Authored by the expert who managed and guided the team behind the Montenegro Property Pack
Everything you need to know before buying real estate is included in our Montenegro Property Pack
Montenegro uses the euro as its currency, which makes buying property there straightforward for international buyers.
This blog post covers the current housing prices in Montenegro, and we constantly update it with the latest available data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Montenegro.
Insights
- The coastal areas of Montenegro command prices 2 to 4 times higher than the capital Podgorica, with prime marina locations like Porto Montenegro reaching up to €15,000 per square meter in 2026.
- Montenegro property prices have jumped between 12% and 18% compared to January 2025, driven mainly by foreign demand concentrated on coastal resort projects.
- New-build homes in Montenegro sell for roughly 12% more than existing properties, reflecting modern amenities, better insulation, and fewer documentation issues.
- The northern regions of Montenegro offer the most affordable housing, with prices in towns like Pljevlja ranging from €900 to €1,500 per square meter in 2026.
- Apartments make up about 70% of Montenegro's residential market, making them the most liquid and accessible property type for buyers.
- Buyers in Montenegro should budget an extra 6% to 11% on top of the purchase price to cover transfer taxes, notary fees, and basic repairs.
- Over the past 10 years, Montenegro housing prices have risen between 90% and 140% in nominal terms, largely due to luxury developments like Portonovi and Porto Montenegro.
- Listing prices in Montenegro typically close about 7% below the asking price, with the biggest discounts on older resale properties that have been on the market for a while.
What is the average housing price in Montenegro in 2026?
The median housing price is more telling than the average because it represents the middle point of all transactions, which means extreme luxury sales or very cheap properties do not skew the figure.
We are writing this as of January 2026, using the latest data collected from authoritative sources like MONSTAT and the Central Bank of Montenegro, which we manually verified.
The median housing price in Montenegro in 2026 is approximately €149,000 (around $176,000 or €149,000 since Montenegro uses the euro). The average housing price is higher at roughly €189,000 (around $223,000 or €189,000), pulled up by expensive coastal and luxury properties.
About 80% of residential properties in Montenegro in 2026 fall within a price range of €90,000 to €350,000 (around $106,000 to $413,000).
A realistic entry range for Montenegro property starts at €60,000 to €90,000 ($71,000 to $106,000), which can get you an existing one-bedroom apartment of 35 to 45 square meters in Podgorica's outer neighborhoods like Zabjelo.
Luxury properties in Montenegro in 2026 typically range from €800,000 to €3,700,000 ($944,000 to $4,366,000), and this budget can secure a waterfront residence of 100 to 380 square meters at Portonovi, a high-end resort development near Herceg Novi.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Montenegro.
Are Montenegro property listing prices close to the actual sale price in 2026?
In Montenegro, listing prices are typically about 7% higher than the final closed price, meaning buyers can expect some room for negotiation.
This gap exists because many sellers, especially those with resale properties, build in negotiation room when listing. The discount tends to be larger for homes that have been on the market for a long time or properties that need renovation or have unclear legal documentation.
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What is the price per sq m or per sq ft for properties in Montenegro in 2026?
As of January 2026, the median price per square meter in Montenegro is approximately €2,400 (around $2,830 or €223 per square foot). The average price per square meter is higher at roughly €2,700 (around $3,190 or €251 per square foot), reflecting the influence of premium coastal listings.
Smaller, turnkey apartments in prime coastal locations have the highest price per square meter because of location scarcity and the finished-product premium, while larger, older homes in inland areas have the lowest due to weaker demand and renovation needs.
The highest prices per square meter in Montenegro in 2026 are found in Tivat's Porto Montenegro zone (€6,000 to €15,000 per square meter) and Kotor's Dobrota waterfront (€3,500 to €6,000). The lowest prices are in northern towns like Nikšić (€1,200 to €1,900) and Pljevlja (€900 to €1,500).
How have property prices evolved in Montenegro?
Compared to January 2025, Montenegro property prices have increased by an estimated 12% to 18% in nominal terms. This jump is driven largely by concentrated foreign demand for coastal and resort properties, combined with limited new supply in prime locations.
Compared to January 2024 (two years ago), Montenegro housing prices have risen even more sharply, with official data showing new-build prices climbing from around €1,936 per square meter in late 2024 to €2,228 per square meter by Q3 2025. The coastal market continues to outpace Podgorica and the north, creating a two-speed housing market.
By the way, we've written a blog article detailing the latest updates on property price variations in Montenegro.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Montenegro.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Montenegro versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Montenegro in 2026?
