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As of June 2026, housing prices in Budva are high by Montenegrin standards, but the market still has several price levels.
In this article, we look at current housing prices in Budva, from small apartments to luxury sea-view properties.
We constantly update this blog post so buyers can follow the Budva property market with fresh and practical 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 Budva.
Insights
- The average housing price in Budva in 2026 is about €3,400 per m², but the most useful buyer range is closer to €2,200 to €5,200 per m².
- A normal median property in Budva in 2026 costs about €240,000, which is roughly $278,000 at the June 2026 exchange rate.
- Budva listing prices are usually not final prices, and closed sale prices are often about 5% to 9% below asking prices.
- Small sea-view apartments near the beach can cost more per m² than larger homes because rental demand is stronger for compact, walkable units.
- Entry-level Budva buyers can still find small studios below €150,000, but the choice is thin and compromises are common.
- New-build apartments in Budva usually cost about 15% to 25% more than similar older resale apartments.
- Luxury Budva property prices are shaped by view, parking, legal clarity and distance to the sea, not only by the size of the home.
- For buyers with a $300,000 budget, Budva still offers good mid-market options, especially in Velji Vinogradi, Bečići and Gospoština edge areas.
- Taxes, legal checks, notary costs and renovation can add 10% to 18% to the total cost of a normal Budva apartment purchase.
What is the average housing price in Budva in 2026?
The median housing price in Budva is more useful than the average housing price because Budva has many luxury villas and penthouses that pull the average upward.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In 2026, the median housing price in Budva is about €240,000, which is about $278,000 and still €240,000 in local currency because Budva uses the euro. The average housing price in Budva in 2026 is about €390,000, which is about $451,000 and again €390,000 in local currency.
For about 80% of normal residential properties in Budva in 2026, the realistic price range is about €120,000 to €850,000, or about $139,000 to $984,000.
A realistic entry range in Budva in 2026 is about €95,000 to €150,000, or about $110,000 to $174,000, and this usually means a small studio or one-bedroom apartment in Rozino, Babilonija, Lazi or Podmaine.
A realistic luxury range in Budva in 2026 is about €750,000 to €2,500,000, or about $868,000 to $2.9 million, and this usually means a sea-view apartment, penthouse or villa in Dukley, Zavala, Gospoština, Bečići, Rafailovići or near Sveti Stefan.
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, actual sale prices are usually about 5% to 9% below listing prices, with a practical midpoint of about 7%.
This gap exists because many Budva listings are priced with foreign buyers in mind, so sellers often leave room for negotiation. The gap is smallest for clean-title sea-view apartments below about €300,000, and largest for expensive villas, large homes or properties with weaker paperwork.
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What is the price per sq m or per sq ft for properties in Budva in 2026?
As of 2026, the median housing price in Budva is about €3,100 per m², or about $3,588 per m², which equals about €288 per ft², or about $333 per ft². The average housing price in Budva is about €3,400 per m², or about $3,935 per m², which equals about €316 per ft², or about $365 per ft².
The highest price per m² in Budva in 2026 is usually paid for small modern sea-view apartments near the beach, while the lowest price per m² is usually found in larger older homes uphill from the sea.
The highest price per m² in Budva is usually found in Old Town, Gospoština, Dukley, Zavala, Bečići seafront and Rafailovići, where typical prices range from about €4,000 to €9,000 per m². The lowest price per m² is usually found in Lazi, Podmaine, Dubovica and parts of Maine, where typical prices range from about €1,700 to €3,000 per m².
How have property prices evolved in Budva?
Compared with one year ago, Budva property prices are up by about 10% to 14% in nominal euros, with a midpoint near 12%. The main reasons are strong foreign-buyer demand, high summer-rental demand and expensive new construction near the coast.
Compared with two years ago, Budva property prices are roughly 20% to 28% higher in nominal euros. The increase came from higher construction costs, more international buyers and a limited supply of legal, well-located homes near the sea.
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 Budva.
