The figures below are based on the asking prices of our live inventory (490 priced listings, June 2026), not third-party estimates. We refresh them as the portfolio changes, so this is a current snapshot of where Montenegro coastal prices actually sit.
How much does property cost per m² in Montenegro?
The median across all priced coastal listings is €2,254/m², but it varies sharply by town — premium marina locations command 3–4× the price of value markets a short drive away.
Montenegro property prices by town (median, June 2026)
| Town | Listings | Median price | Median €/m² | Price range |
|---|---|---|---|---|
| Tivat | 37 | €610,000 | €5,366 | €3k–€9.5M |
| Kotor | 4 | €745,000 | €3,819 | €215k–€850k |
| Budva | 74 | €300,000 | €3,537 | €60.5k–€2.2M |
| Bečići | 40 | €395,000 | €3,226 | €107k–€2.35M |
| Sveti Stefan | 6 | €1,300,000 | €3,000 | €125k–€10M |
| Herceg Novi | 5 | €190,000 | €2,964 | €83k–€787k |
| Pržno | 6 | €372,500 | €2,816 | €179k–€1.3M |
| Krašići | 10 | €540,000 | €2,650 | €300k–€8.3M |
| Dobra Voda | 43 | €270,000 | €2,500 | €70k–€4M |
| Petrovac | 8 | €308,280 | €2,459 | €86.5k–€1.26M |
| Bar | 70 | €230,000 | €1,733 | €63k–€1.6M |
| Šušanj | 13 | €123,000 | €1,671 | €90k–€800k |
| Ulcinj | 10 | €152,500 | €1,546 | €86k–€600k |
| Utjeha | 29 | €160,000 | €1,481 | €55k–€2M |
| Sutomore | 44 | €157,500 | €1,287 | €50k–€480k |
| Kruče | 6 | €186,500 | €895 | €100k–€390k |
Towns with at least 4 priced listings shown. We use the median (not the average) so a few ultra-luxury listings don’t distort the figures.
Where is the most expensive property in Montenegro?
Tivat leads at a median of €5,366/m², driven by Porto Montenegro and Luštica Bay, followed by Kotor (€3,819/m²) and Budva (€3,537/m²). Sveti Stefan holds the highest median price (€1.3M) thanks to its luxury enclave. Browse Tivat listings →
What is the cheapest place to buy property in Montenegro?
Among active coastal markets, Sutomore (€1,287/m²), Utjeha (€1,481/m²) and Bar (€1,733/m²) are the most affordable — typically 40–65% cheaper per m² than Budva or Tivat. Bar and Sutomore also benefit from the new Bar–Boljare highway. Browse Bar listings →
How do prices vary by property type?
| Property type | Listings | Median price | Median €/m² |
|---|---|---|---|
| Apartments | 151 | €174,000 | €2,700 |
| Houses | 115 | €195,000 | €1,335 |
| Villas | 76 | €582,500 | €2,325 |
| Property in complexes | 47 | €381,800 | €4,179 |
| Land plots | 33 | €346,560 | €862 |
| Townhouses | 13 | €215,000 | €1,771 |
Apartments are the entry point (median €174k); branded residences “in complexes” carry the highest €/m² (€4,179) for new-build, managed-rental quality.
What does it cost to buy, beyond the price?
Budget roughly 3–8% on top of the purchase price for transfer tax (3% up to €150k, 5% to €500k), notary, legal and registration fees — or VAT (already included) on new builds. Capital gains on resale are taxed at a flat 15%. Full breakdown: Complete cost of buying property in Montenegro →. Buying as a non-EU citizen? See our guide for US, UK & non-EU buyers →.
Methodology
Prices are calculated from 490 priced properties listed for sale on montenegroestates.com as of June 2026. We report the median (the middle value) rather than the average, so a few ultra-luxury listings don’t skew the numbers. €/m² is asking price ÷ floor area; listings without a usable size are included in price medians but excluded from €/m². Figures reflect asking prices and are refreshed as inventory changes.
