Authored by the expert who managed and guided the team behind the Montenegro Property Pack
Yes, the analysis of Budva's property market is included in our pack
The Budva Airbnb market in 2026 offers solid income potential for hosts who understand both the legal framework and the sharp seasonality of this Adriatic coastal town.
In this article, we break down the latest data on Budva short-term rental regulations, realistic revenue expectations, and the competitive landscape so you can decide if hosting here makes sense for you.
We update this article regularly to reflect new data and any regulatory changes affecting Airbnb hosts in Budva.
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 Budva.
Insights
- The gap between top hosts and average hosts in Budva is roughly 15 to 25 occupancy points, which translates to thousands of euros in annual revenue difference for the same property.
- Budva Airbnb listings earn about 70% of their annual revenue during June, July, and August alone, making winter cash flow management essential for new hosts.
- Parking availability is a surprisingly powerful booking driver in Budva, often mattering more than amenities like pools for many guest segments.
- The most crowded Airbnb price band in Budva is 70 to 110 euros per night, where studios and basic 1-bedroom apartments compete intensely for the same guests.
- Budva hosts are legally required to register guests within 12 hours of arrival and collect a residence tax of up to 1 euro per night per guest.
- One-bedroom apartments in Budva consistently outperform other bedroom counts in booking volume, driven by the dominance of couples and small groups visiting the Riviera.
- Properties close to both the beach and the Old Town in Budva can command 30 to 50% higher nightly rates than inland listings with similar amenities.
- The shoulder season months of April, May, September, and October now generate meaningful revenue for well-positioned Budva listings, thanks to events like the Arts Festivals Summit in May 2026.
Can I legally run an Airbnb in Budva in 2026?
Is short-term renting allowed in Budva in 2026?
As of the first half of 2026, short-term renting is broadly permitted in Budva and throughout Montenegro, though it is treated as a regulated tourism activity rather than an informal private arrangement.
The main legal framework governing Airbnb-style rentals in Budva is Montenegro's Law on Tourism and Hospitality, which explicitly recognizes rooms, apartments, and houses rented to tourists under "hospitality services in a household."
The single most important requirement for Budva hosts is registering guests with the local Tourist Organization within 12 hours of their arrival and collecting the residence tax (up to 1 euro per night).
Hosts operating beyond certain capacity thresholds (10 rooms or 20 beds per household) or offering extensive services may need to register as entrepreneurs or companies, so checking your specific setup with local authorities is wise.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Montenegro.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Montenegro.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Budva as of 2026?
As of the first half of 2026, Budva does not impose a fixed maximum number of nights per year that you can rent your property on Airbnb, unlike cities such as Amsterdam or Barcelona that have strict 90-day caps.
There are no minimum-stay rules set by the municipality either, so the length of stays is entirely market-driven and varies by season: hosts typically enforce 3 to 7 night minimums in peak summer (July and August) while accepting 1 to 2 night stays during winter.
The binding legal constraint for Budva hosts relates to capacity rather than nights: households providing hospitality services are limited to 10 rooms or 20 beds, and exceeding this threshold requires a more formal business structure.
Do I have to live there, or can I Airbnb a secondary home in Budva right now?
Budva does not require you to live in the property you rent out on Airbnb, so secondary homes and investment properties are fully eligible for short-term rental activity.
The national law allows natural persons (not just registered businesses) to provide hospitality services in flats and houses they own, without any primary residence requirement.
There are no additional permits needed specifically for non-primary residence rentals in Budva, though you must still comply with the standard guest registration and tourist tax obligations.
In practice, the main difference between renting your primary home versus a secondary property is operational: managing a property remotely typically requires a local co-host or property manager to handle check-ins and guest registration.
Don't buy the wrong property, in the wrong area of Budva
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Can I run multiple Airbnbs under one name in Budva right now?
There is no "one host, one property" rule in Budva, meaning you can legally operate multiple Airbnb listings under a single name or entity.