Apartments dominate Montenegro's housing market at about 70% of listings and transactions, followed by houses at 20%, villas and luxury homes at 7%, and townhouses or duplexes at 3%, which reflects the country's urban and coastal apartment-focused development.
As of January 2026, the average price for a typical apartment in Montenegro is around €175,000 ($207,000). Condos in managed resort or marina areas average about €450,000 ($531,000). Non-prime houses typically cost around €220,000 ($260,000), while a family house in a good Podgorica neighborhood runs about €320,000 ($378,000). Coastal villas with good views but not ultra-prime locations average €900,000 ($1,060,000), and ultra-prime branded resort properties start at €1,500,000 ($1,770,000) and go much higher.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Montenegro?
- How much should you pay for a house in Montenegro?
- How much should you pay for lands in Montenegro?
How do property prices compare between existing and new homes in Montenegro in 2026?
New-build properties in Montenegro sell for approximately 12% more than comparable existing homes in 2026.
This premium exists because new builds offer modern layouts, better insulation, elevators, parking, and sometimes building management, while resale properties often require renovation and can have documentation issues that buyers factor into their offers.
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How do property prices vary by neighborhood in Montenegro in 2026?
In Tivat's Porto Montenegro zone, you find high-end managed apartments and marina residences with prices ranging from €700,000 to €2,500,000 ($826,000 to $2,950,000). This premium exists because of the world-class marina, international lifestyle infrastructure, and turnkey living standards that attract wealthy buyers from around the world.
Kotor's Dobrota neighborhood offers sea-view apartments and renovated stone houses, with prices typically between €260,000 and €650,000 ($307,000 to $767,000). The Boka Bay setting combined with proximity to Kotor's UNESCO-listed old town makes this area popular with expats seeking scenic waterfront living.
Podgorica's Zabjelo district is a value-oriented area with older apartment buildings, where prices range from €60,000 to €140,000 ($71,000 to $165,000). This neighborhood appeals to families and budget-conscious buyers who want to live in the capital without paying central-city prices.
You will find a much more detailed analysis by areas in our property pack about Montenegro. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range (€ / $) | Avg per sqm (€ / $) | Avg per sqft (€ / $) |
|---|---|---|---|---|
| Podgorica - City Kvart | Commute / Young pros | €140k-€260k / $165k-$307k | €2,200-€3,000 / $2,600-$3,540 | €204-€279 / $241-$329 |
| Podgorica - Gorica | Premium / Quiet | €180k-€350k / $212k-$413k | €2,600-€3,600 / $3,070-$4,250 | €241-€334 / $285-$395 |
| Podgorica - Zabjelo | Value / Family | €60k-€140k / $71k-$165k | €1,600-€2,300 / $1,890-$2,715 | €149-€214 / $176-$252 |
| Budva - Rozino | Popular / Rental | €160k-€320k / $189k-$378k | €2,800-€4,200 / $3,305-$4,955 | €260-€390 / $307-$460 |
| Budva - Babin Do | Premium / Views | €220k-€450k / $260k-$531k | €3,300-€5,000 / $3,895-$5,900 | €307-€465 / $362-$548 |
| Bečići | Beach / Resort | €220k-€500k / $260k-$590k | €3,200-€5,500 / $3,775-$6,490 | €297-€511 / $351-$603 |
| Kotor - Dobrota | Expat / Waterfront | €260k-€650k / $307k-$767k | €3,500-€6,000 / $4,130-$7,080 | €325-€558 / $384-$658 |
| Tivat - Donja Lastva | Expat / Marina-adjacent | €280k-€800k / $330k-$944k | €4,000-€8,000 / $4,720-$9,440 | €372-€743 / $439-$877 |
| Tivat - Porto Montenegro | Luxury | €700k-€2.5M / $826k-$2.95M | €6,000-€15,000 / $7,080-$17,700 | €558-€1,394 / $658-$1,645 |
| Herceg Novi - Igalo | Family / Coastal value | €120k-€280k / $142k-$330k | €2,000-€3,500 / $2,360-$4,130 | €186-€325 / $219-$384 |
| Bar - Dobra Voda | Sea-view value | €130k-€350k / $153k-$413k | €2,000-€3,800 / $2,360-$4,485 | €186-€353 / $219-$417 |
| Nikšić - City | Value / Local living | €70k-€170k / $83k-$201k | €1,200-€1,900 / $1,415-$2,240 | €112-€177 / $131-$208 |
How much more do you pay for properties in Montenegro when you include renovation work, taxes, and fees?
When buying a resale property in Montenegro in 2026, you should budget an additional 6% to 11% on top of the purchase price to cover transfer taxes, notary fees, and basic repairs.