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How do prices vary by housing type in Budva in 2026?
Budva’s residential market in 2026 is mostly apartment-led, with apartments making up about 68% of available homes, new-build apartments 12%, houses 8%, villas 6%, penthouses and luxury residences 4%, and small studios 2%.
In Budva in 2026, a studio usually costs about €95,000 to €140,000, or about $110,000 to $162,000, while a one-bedroom apartment usually costs about €130,000 to €220,000, or about $150,000 to $255,000. A two-bedroom apartment usually costs about €220,000 to €380,000, or about $255,000 to $440,000, while a villa or luxury residence usually starts around €750,000, or about $868,000, and can rise above €2.5 million, or about $2.9 million.
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 or recently completed homes usually cost about 15% to 25% more than similar older resale homes, with a practical midpoint of about 20%.
This premium exists because new Budva apartments usually offer better layouts, elevators, parking, modern finishes and fewer immediate repair costs.
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How do property prices vary by neighborhood in Budva in 2026?
Bečići is one of the most popular Budva areas for foreign buyers because it has beach access, newer buildings and easier parking than central Budva. In 2026, normal Bečići apartments often cost about €180,000 to €650,000, or about $208,000 to $752,000.
Gospoština is more expensive because buyers pay for Old Town access, sea views and strong rental appeal. In 2026, Gospoština apartments often cost about €300,000 to €900,000, or about $347,000 to $1.04 million.
Rozino is more practical for year-round living, with shops, services and better entry prices than the beach zones. In 2026, Rozino apartments often cost about €120,000 to €300,000, or about $139,000 to $347,000.
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:
| Area in Budva | Market feel | Typical total price | Typical price per m² | Typical price per ft² |
|---|---|---|---|---|
| Old Town / Stari Grad | Historic and premium | €350,000 to €1.2M $405,000 to $1.39M |
€5,000 to €8,000 $5,787 to $9,258 |
€465 to €743 $538 to $860 |
| Gospoština | Sea-view and premium | €300,000 to €900,000 $347,000 to $1.04M |
€4,000 to €6,500 $4,629 to $7,522 |
€372 to €604 $430 to $699 |
| Dukley / Zavala | Luxury resort | €600,000 to €2.5M $694,000 to $2.89M |
€5,500 to €9,000 $6,365 to $10,416 |
€511 to €836 $591 to $968 |
| Bečići | Beach and expat | €180,000 to €650,000 $208,000 to $752,000 |
€3,000 to €5,500 $3,472 to $6,365 |
€279 to €511 $323 to $591 |
| Rafailovići | Beach and rental | €220,000 to €800,000 $255,000 to $926,000 |
€3,500 to €6,500 $4,050 to $7,522 |
€325 to €604 $376 to $699 |
| Velji Vinogradi | Central and practical | €150,000 to €380,000 $174,000 to $440,000 |
€2,700 to €4,000 $3,125 to $4,629 |
€251 to €372 $290 to $430 |
| Rozino | Family and year-round | €120,000 to €300,000 $139,000 to $347,000 |
€2,300 to €3,400 $2,662 to $3,935 |
€214 to €316 $247 to $365 |
| Babilonija | Central value | €125,000 to €320,000 $145,000 to $370,000 |
€2,400 to €3,600 $2,778 to $4,166 |
€223 to €335 $257 to $388 |
| Dubovica | Value and local | €105,000 to €260,000 $122,000 to $301,000 |
€2,000 to €3,000 $2,315 to $3,472 |
€186 to €279 $215 to $323 |
| Podmaine | Quiet and uphill | €95,000 to €250,000 $110,000 to $289,000 |
€1,800 to €2,800 $2,083 to $3,240 |
€167 to €260 $193 to $301 |
| Lazi | Entry and uphill | €90,000 to €240,000 $104,000 to $278,000 |
€1,700 to €2,700 $1,967 to $3,125 |
€158 to €251 $183 to $290 |
| Pržno / Sveti Stefan area | Lifestyle and high-end | €250,000 to €1.5M $289,000 to $1.74M |
€3,500 to €7,500 $4,050 to $8,680 |
€325 to €697 $376 to $807 |
How much more do you pay for properties in Budva when you include renovation work, taxes, and fees?
