Quick answer: Across the 74 properties we currently list in Budva, the median asking price is €3,529 per m². Half of them sit between €2,708 and €4,477 per m², and the full range runs from €1,000 to €8,695 per m². In absolute terms prices start at €60,500 for a studio and reach €2.2 million for a waterfront penthouse.
Budva is the busiest property market on the Montenegrin coast and the town most foreign buyers look at first. It stretches along roughly 35 kilometres of coastline with 17 beaches, and it holds more apartments on the market than any other town we cover in Montenegro.
What is for sale in Budva right now
We currently list 74 properties in Budva town: 59 apartments, 6 houses, 5 land plots, and the remainder townhouses, commercial units and small hotels. Fifty-five of them have a sea view. Twelve are priced under €150,000 and sixteen above €500,000, so this is not only a luxury market, whatever the headlines say.
Prices per square metre
The median asking price across our Budva listings is €3,529 per m², and the middle half falls between €2,708 and €4,477. Newer buildings close to the sea sit at the top of that band; older stock set back from the coast sits at the bottom. Along the wider Budva Riviera — Bečići, Rafailovići, Sveti Stefan and Petrovac — the median is lower, around €3,149 per m².
These figures are the medians of our own listings as of September 2026, not a market-wide index. They describe what is actually available through us rather than what the whole market is doing. For prices across the rest of the country, see our Montenegro property price index.
Where to look in Budva
The Old Town (Stari Grad). A walled medieval citadel on a small peninsula, and one of the most photographed places on the eastern Adriatic. Nothing new is built inside the walls and renovation has to respect heritage rules, so supply is genuinely limited and the price per square metre is the highest in town.
Slovenska plaža and the seafront. Most of the modern apartment stock is here: buildings with lifts and parking, within walking distance of the beach and the marina. Short-term rental demand is strongest in this part of town, which is why it attracts buyers thinking about rental income rather than only about a holiday home. Most of our apartments for sale in Budva are in this area.
The slopes above the town — Lazi, Rozino, Dubovica. A few minutes further from the water, with a panoramic view and a lower price per square metre than the seafront.
Jaz and the western approach. Lower density and more space, with more land plots and standalone houses than apartment blocks, and a long open beach rather than a town promenade.
Renting it out
The season runs from May to September, with July and August at peak rates. Rental income in Montenegro is taxed at 15% of the net amount — after documented costs, or after a standard deduction of 30% for an ordinary lease and 50% or 70% where the property is let for tourism purposes. Rather than trusting a headline yield figure, put your own numbers into our rental yield calculator.
Before you buy here
Whichever part of Budva you are looking at, three checks decide whether a purchase is safe: whether the title is clean, whether the building is legal or still waiting on legalisation, and what the purchase will actually cost once transfer tax and notary fees are added. Those checks are part of our service, and they cost the buyer nothing — our fee is paid by the seller.
Budva town is the heart of the wider Budva Riviera (Bečići, Sveti Stefan, Petrovac).