Montenegro's law does not set a maximum number of properties that one person can list for short-term rental, though each property must individually comply with the household capacity limits (10 rooms or 20 beds per unit).
Hosts with multiple listings face no special licensing requirements beyond what single-property hosts face, but operating at scale typically attracts more scrutiny from inspectors and makes formal business registration (as an entrepreneur or company) more practical for accounting and liability reasons.
Do I need a short-term rental license or a business registration to host in Budva as of 2026?
As of the first half of 2026, Budva requires hosts to operate within the tourism registration system but does not mandate a separate "short-term rental license" in the way some Western cities do.
Natural persons can provide household hospitality services under the national law, but you must register your guests with the Tourist Organization within 12 hours of arrival and handle the residence tax collection (up to 1 euro per night per guest).
There is no formal application process or approval timeline for small-scale hosts, but you should ensure your property can be properly categorized (meaning it meets basic safety and habitability standards) before advertising it.
The main ongoing cost is the tourist tax itself, which you collect from guests and remit to the Tourist Organization, rather than a separate license fee.
Are there neighborhood bans or restricted zones for Airbnb in Budva as of 2026?
As of the first half of 2026, Budva does not publish official "no Airbnb" zones or neighborhood bans that prohibit short-term rentals in specific areas.
However, certain areas present practical challenges that effectively limit hosting: the Old Town (Stari Grad) has narrow streets with no parking and heightened noise sensitivity, while some newer condo buildings in areas like Rozino have HOA rules restricting commercial activity or mandating quiet hours.
The most common "restriction" Budva hosts face is not legal but practical: properties in buildings with unresolved legalization paperwork may struggle to complete proper tourism registration, which can expose you to compliance risks.
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.
How much can an Airbnb earn in Budva in 2026?
What's the average and median nightly price on Airbnb in Budva in 2026?
As of the first half of 2026, the average nightly price (ADR) for Airbnb listings in Budva is approximately 110 euros (about 115 USD), while the median nightly price sits closer to 95 euros (about 100 USD) because studios and 1-bedroom apartments dominate the inventory.
The typical nightly price range covering roughly 80% of Budva listings spans from 65 euros to 180 euros (about 70 to 190 USD), with outliers on both ends: budget studios in inland areas can go as low as 40 euros, while premium villas with sea views and pools can exceed 400 euros per night.
The single biggest factor affecting nightly pricing in Budva is seasonality: the same apartment might fetch 60 euros in January but 180 euros in August, making dynamic pricing essential for maximizing revenue.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Budva.
How much do nightly prices vary by neighborhood in Budva in 2026?
As of the first half of 2026, nightly prices in Budva vary by as much as 150 euros between the most expensive and most affordable neighborhoods: Sveti Stefan area commands 120 to 220 euros (125 to 230 USD) per night, while inland Rozino typically ranges from 70 to 110 euros (75 to 115 USD).
The three neighborhoods with the highest average nightly prices in Budva are Sveti Stefan (120 to 220 euros), Rafailovici and Przno (100 to 180 euros, or 105 to 190 USD), and Stari Grad/Old Town (110 to 180 euros, or 115 to 190 USD).
The three neighborhoods with the lowest average nightly prices are Rozino and Dubovica (70 to 110 euros), Petrovac (80 to 140 euros, or 85 to 145 USD), and outer Budva Center (90 to 130 euros, or 95 to 135 USD), though all three still attract steady bookings because guests trade location premium for value and parking convenience.
What's the typical occupancy rate in Budva in 2026?
As of the first half of 2026, the typical annual occupancy rate for Airbnb listings in Budva is approximately 50%, which translates to roughly 150 to 190 booked nights per year for an active, well-priced property.
The realistic occupancy range covering most Budva listings spans from 35% to 65%, with the variation driven primarily by pricing strategy, listing quality, and responsiveness to booking inquiries.
Budva's occupancy rates are broadly in line with other seasonal Adriatic destinations but lower than year-round urban markets like Podgorica, reflecting the coastal town's extreme summer-peak demand pattern.