In Budva in 2026, a buyer should usually expect total costs to be about 5% to 9% above the purchase price before renovation, and about 10% to 18% above the purchase price with light renovation.
For a Budva property bought around $200,000, or about €173,000, a normal buyer may add about €15,000 to €30,000 for tax, notary, legal checks and light works. The final all-in budget would often land near €188,000 to €203,000, or about $218,000 to $235,000.
For a Budva property bought around $500,000, or about €432,000, a normal buyer may add about €35,000 to €70,000 for purchase costs and light improvements. The final all-in budget would often land near €467,000 to €502,000, or about $540,000 to $581,000.
For a Budva property bought around $1,000,000, or about €864,000, a normal buyer may add about €90,000 to €180,000, especially if the home is large or needs higher-end work. The final all-in budget would often land near €954,000 to €1.04 million, or about $1.10 million to $1.21 million.
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 Budva
| Cost item | Type | Estimated cost in Budva |
|---|---|---|
| Transfer tax on resale | Tax | For resale homes, Montenegro applies 3% up to €150,000, then higher progressive bands. For a normal Budva resale purchase, this is often one of the largest extra costs. The dollar amount depends on the final sale price. |
| VAT on new build | Tax | For new-build homes, VAT is usually included in the developer’s headline price. Montenegro’s headline VAT rate is 21%, so buyers should always ask whether the advertised Budva new-build price is VAT-inclusive. |
| Notary | Fee | Expect about €300 to €1,200, or about $350 to $1,400. The cost depends on the contract value and the amount of paperwork. |
| Lawyer or legal check | Fee | Expect about €800 to €2,500, or about $900 to $2,900. This is important in Budva because title, permits and building status should be checked carefully. |
| Cadastre and registration | Fee | Expect about €50 to €300, or about $60 to $350. This covers official registration steps after the purchase. |
| Translator or interpreter | Fee | Expect about €50 to €300, or about $60 to $350. Foreign buyers often need this for contracts, notary appointments or certified translations. |
| Bank transfer and payment costs | Fee | Expect about €100 to €800, or about $120 to $930. International transfers can cost more if currency conversion or extra compliance checks are involved. |
| Light cosmetic renovation | Renovation | Expect about €150 to €350 per m², or about $174 to $405 per m². This usually covers paint, small repairs, basic furniture changes and minor bathroom or kitchen refreshes. |
| Full apartment renovation | Renovation | Expect about €500 to €900 per m², or about $579 to $1,042 per m². This is more realistic for older Budva apartments that need new floors, bathrooms, wiring or kitchens. |
| High-end renovation | Renovation | Expect about €1,000 to €1,800 per m², or about $1,157 to $2,083 per m². This level is common for luxury sea-view homes, villas and high-spec rental units. |
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, or about €86,000, there is only a thin Budva market, but possible examples include a 25 to 30 m² existing studio in Lazi, a 24 to 28 m² existing studio in Podmaine or a very small 22 to 27 m² apartment in Dubovica that may need work.
With $200,000, or about €173,000, realistic Budva options include a 42 to 50 m² existing one-bedroom apartment in Rozino, a 38 to 45 m² existing one-bedroom apartment in Babilonija or a compact 35 to 42 m² studio or one-bedroom apartment in Bečići.
With $300,000, or about €259,000, realistic Budva options include a 65 to 75 m² existing two-bedroom apartment in Velji Vinogradi, a 50 to 60 m² newer one-bedroom apartment in Bečići or a 45 to 55 m² sea-view apartment on the edge of Gospoština.
With $500,000, or about €432,000, realistic Budva options include an 80 to 95 m² newer two-bedroom apartment in Bečići, a 70 to 85 m² sea-view apartment in Gospoština or a 100 to 120 m² family apartment in Rozino or Babilonija.
