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
Looking to understand the current housing prices in Budva? You're in the right place.
We constantly update this blog post with the latest data from authoritative sources, so you always get fresh numbers.
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
- In Budva in 2026, the median home price sits around €176,000, which is roughly 2.5 times the average annual salary in Montenegro, making homeownership a stretch for most locals.
- Properties in Budva's Old Town area command up to €7,000 per square meter, nearly triple the price of inland neighborhoods like Lazi or Dubovica.
- New construction in Budva carries a 15% premium over older homes, largely because buyers want modern layouts and zero renovation headaches.
- Budva housing prices rose about 12% nominally from January 2025 to January 2026, but after adjusting for inflation, the real increase was closer to 7%.
- Around 75% of Budva's property listings are apartments, reflecting the coastal town's focus on tourism-friendly rentals rather than single-family homes.
- Buyers in Budva typically negotiate listing prices down by about 7%, so what you see advertised is rarely what you end up paying.
- A luxury villa near Sveti Stefan can cost anywhere from €600,000 to €2.5 million, placing Budva's high end on par with established Mediterranean resort towns.
- Over the past decade, Budva property prices have climbed roughly 110% in nominal terms, driven by foreign investment and limited coastal land supply.
What is the average housing price in Budva in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed by a handful of ultra-expensive villas or bargain-basement deals.
We are writing this as of the first half of 2026, using the latest data we collected from authoritative sources like MONSTAT and the Central Bank of Montenegro, all of which we manually verified.
The median housing price in Budva in 2026 is approximately €176,000 (about $193,600 or €176,000). The average housing price in Budva in 2026 is around €221,000 (about $243,100 or €221,000).
About 80% of residential properties in Budva in 2026 fall within the €120,000 to €350,000 range (roughly $132,000 to $385,000).
A realistic entry-level budget in Budva in 2026 would be €90,000 to €120,000 ($99,000 to $132,000), which could get you an older studio or small one-bedroom apartment of about 30 to 35 square meters in neighborhoods like Dubovica or Lazi.
For a typical luxury property in Budva in 2026, expect to pay between €600,000 and €2,500,000 ($660,000 to $2,750,000), which would buy you a sea-view penthouse of 120 to 180 square meters near Old Town or a modern villa with a pool in the Sveti Stefan area.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Budva.
Are Budva property listing prices close to the actual sale price in 2026?
In Budva in 2026, properties typically sell for about 7% less than their listed asking price.
This gap exists mainly because sellers targeting foreign buyers often pad their prices with negotiation room, and final prices shift based on payment terms, whether furniture is included, and how quickly the buyer can close. The difference tends to be larger for older apartments needing work and smaller for turnkey waterfront units with high rental demand.
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What is the price per sq m or per sq ft for properties in Budva in 2026?
As of early 2026, the median housing price in Budva is approximately €3,200 per square meter ($3,520/m² or €297 per square foot / $327/ft²). The average price per square meter in Budva in 2026 is around €3,400 ($3,740/m² or €316 per square foot / $348/ft²).
In Budva in 2026, small turnkey one-bedroom apartments near the beach have the highest price per square meter because they're easy to rent and resell, while larger older units uphill or inland have the lowest because they often need renovation and attract less rental demand.
The highest prices per square meter in Budva in 2026 are found in Old Town (Stari Grad) and prime seafront pockets, ranging from €4,500 to €7,000 per square meter. The lowest prices are in Lazi and Dubovica, where you'll find ranges of €2,200 to €2,900 per square meter.
How have property prices evolved in Budva?
Compared to January 2025, Budva housing prices in January 2026 are up about 12% in nominal terms, or roughly 7% after adjusting for inflation. This growth comes from continued strong foreign demand for coastal properties and expanding credit availability for housing loans.
Looking back to January 2024, Budva property prices have climbed around 25% over two years. The combination of limited coastal land, growing tourism, and steady inflows of foreign investment has kept upward pressure on prices throughout this period.
By the way, we've written a blog article detailing the latest updates on property price variations in Budva.
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 Budva.
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 Budva in 2026?
In Budva in 2026, apartments make up about 75% of listings, followed by houses at 10%, condos in managed developments at 8%, villas at 4%, townhouses at 2%, and off-plan new builds at 1%, reflecting the coastal town's focus on compact, rental-friendly units for the tourism market.
