Land for Sale in Budva — 789 m²

Land for Sale in Budva, Komoševina — 789 m² Plot with Approved Urban Conditions

Land for sale in Budva — urban parcel UP 72 in Komoševina, with Urban-Technical Conditions issued by the Municipality of Budva in September 2025. The parcel measures 789 m² and carries an approved BRGP of 473 m² over P+2, with a maximum building footprint of 197 m² — leaving 592 m², or 75% of the plot, open for gardens, terracing and a pool, which the plan expressly permits. Zoning is medium-density residential with tourism use allowed. The hillside position looks over the Adriatic, Budva Old Town, Mogren Fortress and Sveti Nikola island, five minutes’ walk from the centre. A complete architectural project for the site is available to the buyer. Enquire today.

Land for Sale in Budva — Approved Urban Parameters

The following parameters are taken directly from the Urban-Technical Conditions :

What These Numbers Allow

• 473 m² of above-ground building across three levels — an average of roughly 158 m² per floor within a 197 m² footprint cap
• 592 m² of open ground (75% of the parcel) for landscaping, terracing and outdoor space
• A swimming pool and sports courts are expressly permitted on urban parcels under this plan
• Flat roofs may be planted and used as terraces, or pitched between 18° and 35°
• One building per urban parcel — this is a single-villa site, not a multi-unit development

Basement Levels and the BRGP Rule

The plan provides that basement and cellar floors intended for garages and auxiliary rooms are not counted toward BRGP. On a sloping site this is significant: parking and service space can be cut into the hillside without consuming the 473 m² allowance.

The distinction matters. Space below ground used for habitable rooms does count toward BRGP. Any buyer evaluating a design for this plot should ask for an area schedule separating BRGP-counted floor area from excluded garage and auxiliary space, and confirm the total stays within 473 m².

The Site and the View

The plot occupies a hillside position above Budva with an open outlook across the bay. From the site you look over:

• Budva Old Town — the walled medieval core and its citadel
• Sveti Nikola island — Budva’s largest island, directly offshore
• Mogren Fortress — the 19th-century Austro-Hungarian fort on the headland
• Budva Marina and the harbour
• The open Adriatic and the mountain ridge behind the coast

The elevation is what produces this. Plots at street level in Budva look at buildings; the value of a hillside parcel here is the uninterrupted line of sight over the Old Town to the sea, and it is not something that can be created by design on a lower site.

Architectural Project

A complete architectural project developed for this plot is available to the buyer, comprising renders, floor plans and supporting documentation. The design is a contemporary villa arranged over multiple levels stepping down the slope, with a planted roof and a long infinity pool orientated toward the Old Town view.

For a buyer intending to build, an existing design prepared specifically against this parcel’s parameters is a meaningful head start — the site constraints, access, levels and orientation have already been resolved. Whether to build it as drawn or commission a fresh design remains the buyer’s choice; the land and its approved parameters carry the value either way.

Full project documentation, including the architect’s area schedule, is available on request for buyers proceeding to due diligence.

Legal Position — What Is Done and What Remains

In place

• Urban-Technical Conditions issued — 19 September 2025, Municipality of Budva
• Urban parcel UP 72 defined in the LSL “Komoševina I” planning document, with parameters fixed
• No registered encumbrances on the cadastral parcels — no mortgages, liens or restrictions recorded
• No buildings registered on the land — a clean site

Remaining steps

We set these out plainly because they carry time and cost, and any serious buyer will identify them in due diligence.

• Elaborat parcelacije (parcellation study). The UTU requires this to be prepared by a licensed geodetic organisation and certified by the Real Estate Administration, PJ Budva, in order to establish the exact cadastral composition of urban parcel UP 72. Until it is completed, UP 72 exists as a planning designation rather than a formed cadastral unit.
• Idejno rješenje (conceptual design) must demonstrate compliance with the conditions of Article 41 of the Law on Construction of Structures.
• Building permit. The UTU is a prerequisite for the permit application, not the permit itself.
• Property-legal relations. The UTU records the registered right-holder of the cadastral parcels and notes that property-legal relations with that owner are to be regulated. Buyers should confirm the chain of title and the seller’s authority to transact before committing.

What the UTU genuinely saves is the planning stage — the parameters are set, the use is established, and the plot’s development envelope is no longer a question. That is the part of the process most exposed to delay and refusal in Budva. The steps above are procedural rather than discretionary, but they are not instantaneous.

Location — Komoševina, Budva

Komoševina sits on the slope above Budva, close enough to reach the centre on foot while sitting above the summer density of the coastal strip.

Distances

• Budva town centre — ~5 min walk
• Budva Old Town — ~1 km / ~12 min walk
• Budva Marina — ~1 km / ~12 min walk
• Slovenska Plaža — ~1 km / ~13 min walk
• Mogren Beach — ~1.5 km / ~18 min walk
• Sveti Nikola island — offshore, seasonal taxi boat from the marina
• Bečići — ~4 km / ~9 min drive
• Sveti Stefan — ~10 km / ~15 min drive
• Tivat International Airport — ~20 km / ~20–30 min drive (Airports of Montenegro)
• Podgorica Airport — ~65 km / ~70 min drive
• Kotor Old Town (UNESCO) — ~22 km / ~30 min drive

Why Approved Land in Budva Is Scarce

Budva’s buildable land is constrained by topography and by planning. Plots inside the town boundary with issued urban conditions, an open sea outlook and walking access to the centre are a small and shrinking category. The Budva riviera is the most developed stretch of the Montenegrin coast, and the supply of new in-town parcels is largely fixed.

Buying Land in Montenegro — Costs and Process

Transfer tax on property in Montenegro is progressive:

The rates apply progressively — each band is charged only on the portion of the price falling within it, not on the whole amount. Transfer tax is payable within 15 days of signing the contract. Purchases of new-build property from a VAT-registered developer are subject to 21% VAT instead of transfer tax.

Land ownership by foreign individuals is subject to restrictions that must be confirmed for the specific parcel — this is a point to settle early rather than late, and one where a buyer may be advised to acquire through a Montenegrin company. Official guidance is published by the Government of Montenegro.

See our Montenegro Property Buying Guide for the purchase process, and our guide to Residency in Montenegro. We recommend independent Montenegrin legal counsel specialising in planning and construction law before committing to a land purchase, and can make an introduction.

FAQ — Land for Sale in Budva, Komoševina

Enquire about this land for sale in Budva. Urban-Technical Conditions, cadastral documentation, architectural project and renders are available to qualified buyers on request.