With $1,000,000, or about €864,000, realistic Budva options include a 120 to 160 m² luxury sea-view apartment in Gospoština, a 100 to 140 m² premium apartment or penthouse in Bečići seafront or a 180 to 240 m² small villa near Budva.
With $2,000,000, or about €1.73 million, there is a real Budva luxury market, with options such as a 180 to 250 m² penthouse in Dukley or Zavala, a 250 to 400 m² sea-view villa near Reževići or Blizikuće, or a large premium apartment near Old Town or Gospoština.
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 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 and link | Why we trust it | How we used it |
|---|---|---|
| MONSTAT, Prices of dwellings in new residential buildings, Q4 2025 | MONSTAT is Montenegro’s official statistical office, so it is the strongest official source for contract-based new-dwelling prices. | We used it as the official anchor for new-build transaction prices in Montenegro and the coastal region. We treated it as a floor for Budva because Budva is usually more expensive than the coastal average. |
| MONSTAT, Prices of dwellings in new residential buildings, 2024 | This official annual dataset gives a clean comparison point before the 2025 and 2026 price increase. | We used it to compare coastal new-build prices with the latest official data. We also used it to estimate one-year and two-year price changes. |
| MONSTAT methodology for new residential building prices | The methodology explains what MONSTAT includes and excludes, which helps avoid misreading the official data. | We used it to understand that the dataset covers new dwellings sold under contracts. We then cross-checked with listing sources because MONSTAT does not publish Budva-only resale prices. |
| prodaja-nekretnina.com, Budva real estate price analysis | This source gives a current Budva-specific listing sample, with average and median price-per-square-meter signals. | We used it for June 2026 Budva price-per-square-meter checks. We reduced its weight because the Budva sample is useful but not a full market census. |
| Numbeo, property prices in Budva | Numbeo is not official, but it separates city-centre and outside-centre prices and shows transparent contributor-based data. | We used it as a private-sector cross-check for city-centre and outside-centre price levels. We did not use it alone because small-city contributor data can be noisy. |
| Montenegro Estates, Budva Real Estate Guide 2026 | This is a local brokerage source with visible Budva market observations and active listing knowledge. | We used it to sanity-check entry prices, mid-market apartments and luxury price ranges. We treated it as market evidence, not as an official statistic. |
| Global Property Guide, Montenegro residential market analysis | Global Property Guide is a long-running international property-market data provider. | We used it for national and coastal context. We cross-checked its Montenegro price ranges against MONSTAT and local Budva listing data. |
| Central Bank of Montenegro, Financial Stability Report 2024 | The central bank is the key official source for credit conditions, financial stability and real-estate risk. | We used it to explain why Budva and coastal property prices may be stretched. We used its risk context, not as a price list. |
| Central Bank of Montenegro, Inflation Report H1 2025 | This is an official central-bank source for inflation trends in Montenegro. | We used it to adjust price growth for inflation. We applied it conservatively because this article is written as of June 2026. |
| World Bank, Montenegro macro poverty outlook | The World Bank provides independent macroeconomic context for Montenegro. | We used it to cross-check inflation, growth and income-pressure context. We used it to explain why local nominal income growth partly supported housing demand. |
| European Central Bank, EUR/USD reference rate | The ECB is the official source for euro reference exchange rates. | We used the 9 June 2026 exchange rate of €1 = $1.1573. We converted all euro figures into dollars with this single rate for consistency. |
| KPMG, amendments to Montenegrin tax laws | KPMG is a major tax advisory firm and summarizes Montenegrin tax-law changes for buyers and investors. | We used it to confirm the progressive real-estate transfer-tax system. We cross-checked it before estimating buyer costs in Budva. |
| RSM, Montenegro tax regulation changes | RSM is a recognized accounting and tax advisory network. | We used it as a second professional source for transfer-tax bands. We used it to make our buyer-cost examples more reliable. |
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