Here are the average prices by property type in Budva as of the first half of 2026: apartments average around €210,000 ($231,000), condos in managed buildings about €260,000 ($286,000), houses roughly €320,000 ($352,000), villas approximately €1,200,000 ($1,320,000), townhouses and duplexes around €380,000 ($418,000), and off-plan new builds about €240,000 ($264,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Budva?
- How much should you pay for an apartment in Budva?
- How much should you pay for a villa in Budva?
How do property prices compare between existing and new homes in Budva in 2026?
In Budva in 2026, new-build properties carry a premium of about 15% over comparable older homes.
This premium exists because new constructions come with modern layouts, elevators, parking, and better energy efficiency, saving buyers the time, cost, and uncertainty of renovations.
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How do property prices vary by neighborhood in Budva in 2026?
Becici is one of the most popular neighborhoods among expats in Budva because it offers direct beach access and plenty of newer apartment buildings. Prices in Becici in 2026 typically range from €200,000 to €450,000 ($220,000 to $495,000), driven by strong rental demand and a good balance between lifestyle and investment potential.
Rafailovici sits along the waterfront and attracts buyers looking for a premium seaside feel with managed residences and high rental liquidity. In Rafailovici in 2026, expect to pay between €220,000 and €600,000 ($242,000 to $660,000), with the higher prices reflecting proximity to the beach and newer construction.
The Sveti Stefan area represents Budva's luxury tier, offering quiet surroundings and prestige positioning near Montenegro's most famous landmark. Prices here in 2026 range from €500,000 to €2,500,000 ($550,000 to $2,750,000), commanding a premium because of the exclusivity and stunning coastal views.
You will find a much more detailed analysis by areas in our property pack about Budva. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (€ / $) | Per sqm (€ / $) | Per sqft (€ / $) |
|---|---|---|---|---|
| Old Town (Stari Grad) | Prestige / walkable | €350k-€900k / $385k-$990k | €4,500-€7,000 / $4,950-$7,700 | €418-€650 / $460-$715 |
| Budva Center | Commute / walkable | €180k-€400k / $198k-$440k | €3,200-€4,300 / $3,520-$4,730 | €297-€399 / $327-$439 |
| Slovenska | Popular / rental | €170k-€380k / $187k-$418k | €3,200-€4,600 / $3,520-$5,060 | €297-€427 / $327-$470 |
| Rozino | Practical / local life | €140k-€300k / $154k-$330k | €2,700-€3,600 / $2,970-$3,960 | €251-€334 / $276-$367 |
| Dubovica | Entry / value | €90k-€220k / $99k-$242k | €2,300-€3,200 / $2,530-$3,520 | €214-€297 / $236-$327 |
| Lazi | Value / uphill | €110k-€260k / $121k-$286k | €2,200-€2,900 / $2,420-$3,190 | €204-€269 / $225-$296 |
| Podkosljun | Family / mid-range | €130k-€280k / $143k-$308k | €2,600-€3,400 / $2,860-$3,740 | €242-€316 / $266-$348 |
| Becici | Expat / beach | €200k-€450k / $220k-$495k | €3,200-€5,000 / $3,520-$5,500 | €297-€465 / $327-$512 |
| Rafailovici | Expat / premium beach | €220k-€600k / $242k-$660k | €3,500-€5,500 / $3,850-$6,050 | €325-€511 / $358-$562 |
| Przno | Quiet / upscale | €250k-€700k / $275k-$770k | €3,800-€6,000 / $4,180-$6,600 | €353-€558 / $388-$614 |
| Sveti Stefan area | Luxury / prestige | €500k-€2.5M / $550k-$2.75M | €5,000-€8,500 / $5,500-$9,350 | €465-€790 / $512-$870 |
| Jaz / Buljarica side | Space / car-needed | €140k-€320k / $154k-$352k | €2,400-€3,400 / $2,640-$3,740 | €223-€316 / $245-$348 |
How much more do you pay for properties in Budva when you include renovation work, taxes, and fees?
In Budva in 2026, expect to pay an additional 8% to 18% on top of the purchase price for an existing home, or 4% to 10% extra for a new build where VAT is typically included in the developer's price.