The single biggest factor for achieving above-average occupancy in Budva is capturing shoulder season bookings (April to May and September to October) through competitive pricing and targeting events like festivals and conferences.
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What's the average monthly revenue per listing in Budva in 2026?
As of the first half of 2026, the average monthly gross revenue per Airbnb listing in Budva is approximately 4,200 euros (about 4,400 USD), though this figure blends apartments, houses, and villas together.
The realistic monthly revenue range covering roughly 80% of listings in Budva spans from 1,500 euros to 6,500 euros (about 1,600 to 6,800 USD), with the wide spread reflecting property type and seasonal performance differences.
Top-performing Budva listings, particularly well-located 2-bedroom apartments and villas with pools, can achieve monthly revenues of 8,000 to 12,000 euros during peak summer, which means a single strong August can generate more than three winter months combined.
Finally, note that we give here all the information you need to buy and rent out a property in Budva.
What's the typical low-season vs high-season monthly revenue in Budva in 2026?
As of the first half of 2026, typical Budva Airbnb monthly revenue swings dramatically: low season (November through March) generates 700 to 1,500 euros (730 to 1,570 USD) per month, while high season (June through August) produces 6,500 to 12,000 euros (6,800 to 12,500 USD) per month for the same property.
Low season in Budva runs from November through March when tourism slows to a trickle, while high season peaks from June through August when beach visitors flood the Riviera, with April to May and September to October serving as increasingly valuable shoulder months.
What's a realistic Airbnb monthly expense range in Budva in 2026?
As of the first half of 2026, realistic monthly operating expenses for a Budva Airbnb range from 450 euros (470 USD) for a self-managed apartment to 3,000 euros (3,150 USD) for a fully managed villa with pool and garden maintenance.
The single largest expense category for most Budva hosts is cleaning, especially during high season when frequent turnovers can drive cleaning costs to 30% or more of gross revenue.
Budva hosts should expect to spend 25% to 40% of gross revenue on operating expenses when self-managing, or 40% to 55% when using a professional property manager who handles cleaning, guest communication, and maintenance.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Budva.
What's realistic monthly net profit and profit per available night for Airbnb in Budva in 2026?
As of the first half of 2026, realistic monthly net profit (before any mortgage payments) for a Budva Airbnb averages around 2,000 euros (2,100 USD), with profit per available night (PAN) of approximately 65 euros (68 USD) across the full year.
The realistic monthly net profit range covering most Budva listings spans from 500 euros to 4,500 euros (525 to 4,700 USD), with the wide spread reflecting property type, location, and whether you self-manage or pay for professional management.
Budva hosts typically achieve net profit margins of 40% to 55% of gross revenue when self-managing, dropping to 25% to 40% when using full-service property management.
The break-even occupancy rate for a typical Budva Airbnb listing is roughly 25% to 35% annually, meaning you need about 90 to 130 booked nights just to cover operating costs before generating actual profit.
In our property pack covering the real estate market in Budva, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Budva as of 2026?
How many active Airbnb listings are in Budva as of 2026?
As of the first half of 2026, Budva has approximately 1,800 active Airbnb listings, with the realistic range spanning 1,400 to 2,700 depending on how strictly you define "active" (some datasets include occasionally-rented properties while others count only frequently-booked listings).
The number of active listings in Budva has grown steadily over the past several years, with supply increasing roughly 8% to 12% annually as property owners recognize the income potential of short-term rentals on the Montenegrin Riviera.
Which neighborhoods are most saturated in Budva as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Budva are Budva Center (especially the Slovenska Plaza corridor), Rozino, and the Becici beachfront strip, where listing density is highest and price competition most intense.
These neighborhoods became saturated because they combine the largest residential building stock with easy beach access: Rozino has thousands of apartments built over the past two decades, while Slovenska Plaza and Becici are the epicenters of Budva's mass tourism infrastructure.
