In Montenegro as in a Mediterranean country with excellent natural beauties, tourism represents maybe the most important business sector with the key role in total economic development of the state.
According to the records of the World counsel for tourism and traveling, Montenegro is one of the fastest growing markets in the world.
North and central area of Montenegro for the most part is of mountain type (mountains encompass about 60% of the territory), while the south area has the approach to the sea in the length of 250 kilometers.
On the coast we have 120 beaches of 73 km of length, of which sandy beaches make 33 kilometers. With the average temperature, which in the period longer than 6 months is above 18 degrees Celsius, and with moderate temperatures of water, Montenegrin coast is one of the warmest and sunniest ones in Europe.
Just because of those reasons the state directs most of its attention on the development of the coast, even though the mountain tourism here, and also in the world is, especially starting to grow.
In the past few years abut 20 hotels have been privatizes through open competition or through the change of the ownership after the bond privatization.
At this moment we cannot praise ourselves with the results of the privatization, about which best testifies the record that the modernization or reconstruction of dozens of hotels has not yet started, and certain number of them is late with the works which they have begun.
There are very few quality hotels on the coast, considering the strategic goal to become an elite tourist destination. According to the available data, about 70% of the accommodation capacities in Montenegro have two or three stars.
It is the right time for the state to deal with the carrying out of sales contracts for hotels, especially in the investment part, because one gets an impression that certain number of owners either doesn’t have the money for what they have promised, maybe they hope that they will manage to sell it or there is something third in option which has nothing to do with the legal economic flows.
Beside the deficit of hotels of high category, there are numerous other problems p grey economy, wild construction, bas roads, and water supply, garbage… All of that has nothing to do with elite tourism.
The chance, however, exists, but only if all those who are included in any way in tourism, put additional effort and speed up what has already been started. With the sale of HTE “Boka”, for which the open competition was closed in Monday, practically more than 90% of the hotel capacities will be privatized (only few hotels of Budva and Ulcinj Riviera remain). But that will not stop the entrance of the investors on Montenegrin coast. Montenegro will then just start to offer the most beautiful and most valuable things.
Ada Bojana, Velika plaza, Valdanos, Buljarica, Jaz, Mamula, Bigovo, and similar intact complexes represent the symbol of natural beauty in tourism. Foreign investors have been interested for these locations for already some time. The state doesn’t have plans to sell them, but it will try to valorize them through the models of lease or private public partnership.
Private – public partnership means that the state will give the land as their deposit, and the investor will provide the money for the construction. With that the state would keep the influence in management of the natural beauties. Should they agree for the lease, the investor would pay a year rent in the period which would be determined (Sveti Stefan has been leased for 30 years), they would construct the facilities which are allowed by the plan documentation and after the expiration of the lease the state would again take over the management.
The open competitions are already being prepared, and in order for someone to apply he will have to guarantee hundreds of millions of investments.
Velika plaza (Municipality Ulcinj) is located between the town Ulcinj and the island Ada Bojana. It is located in the south of Montenegro with the Mediterranean climate and more than 240 sunny days per year. The closest airport is in Podgorica on 70 kilometers distance, while airport Tivat is 87 kilometers far away.
The Municipality Ulcinj has three spacious beaches, each of them is averagely 60 to 100 kilometers wide, and Velika plaza has about 13 kilometers of length with intact view on the Adriatic Sea.
All the beaches have the fine sand, which contains great amounts of salt and iodine. Beside the fact that the conditions for swimming are perfect, the beach is being used for healing of rheumatism, and skin diseases. The total surface is about 1.950 kilometers.
Velika plaza because of its size and the nearby hinterland, which yet has not been exploited, except for some private houses, can be considered the most important potential for development of tourism in Montenegro. The main goal of Montenegrin tourist strategy is the market oriented and sustainable usage of this location.
The road is in acceptable shape, and with newly constructed lines it allows tourists to make it safely to the destination. A construction of a small airport nearby Ulcinj is in pland.
Improvement of the telecommunication, energetic, and water infrastructure are a necessary precondition for the development of tourism. Solar energy should be used as an additional source of power. World bank is willing to finance the promotion of infrastructure in the area of Velika plaza.
Basic planned elements of concept frame for Velika plaza are:
– focus on the north west side of the beaches
– protection of the ecologically sensitive south east part
– development of several (6) programs, which among themselves are divided with green zones
-protection of the coastal area and up to 100 square meters of the green area per bed (high quality/ luxurious facility up to 5 floors, village – hotels, clubs)
The state of Montenegro is the owner of the major part of the property (about 75%). It is primarily interested in public – private partnership.
Bulajrica, between Bara and Budva, is a part of the Municipality Budva and it is located in the central part of Montenegrin coast. Small bay Buljarica has the biggest beach on Budva Riviera, which is 2.250 meters long. You can reach it easily by car by the road E80//E65 from the airport in Tivat or in Podgorica.
Buljarica maybe has the biggest potential for the development on Montenegrin coast. Buljarica fields and the slopes of the hill Dubovica are suitable for the development of any kind of tourism. Total area has the surface of about 380 ha of natural landscape.