If you buy a property for around $200,000 (about €182,000) in Budva, you should budget an extra $16,000 to $36,000 (€14,500 to €33,000) for transfer taxes, notary fees, legal support, and possibly agency commissions. That brings your total cost to roughly $216,000 to $236,000 (€196,500 to €215,000).
For a property purchased at $500,000 (about €455,000), additional costs would typically range from $40,000 to $90,000 (€36,000 to €82,000), bringing your all-in cost to approximately $540,000 to $590,000 (€491,000 to €537,000).
At the $1,000,000 level (about €909,000), expect additional expenses of $80,000 to $180,000 (€73,000 to €164,000), putting your total investment between $1,080,000 and $1,180,000 (€982,000 to €1,073,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Budva
| Expense | Category | Estimated Cost Range (€ / $) |
|---|---|---|
| Transfer tax (resale) | Tax | Around 3% of the purchase price for the first bracket, with higher progressive rates possible for more expensive properties. The exact amount depends on the property value and is set by Montenegro's transfer tax law. |
| VAT on new builds | Tax | Typically 21% but usually already included in the developer's listed price. Always confirm in your purchase contract whether VAT is included or separate. |
| Notary and registration | Fees | €600-€2,000 / $660-$2,200. These cover the official notarization of the sale contract and registration of the property in your name at the land registry. |
| Legal support | Fees | €800-€3,000 / $880-$3,300. Hiring a lawyer is strongly recommended to review contracts, check for encumbrances, and guide you through the purchase process. |
| Agency commission | Fees | Typically 2%-4% of the purchase price. Sometimes this is paid by the seller, but clarify upfront who is responsible as practices vary by deal. |
| Basic renovation (cosmetic) | Renovation | €150-€350 per sqm / $165-$385 per sqm. This covers painting, flooring updates, and minor fixture replacements for properties in generally good condition. |
| Full renovation (older stock) | Renovation | €400-€800 per sqm / $440-$880 per sqm. This includes plumbing, electrical upgrades, bathroom and kitchen remodels, and structural improvements for properties needing significant work. |
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 Budva in 2026 with different budgets?
With $100,000 (about €91,000) in Budva in January 2026, your options are limited: you might find an existing studio of 28 to 32 square meters in Dubovica needing cosmetic work, a small older one-bedroom of 30 to 35 square meters in Lazi uphill, or you may need to look at properties farther from the coast or accept units requiring significant renovation.
With $200,000 (about €182,000), you can buy a one-bedroom apartment of 50 to 55 square meters in Rozino in decent condition, or a studio to small one-bedroom of 40 to 45 square meters in Budva Center with good rental positioning, or a one-bedroom of 45 to 50 square meters in Podkosljun suitable for year-round living.
With $300,000 (about €273,000), your choices expand to a newer one to two-bedroom apartment of 60 to 70 square meters in Becici (not front-line but newer building), a renovated two-bedroom of 75 square meters in Rozino that's family-friendly, or a premium one-bedroom of 55 to 60 square meters in the Slovenska area that's turnkey and rental-ready.
With $500,000 (about €455,000), you can purchase a two-bedroom of 85 to 95 square meters in Becici with newer construction and parking, a one to two-bedroom of 70 to 90 square meters in Rafailovici near the waterfront, or a large renovated apartment of around 100 square meters in Budva Center for a walkable lifestyle.
With $1,000,000 (about €909,000), you enter Budva's premium market: a sea-view penthouse of 120 to 160 square meters near Old Town (newer or renovated), a small villa or townhouse in Przno in the quiet upscale zone, or a high-spec apartment of 140 to 180 square meters in Rafailovici with prime positioning.
With $2,000,000 (about €1,818,000), you're shopping Budva's true luxury segment: a modern villa of 220 to 350 square meters with a pool in the Sveti Stefan area, a trophy penthouse in Old Town or prime seafront with a large terrace, or a newer designer villa in Przno within walking distance of the sea.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Budva.