Relatively undersaturated neighborhoods offering better opportunities for new hosts include Przno and Rafailovici (higher-end but less listing density), Petrovac (quieter family market with room to grow), and hillside areas above the center (where sea views can command premium rates despite being walkable-but-not-beachfront).
What local events spike demand in Budva in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Budva include the summer Grad Teatar (City Theatre) festival, Sea Dance Festival, the Budva Carnival in early May, and the Arts Festivals Summit scheduled for May 16 to 19, 2026.
During these peak events, Budva hosts typically see booking rates increase by 20% to 40% and nightly prices rise by 25% to 50% compared to non-event periods in the same season.
To capture event-driven demand effectively, Budva hosts should adjust pricing and minimum stay requirements at least 4 to 8 weeks before major events, since average booking lead time in Budva is around 41 days and stretches to 52 days for peak August stays.
What occupancy differences exist between top and average hosts in Budva in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Budva achieve annual occupancy rates of 60% to 70%, which translates to roughly 220 to 255 booked nights per year.
Average hosts in Budva typically land at 45% to 50% occupancy (165 to 185 booked nights), meaning top performers capture an additional 50 to 70 nights annually, worth 5,000 to 10,000 euros in extra revenue.
New hosts in Budva typically need 12 to 18 months to reach top-performer occupancy levels, with the key factors being accumulated positive reviews, optimized listing photos, responsive guest communication, and refined pricing strategies for shoulder season.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Budva.
Which price points are most crowded, and where's the "white space" for new hosts in Budva right now?
The nightly price range with the highest concentration of Airbnb listings in Budva is 70 to 110 euros (75 to 115 USD), where studios and basic 1-bedroom apartments compete intensely for budget-conscious beach tourists.
The most crowded secondary price band is 110 to 150 euros (115 to 157 USD), occupied by better-located 1-bedroom and 2-bedroom apartments, while the "white space" opportunities exist in two directions: premium 1-bedrooms at 160 to 200 euros with hotel-quality finishes, and family-optimized 2-bedrooms at 130 to 170 euros with parking and quiet-sleep positioning.
To compete successfully in these underserved segments, new Budva hosts should focus on differentiators like dedicated parking, blackout curtains for families with children, professionally styled interiors that photograph well, and explicit "quiet neighborhood" messaging that appeals to couples and families escaping the party-beach crowd.
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What property works best for Airbnb demand in Budva right now?
What bedroom count gets the most bookings in Budva as of 2026?
As of the first half of 2026, 1-bedroom apartments get the most bookings in Budva, followed closely by studios, reflecting the dominance of couples and small groups in Budva's tourist mix.
The estimated booking rate breakdown by bedroom count in Budva is roughly: studios 25%, 1-bedrooms 35%, 2-bedrooms 25%, and 3-bedrooms or larger 15%, though the larger properties generate higher per-booking revenue despite lower volume.
1-bedroom apartments perform best in Budva because they hit the sweet spot between affordability and comfort for the core visitor demographic: couples and pairs of friends who want a proper bedroom (not a studio) but don't need family-sized space.
What property type performs best in Budva in 2026?
As of the first half of 2026, modern 1- to 2-bedroom apartments in well-managed buildings perform best for most Budva Airbnb hosts when balancing revenue potential against operational complexity and risk.
Occupancy rates across property types in Budva break down roughly as follows: apartments average 50% to 55% annual occupancy, houses average 45% to 50%, and villas average 40% to 50% but with much higher ADR that can offset the lower occupancy.
Apartments outperform in Budva because they match the dominant traveler profile (couples and small groups wanting beach convenience), require less maintenance than houses or villas, and benefit from building amenities like elevators, secure parking, and shared pools that individual hosts don't have to manage themselves.
