we can add words with suggestive meanings where we could meet.I have started an 'office live' website it works using yahoo. RisanEcohouse.building... this may be wiped out but try. See you soon. Regards, Anke
Stuggling to find your Office Live thing, but will keep trying. Can you send us any more info to help.
We are in Risan from 22nd Sept until 3rd Oct. When you are there you could ask any locals for Bill and Ruth, the Yorkshire couple who live in the Mala district. They are our neighbours and have been really helpful.
Hi Vanessa and Mark, we will be there during that time, James has gone down today to Montenegro he will ask a local person called Ana, she has an estate agency with an office in Risan. Try: RisanEcohouse.building.officelive.com , the site is still very new,and much to go on there. Until soon, regards Anke
From The Sunday Times August 31, 2008 Goodbye Monaco, hello Montenegro British financiers are backing a new playground for the rich in a Balkan port
Interesting to find this article in the Sunday Times, they took a long time to realize what is going on in the world of Montenegro, or perhaps did not believe it?
“Welcome to Tivat, which is being described as the Monaco of the Balkans, it may lack the cachet of Cannes, but developers have big plans for Tivat, a derelict port and former Yugoslav naval base in the tiny former communist country of Montenegro. A group of high-profile investors, including Lord Rothschild, the financier and friend of the Prince of Wales, and his son Nat, are converting what used to be the dockyard into a marina for the oversized yachts of the rich and famous.” This is old hat really and has been going on for over a year, they forgot to mention that ‘Porto Montenegro’ have as an investor for this project the best architect in navigation industry and the most influential person in the world when one talks about the yacht business, the president of the company “Camper & Nicholson” , George Nicholson, who said when Peter Munk showed him the project and they were flying in a helicopter over the Tivat area, quote:’ It is the job of the century! Just like Cannes was in 1940. (Montenegrin News o5 June 2007)
Talking about longevity, when it comes to boat builders, there are few companies that have been at it like ‘Camper Nicholson’. Longevity meaning not just 30,50 or 100years, no, most Americans may not be used to the idea, they need to go back to one of the fathers of their country , George Washington, he died 200 years ago on December 14, 1799. Camper Nicholson was already well on its way to being one of the most respected yacht builders in the UK. That is pretty impressive in my view, and they will be involved in Tivat!
I have crewed on a Camper Nicholson 35, it’s just wow…
At last we are living in Montenegro, one week only, but we can ‘do walk the talk’ now with our environmental project/house/family-home: Risan-Eco-House! Much is already happening.
It’s interesting even in these early days to get comments from British people: how are you going to do it, how will you manage building green, it is difficult enough getting a builder or getting a job done and then building in a sustainable way. Will you get planning permission? Etc. etc.
We will see our architect tomorrow with finalised building plans, at last! But detailed sustainable/environmental built, which we had included in our drawings, has not really been discussed between us!
We met Doug King from KingShaw and Associates in Bath last month, they are the Consultant Engineers for the 1st UN environmental Building in the World built in Podgorica, and Doug is willing to help us. Then we had an email from Daniel Fuegenschuh, the Architect from Innsbruck, Austria, who was awarded the tender for the UN environmental design of the UN building in Podgorica, he would like to meet us, as I had approached him, great!
But there is still no urban plan in place for Risan and ‘building regulations’ for building green?? Really, that is too visionary… help! We have an invitation from the Ministries of Tourism and Economic Development to attend a Real Estate Development Conference and Exhibition this month in Becici, Montenegro, well that should be interesting. We will see.
It was lovely to meet you Vanessa and Mark and of course Ruth and Bill. Thank you!
Pioneers we were called again today in a meeting with a Development Agency in Podgorica. Where will you find bricklayers, electricians and all the skills you need to build an Eco House? No vocational training for the building industry particularly green building skills are taught in Montenegro, well we know that and that is part of the tremendous challenge we face!
We received the building plans from our architect on Saturday, absolutely wonderful, what a feeling to hold them in your hand! They are not much use though for planning permission, as there is no urban-plan for Risan in sight, it was supposed to be published now, October! Our architect (local) pleaded almost with us, where and how can he attend/visit touch feel a house that is being built to ‘passive-house’ standard? Reading books and search on the internet does not give him the real experience he needs, he says with huge frustration! Ten assistance of the Architectural University here walked out due to frustration, no teaching of environmental know-how in any way! That's the story...
We do have an exciting appointment with the Austrian Architect from the UN Environmental Building next week. Mr Daniel Fuegenschuh will meet with us to have a look at our location and we will take Nicola our local architect with us, of course! We are making a start to build relationships.
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