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 |
|---|---|---|
| MONSTAT - Prices of Dwellings | Montenegro's official statistics agency publishing transaction-based prices from concluded contracts. | We used this as the official anchor for coastal-region price levels from real transactions. We then scaled from coastal average to Budva-specific figures using city-level listing data. |
| MONSTAT - Consumer Price Index | The official inflation measure used for Montenegro's economy. | We used this to calculate inflation-adjusted price changes. We applied the year-on-year CPI change to convert nominal growth into real terms. |
| Central Bank of Montenegro | The country's central bank with authoritative data on credit and investment flows. | We used this to explain the macroeconomic forces behind price growth, including housing loans and foreign investment. We also validated our growth assumptions with their analysis. |
| Government of Montenegro - Transfer Tax Law | An official government legal text that defines property transfer taxes. | We used this to describe purchase taxes accurately and avoid guesswork. We then added typical market costs like agency fees and notary expenses as ranges. |
| KPMG Montenegro Tax Guide | A major international audit and tax firm summarizing how property taxes work in practice. | We used this to translate legal and tax concepts into buyer-friendly language. We also cross-checked our all-in cost estimates against their framework. |
| European Central Bank - Exchange Rates | The official publisher of euro reference exchange rates. | We used this for our currency conversion methodology between euros and US dollars. We applied a conservative near-term proxy rate and stated it clearly. |
| Cushman & Wakefield Montenegro Report | A recognized international real estate consultancy network that references MONSTAT data. | We used this to cross-check coastal versus national pricing trends. We also validated why Budva prices sit above the coastal average due to demand concentration. |
| Estitor - Budva Listings | A large property portal with thousands of active listings and market analytics. | We used this for Budva-specific and neighborhood-level price ranges based on actual advertised properties. We adjusted asking prices by a typical negotiation gap to estimate closed prices. |
| MONSTAT Main Portal | Montenegro's central statistical office with comprehensive economic data. | We referenced this for general methodology validation and to access multiple datasets. We cross-referenced housing data with broader economic indicators. |
| Central Bank of Montenegro Main Site | The monetary authority of Montenegro with financial sector oversight. | We used their publications to understand credit market conditions. We incorporated their analysis of housing loan growth into our price trend explanations. |
| Government of Montenegro Portal | The official government website with legal documents and policy information. | We accessed official legal texts for tax and fee information. We ensured our guidance aligns with current regulations. |
| Estitor - Rafailovici Listings | Neighborhood-specific listing data from a major property portal. | We used this to validate price ranges for the Rafailovici area specifically. We compared asking prices across different apartment types and sizes. |
| Estitor - Budva Apartments | Filtered apartment listings providing segment-specific market data. | We analyzed the apartment segment breakdown and pricing. We calculated average prices by unit type and condition. |
| Numbeo | A crowd-sourced global database of cost of living and property prices. | We used this as a secondary reference to sanity-check our price per square meter estimates. We compared Budva figures against other coastal Mediterranean markets. |
| Global Property Guide | An international real estate research website tracking property markets worldwide. | We referenced this for Montenegro market context and regional comparisons. We validated rental yield assumptions for investment-focused buyers. |
| International Monetary Fund | A global financial institution providing economic outlooks and data. | We used their Montenegro economic assessments for macroeconomic context. We incorporated GDP growth and inflation projections into our analysis. |
| World Bank | An international financial institution with country-level economic data. | We referenced their Montenegro development indicators for economic background. We used their data to contextualize housing affordability relative to incomes. |
| OECD | An international organization providing comparative economic analysis. | We used their housing market methodology guidance for our approach. We referenced their standards for calculating real versus nominal price changes. |
| Eurostat | The statistical office of the European Union with harmonized data. | We used their house price index methodology as a reference framework. We compared Montenegro trends against EU candidate country benchmarks. |
| Transparency International | A global organization tracking governance and corruption indicators. | We referenced their Montenegro assessments for buyer due diligence context. We noted factors that might affect property transaction transparency. |
| Savills | A global real estate services firm with market research capabilities. | We used their Mediterranean market reports for regional context. We compared Budva positioning against other coastal resort markets. |
| Knight Frank | An international real estate consultancy with wealth and property research. | We referenced their luxury market analysis for high-end segment validation. We used their methodology for defining luxury price thresholds. |
| JLL (Jones Lang LaSalle) | A global commercial real estate and investment management firm. | We used their regional market commentary for broader context. We incorporated their insights on foreign investment trends in Southeast Europe. |
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