For a property priced around $200,000 (approximately €169,000), the additional costs would typically range from €10,000 to €19,000 ($12,000 to $22,000). This means your total budget should be around €179,000 to €188,000 ($211,000 to $222,000) to cover everything.
For a property priced around $500,000 (approximately €424,000), expect additional costs between €25,000 and €47,000 ($30,000 to $55,000). Your total budget would then be approximately €449,000 to €471,000 ($530,000 to $555,000) all-in.
For a property priced around $1,000,000 (approximately €847,000), additional costs could reach €51,000 to €93,000 ($60,000 to $110,000). Plan for a total outlay of roughly €898,000 to €940,000 ($1,060,000 to $1,110,000) to complete your purchase.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Montenegro.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Montenegro
| Expense | Category | Estimated Cost Range (€ / $) |
|---|---|---|
| Real estate transfer tax | Tax | €2,700-€51,000 / $3,190-$60,200 (around 3% to 6% of purchase price using progressive brackets). Montenegro introduced a progressive transfer tax system in January 2024, so higher-value properties pay a higher percentage. |
| Notary and certifications | Fees | €350-€1,000+ / $415-$1,180+. Notary fees are regulated by tariff and scale with the property value and complexity of the transaction. Certification of signatures and documents is included in this cost. |
| Translator services | Fees | €50-€200 / $59-$236. If you do not speak Montenegrin, you will need a certified translator for contract review and the notarization process. Rates are typically around €50 per hour. |
| Light renovation | Renovation | €5,250-€28,000 / $6,200-$33,000 (€150-€400 per sqm for a 35-70 sqm apartment). This covers painting, new flooring, and a basic kitchen refresh without major structural work. |
| Full renovation | Renovation | €17,500-€70,000+ / $20,650-$82,600+ (€500-€1,000+ per sqm for a 35-70 sqm apartment). This includes new electrical and plumbing systems, bathroom overhauls, and significant structural improvements. |
| Furnishing and setup | Setup | €5,000-€40,000+ / $5,900-$47,200+. The cost depends heavily on the size of your property and whether you choose budget or premium furniture. A basic one-bedroom apartment can be furnished for €5,000, while a larger family home may cost €20,000 or more. |
We made this infographic to show you how property prices in Montenegro compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Montenegro in 2026 with different budgets?
With $100,000 (approximately €85,000), the coastal market is tight, but you can find an existing one-bedroom apartment of 40 to 45 square meters in Podgorica's Zabjelo district, an existing two-bedroom of 60 to 70 square meters in Nikšić, or a small existing studio of 28 to 35 square meters in the outskirts of Bar that likely needs renovation.
With $200,000 (approximately €169,000), you can purchase an existing two-bedroom apartment of 65 to 75 square meters in good condition in Podgorica's City Kvart area, an existing one to two-bedroom of 45 to 60 square meters in Budva's Rozino neighborhood that works well for rentals, or an existing one to two-bedroom of 50 to 65 square meters in Herceg Novi's Igalo area within walking distance to the sea.
With $300,000 (approximately €254,000), you can get an existing two-bedroom apartment of 70 to 85 square meters in Kotor's Dobrota area with a partial bay view, an existing two-bedroom of 65 to 80 square meters in a newer Bečići building, or a small house of 90 to 120 square meters in Bar's Dobra Voda with potential sea views depending on condition.
With $500,000 (approximately €424,000), you have access to a newer two to three-bedroom apartment of 85 to 110 square meters in Budva's Babin Do with strong view potential, an existing sea-view apartment of 90 to 110 square meters in a better position in Kotor's Dobrota, or a house of 140 to 200 square meters in Tivat's Donja Lastva area not on prime marina frontage.
With $1,000,000 (approximately €847,000), you can purchase a prime condo of 90 to 120 square meters in Tivat's Porto Montenegro area with high finishing standards, a coastal villa of 180 to 260 square meters in the Budva municipality with a pool and sea views, or a luxury apartment of 120 to 160 square meters in a premium pocket of the Kotor bay.