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 Budva, 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 |
|---|---|---|
| Law on Tourism and Hospitality (Official Gazette of Montenegro) | It's the national law that defines what "renting to tourists" means and what's legally allowed in Montenegro. | We used it to ground what "private accommodation" means and what natural persons can legally rent out. We also used it to cite the legal capacity limits (rooms and beds) that apply to household hospitality. |
| MONSTAT Individual Accommodation Statistics | MONSTAT is Montenegro's official statistics office with rigorous data collection methodology. | We used it to anchor demand for private accommodation and Budva's weight among municipalities. We used it as the "reality check" behind short-term rental demand estimates. |
| MONSTAT Collective Accommodation Report (October 2025) | It's an official monthly tourism release with consistent methodology tracking arrivals and overnight stays. | We used it to triangulate overall tourism momentum into late 2025 going into 2026. We used it to sanity-check seasonality assumptions where coastal share is explicitly shown. |
| Tourist Organization of Budva (Residence Tax Guidance) | It's the local tourism authority that directly administers host obligations in Budva. | We used it to cite host obligations (register guests within 12 hours) and the per-night tax level. We also used it to explain common exemptions and the "over 30 days" rule mentioned there. |
| Montenegro National Tourism Board (Stay Registration) | It's the national tourism board publishing official traveler and registration requirements. | We used it to confirm that stays must be registered and that registration can run through local authorities or tourist organizations. We used it to reinforce compliance steps for hosts. |
| Central Bank of Montenegro Monthly Bulletin | It's the central bank's own statistical bulletin covering macro and credit conditions. | We used it to frame the financing and interest-rate environment that affects profitability if you borrow. We also used it as a macro anchor so the article isn't only platform data. |
| Cushman & Wakefield Montenegro Property Report | It's a major international real estate consultancy with a published methodology and consistent reporting. | We used it to triangulate pricing pressure and demand trends in coastal Montenegro. We used it to avoid relying solely on Airbnb data and reflect the broader housing market. |
| AirDNA Budva Market Overview | AirDNA is one of the most widely used STR data providers with transparent platform-data methodology. | We used it for occupancy, ADR, and revenue baselines adjusted to Budva seasonality. We cross-checked it against a second STR dataset to avoid relying on one vendor. |
| AirROI Budva Market Stats | It's an STR analytics provider presenting clearly labeled market metrics and time windows. | We used it as a second "platform-data" lens to triangulate ADR, occupancy, and active listing counts. We used the spread between AirDNA and AirROI as an uncertainty band for our final estimates. |
| PwC Tax Summaries (Montenegro Personal Income Tax) | PwC is a top-tier professional services firm maintaining reference tax summaries for each country. | We used it to frame the broader personal tax context and rate structure discussion. We used it as triangulation alongside local obligations like tourist tax and registration. |
| Global Property Guide (Montenegro Property Taxes) | It's a long-running international property research publisher with consistent country templates. | We used it to triangulate the order of magnitude for annual property tax ranges. We used it for expense modeling so net profit estimates aren't overstated. |
| Sotheby's Realty Montenegro (Property Tax Explainer) | It's a major branded brokerage whose guidance aligns with common municipal tax practice. | We used it as a second check on property tax ranges and how municipalities set them. We used it only for the range, not for any investment claims. |
| Tourist Organization of Budva (Main Site) | It's the official local tourism organization communications channel for Budva. | We used it to validate Budva's event-driven demand pattern, especially summer programming. We used it to ensure recommendations match what Budva actually markets and hosts. |
| European Festivals Association (Arts Festivals Summit 2026) | It's an established European cultural network publishing an event with fixed dates and location. | We used it as a concrete 2026 example of shoulder-season demand spikes. We used it to show how non-summer events can still lift occupancy and rates. |
| Global Property Guide (Montenegro Price History) | It's a respected property research publisher tracking price movements across countries. | We used it to understand recent property price trends and rental yield context for Budva. We used it to validate the investment backdrop for potential hosts. |
| LeadingRE Montenegro Market Outlook 2025-2026 | LeadingRE is a global real estate network providing market analysis from local affiliates. | We used it for price growth projections and market sentiment indicators. We used it to contextualize Budva within Montenegro's broader real estate trajectory. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Montenegro. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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