Buljarica for the most part is made of private houses, and boarding houses, camps, beaches, and big unused territory. It has the potential for the construction of real estates.
Tourists can safely come to Buljarica by the road, and with Podgorica it is connected through the tunnel Sozina that enables people to come to Buljarica in 35 to 40 minutes. It is necessary to improve the infrastructure.
Urban plans for this location, as the local authorities have accepted, predict the concept which includes units for living of high quality, hotel with 4 or 5 stars, tourist lodgment with totally 6.500 beds. Plans also include the construction of a marina, of a business center and of a golf pitch with 18 holes.
The owners of the real estates are mostly private owners (70%), while 30% is in the ownership of the Government. There are about 400 private owners, and they are members of the association of the landowners, which collectively represents their interests. The association is mainly interested for joint venture with potential investors.
Ada Bojana is located in the very south end of Montenegro, with the Mediterranean climate and more than 240 sunny days. The closest airport is in Podgorica, on 85 kilometers distance, while the one in Tivat is 120 kilometers away.
This place, mostly intact triangle island of surface of 494 ha, with two wings has river Bojana which directly links it with Skadar lake. It offers nice natural beaches with fine shiny sand, and a long uninterrupted view on the beach, unusual for the region and unobstructed view on the Adriatic Sea.
River Bojana constantly drifts sand on the beach on the island. The beach is 30 to 35 meters wide, and about 2.750 meters long with the surface of 75.000 square meters. The privacy is ensured because the island is connected with the land with one bridge on the north estuary of River Bojana. Of the facilities, at the moment on Ada there are bungalows and small buildings with 540 beds and a camp for tourists. Ada is also a rest place for nudists, and during the main season it daily receives about 3.000 guests.
All the facilities are either for tearing down or for reconstruction. The systems of supply with water and electricity have to be modernized and their capacity has to be widened, we should establish the way of deposing of hard waste material, and of waste waters and use the solar energy as an additional source of electricity.
Exquisite quality of the island is the preserved nature in the surface of more than 400 ha with unique kinds of turtles, birds, and dolphins that swim by the beaches.
Ada Bojana really offers an exquisite chance for development, comparable with the sustainable development, integrated with the natural rest homes, which were developed by Laurence Rockefeller.
They have planned to develop an exclusive rest place with 4 or 5 stars, with accompanying contents, in accordance with the existing wilderness, floral and animal world.
Master plan for Ada Bojana predicts the capacity of 2.500 hotel beds, and it is expected that the future hotel rest place will come on the world list as a top-notch natural rest home.
Exclusive owner is the Republic of Montenegro, and it is mainly interested in public – private partnership.
Jaz, located on about 2,5 kilometers north west from Budva, is a part of the Municipality of Budva as well as of the Municipality of Tivat, and it is located on the central part of the Montenegrin coast. In that part we have also some other most beautiful beaches in Montenegro such as Przno, Mogren, Slovenska plaza, Becici, and Petrovac, jaz lies on about 800 meters of space, and it is easy approachable with the car down the main road E80/E65 from the airport in Tivat (25 kilometers distance), or from the one in Podgorica (65 kilometers distance).
Jaz, which is on two sides edged with not so steep hillsides, offers a great possibility for development.
Jaz mostly is made of public beaches, camps, and season beach restaurants, but there is also a great part of unused surfaces. The condition of the roads is acceptable, and new lines enable tourists to safely arrive with their cars, with plane or a ferry (from Kotor harbor). The improvement of the telecommunication, electrical, energetic and water supply infrastructure is necessary, and all the capacities have to be expanded and modernized. We should establish the way of deposing of hard waste material, and of wastewaters and use the solar energy. The dumps are on the list of projects, which will be adjusted to European standards.
Urban concept of the development of Jaz can include the village concept, with accommodation for living or boarding house, water sports center, facilities for activities in the spare time, wellness…
Private owners are the owners of certain parcels, including the real estates on them.
Valdanos, 22 kilometers southeast from Bar, and two kilometers north west from Ulcinj, is one of the most beautiful locations on Montenegrin coast. Former Military rest place offers an unobstructed view on the sea, exclusive privacy, and averagely about 240 sunny days a year. The closest airport is the one in Podgorica, on 68 kilometers.
Valdanos bay covers the surface of about 4 square kilometers, and it has the beach off about 100 meters long, various accompanying contents such as sports terrains or parking. Valdanos is extremely well protected on three sides with low hills covered with greenery, and in the central park it has an olive orchard with 18.000 protected olive trees. Necessary condition for the development of tourism are modernization and expanding of capacities of water and electricity supply, as well as the promotion of the system of deposit of hard material and wastewaters. Solar energy should be used as an additional source of electricity.
Planned basic elements of the concept frame for Valdanos are:
– development of the rest home with 5 stars
– protection of the coastal area and up to 100 square meters of green space per bed
-luxurious tourist facility with 4 floors most, bungalows, facilties for rest and spa, and a golf pitch with 18 holes
– protection of ecological structure
Republic of Montenegro is mainly interested in public – private partnership.
Zdravko Vucinic and Dragana Crvenica