Montenegro Estates / Villa collection
Villas for sale in Montenegro. Room to live.
A place to gather. Space to slow down. Find a villa that fits the way you want to live on the Adriatic.
01 / A different pace
A home with more room for life.
Some villas open directly to the sea. Others trade the shoreline for a quieter hillside, a garden, or a view across the bay. The right choice starts with how you plan to spend your days here.
The setting
Coast, bay or hillside: choose the surroundings you want to return to every day.
The space
Think beyond bedrooms to terraces, outdoor living and room for guests.
The everyday
Consider access, privacy and upkeep as carefully as the view.
02 / The collection
Find your place.
Explore different coastlines, styles and ways of living. Select a villa to see its full details.
More about villas in Montenegro
Villas for sale in Montenegro: coast, bay and hillside
Our villa section covers detached homes with their own plot: waterfront villas in the Bay of Kotor, modern villas above Tivat, and hillside homes with pools around Budva and Bar. Many buyers now look slightly away from the shoreline, for a larger plot, a quieter street and a view that is less likely to be built over.
Every villa is different on paper, so we check the title extract, permits and real purchase costs of every villa we send you, before you make an offer.
See also: luxury property for sale in Montenegro — every listing at €500,000 and above, with median price per m² by location.
03 / Before you decide
Check the villa, not just the view.
A villa comes with land, outdoor structures and its own access, and each of them has paperwork. We run these checks on every villa we send you, before you make an offer, at no cost to you. An optional notary or lawyer check is available and paid separately.
- 01The plot, not just the houseThe title extract (list nepokretnosti) shows the plot, its area and every registered building on it. Compare it with what you see: the pool, the guest annex, the extra floor or the covered terrace. Anything built but not registered becomes your problem after the sale.
- 02Permits and legalisationMany coastal villas were built or extended without permits, and the cadastre marks such buildings. Owners of unregistered illegal buildings must start cadastre registration by 14 August 2027. Legalisation itself can still be requested after that date. We tell you which stage the villa is at and what finishing it would cost.
- 03Land categoryPart of the coast is zoned as agricultural or forest land. Foreign individuals can own it only up to 5,000 m², and only when a residential building is part of the purchase. Larger plots are usually bought through a Montenegrin company.
- 04AccessIs the road to the gate a public road, or does it cross a neighbour's land? If it crosses, the right of way should be registered in the cadastre. Drive it yourself, ideally after rain.
- 05Water, sewage and powerAsk whether the villa is connected to the public water and sewage network or relies on a well, a tank or a septic system. A pool and heat pumps need enough electrical capacity, so ask for the connection's rated power.
- 06EncumbrancesThe title extract also shows mortgages, liens and co-owners' rights. A villa sold by heirs needs every co-owner's signature.
Resale or new build?
A resale villa pays property transfer tax in brackets: 3% up to €150,000, 5% on the part between €150,000 and €500,000, and 6% above that. On a €700,000 villa the buyer pays €34,000, not €42,000.
A new villa bought from a developer carries 21% VAT instead, which is included in the asking price. Buying off-plan, check the developer's building documents and the land title before the first payment.
Read nextBuying property in MontenegroThe real cost of buyingResale vs new buildBuying off-planThe legalisation law
04 / Questions
Villa questions, answered.
Can foreigners buy a villa in Montenegro?
Yes. Foreign individuals can own houses and the land under them in their own name. The exception is agricultural or forest land, which a foreign individual can own only up to 5,000 m² and only together with a residential building.
How much tax do I pay when buying a resale villa?
Property transfer tax, charged in brackets: 3% up to €150,000, 5% on the part between €150,000 and €500,000, and 6% above that. On a €700,000 villa that comes to €34,000. New villas from a developer carry 21% VAT instead, included in the price.
What if part of the villa was built without a permit?
It can usually still be legalised, but the owner must start cadastre registration by 14 August 2027. The cost depends on the size and location. We check this before you make an offer.
Do I need a lawyer to buy a villa?
Not for the standard check: we check the title, legality and real cost ourselves, at no charge. A notary or lawyer check is optional and paid separately.
Do you charge the buyer a commission?
No. Buying a villa through Montenegro Estates costs you 0% commission.
Your next chapter
Tell us what home feels like.
Tell us the area, the budget and how you'll use the villa. We'll send a shortlist of villas whose papers we've already checked.