With $2,000,000 (approximately €1,695,000), you are firmly in the top segment of Montenegro's market, and you can acquire a luxury waterfront residence of 150 to 220 square meters at Portonovi (fitting within their published €850,000 to €3,700,000 range), a trophy penthouse of 140 to 220 square meters in Tivat's Porto Montenegro zone with premium views, or a high-end villa of 300 to 500 square meters on the Kotor bay or Luštica side with resort-grade finishes.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Montenegro.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Montenegro, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| MONSTAT - New-Build Prices Q3 2025 | Montenegro's official statistical office publishes primary, methodology-based price data for residential property. | We used this as the backbone for price per square meter levels and regional differences. We also anchored our January 2026 estimates to this latest official release. |
| MONSTAT - New-Build Prices Q4 2024 | Official government statistics showing historical pricing trends for comparison purposes. | We used this to calculate year-over-year price changes. We compared Q4 2024 figures with Q3 2025 data to establish growth rates. |
| Central Bank of Montenegro - Real Estate Analysis | The country's central bank uses market monitoring methods including hedonic approaches to analyze price dynamics. | We used this to explain why prices move and to justify negotiation and discount assumptions. We also used it for market mechanics context. |
| CBCG - Financial Stability Report | Official repository for the central bank's monitoring reports on housing, credit, and financial risk. | We used this to cross-check market framing and understand credit conditions. We used it for narrative support on market structure. |
| MONSTAT - CPI Framework | The official source for inflation measurement in Montenegro, essential for real price calculations. | We used this as the reference for inflation-adjusted comparisons. We kept the math simple and clearly labeled estimated versus observed data. |
| European Central Bank - Exchange Rates | The official euro-area reference source for EUR to USD conversion rates. | We used this to translate euro figures into dollars for international readers. We kept the conversion assumption explicit at approximately €1 to $1.18. |
| Portonovi Real Estate | Primary source for asking prices at one of Montenegro's best-known luxury resort developments. | We used this to ground the luxury price range in a verifiable example. We treated it as top-of-market context rather than a national average. |
| Law Office Vujacic - Tax Law Amendments | Legal practice explainer summarizing enacted tax rules and effective dates in plain language. | We used this to estimate buyer-side purchase taxes for resale transactions. We then built a budget uplift table based on this information. |
| NT Realty - Notary Fees FAQ | Real estate agency providing practical information on typical transaction costs in Montenegro. | We used this to estimate notary and certification fees. We cross-referenced with other sources to ensure accuracy. |
| MNG Estate - Purchase Expenses | Property agency with detailed breakdown of buying costs for foreign purchasers. | We used this to verify translator costs and other miscellaneous fees. We incorporated their estimates into our total cost calculations. |
| Local contractor market rates | Direct quotes from renovation professionals working in Montenegro's residential market. | We used these to estimate renovation costs per square meter. We created ranges for both light and full renovation scenarios. |
| Porto Montenegro listings | Publicly available pricing from a major marina development in Tivat. | We used this to establish ultra-prime price ranges. We cross-referenced with other luxury developments for consistency. |
| Luštica Bay public pricing | Another major resort development with published price information. | We used this to validate coastal luxury pricing trends. We compared with Portonovi to ensure our ranges were accurate. |
| Real estate portal listings - Podgorica | Active market listings showing current asking prices in the capital city. | We analyzed listings to establish neighborhood price ranges. We focused on the most common transaction sizes and types. |
| Real estate portal listings - Budva | Active market listings from Montenegro's most popular coastal tourist destination. | We used these to verify coastal apartment pricing. We compared asking prices with MONSTAT data to estimate negotiation margins. |
| Real estate portal listings - Kotor | Active market listings from the UNESCO-protected bay area popular with expats. | We used these to establish Dobrota and other neighborhood ranges. We noted the premium for waterfront and view properties. |
| Real estate portal listings - Tivat | Active market listings showing the range from local housing to marina-adjacent luxury. | We used these to distinguish between Donja Lastva and Porto Montenegro pricing. We verified the significant gap between segments. |
| Real estate portal listings - Herceg Novi | Active market listings from the northern coastal town near the Croatian border. | We used these to establish Igalo pricing as a more affordable coastal option. We noted family-friendly neighborhood characteristics. |
| Real estate portal listings - Bar | Active market listings from the southern port city offering sea views at lower prices. | We used these to identify value opportunities in the Dobra Voda area. We compared with northern coast pricing. |
| Real estate portal listings - Nikšić | Active market listings from Montenegro's second-largest city in the interior. | We used these to establish baseline inland pricing. We noted the significant discount compared to coastal areas. |
| Real estate portal listings - Northern Montenegro | Active market listings from towns like Pljevlja showing the lowest price ranges. | We used these to identify the floor of Montenegro's housing market. We noted limited liquidity in these areas. |
| Historical MONSTAT releases (2015-2024) | Official statistical series showing price evolution over the past decade. | We used these to calculate 10-year price appreciation. We adjusted for inflation to show both nominal and real returns. |
| Market participant interviews | Conversations with real estate agents and lawyers active in Montenegro's market. | We used these to validate negotiation margins and typical transaction patterns. We incorporated their insights into our list-versus-sale price estimates. |
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