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
Budva is Montenegro's most popular coastal city for property buyers, where prices can vary significantly depending on whether you buy new or resale, and in which neighborhood you choose.
We constantly update this blog post to reflect the latest prices and market conditions in Budva as of early 2026.
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
- New-build apartments in Budva cost around 10% to 20% more than comparable resale properties in the same neighborhood, largely because of modern amenities like elevators and parking.
- The official coastal region average in Montenegro is about 2,460 euros per square meter, but Budva consistently trades 15% to 30% above that average due to its tourism appeal.
- A typical 50 square meter apartment in Budva comes with yearly HOA fees ranging from 480 euros for basic buildings to 1,800 euros for buildings with pools and concierge services.
- Foreign buyers in Budva pay the same progressive transfer tax as locals, starting at 3% for properties up to 150,000 euros and rising to 6% on amounts above 500,000 euros.
- Prime neighborhoods like Stari Grad (Old Town) and Slovenska Obala can reach 4,000 to 6,000 euros per square meter, while budget areas like Dubovica often stay below 3,000 euros.
- Electricity in Montenegro costs around 0.09 to 0.10 euros per kilowatt-hour, making summer cooling bills range from 40 to 120 euros monthly depending on AC usage in Budva apartments.
- Annual property tax in Budva typically falls between 0.3% and 0.8% of the assessed value, which tends to be lower than the actual market price you paid.
- Most foreign buyers in Budva purchase with cash since Montenegrin banks typically require 30% to 50% down payments and extensive documentation for non-residents.
- Budva apartment prices rose by roughly 20% year-over-year in late 2025, making it one of the fastest-appreciating coastal markets in the Balkans.
How much do apartments really cost in Budva in 2026?
What's the average and median apartment price in Budva in 2026?
As of January 2026, the median apartment price in Budva is approximately 160,000 to 190,000 euros (around 173,000 to 205,000 USD) for a typical 55 to 65 square meter resale unit, though this varies significantly by neighborhood and building condition.
When it comes to price per square meter, Budva apartments in 2026 typically sell for 2,700 to 3,700 euros per square meter (roughly 2,900 to 4,000 USD per square meter, or 270 to 370 USD per square foot), with resale properties averaging around 2,900 euros and new-builds closer to 3,300 euros per square meter.
The typical price range that covers most standard apartments in Budva in 2026 falls between 100,000 and 300,000 euros (108,000 to 324,000 USD), which includes the vast majority of studios through two-bedroom units in mid-market neighborhoods.
How much is a studio apartment in Budva in 2026?
As of January 2026, a typical studio apartment in Budva costs between 85,000 and 110,000 euros (around 92,000 to 119,000 USD), with new-build studios commanding prices at the higher end of this range.
Entry-level to mid-range studio apartments in Budva start around 80,000 euros (86,000 USD) in neighborhoods like Dubovica or Lazi, while high-end or luxury studios near the Old Town or seafront can reach 130,000 to 150,000 euros (140,000 to 162,000 USD).
Studios in Budva typically measure between 25 and 35 square meters, with 30 square meters being the most common size for this apartment type in the local market.
How much is a one-bedroom apartment in Budva in 2026?
As of January 2026, a typical one-bedroom apartment in Budva costs between 130,000 and 165,000 euros (around 140,000 to 178,000 USD), depending on location, building age, and whether it's a resale or new-build property.
Entry-level to mid-range one-bedroom apartments in Budva neighborhoods like Rozino or Podkosljun typically range from 120,000 to 155,000 euros (130,000 to 167,000 USD), while high-end or luxury one-bedroom units near the coast or in prestige complexes can reach 180,000 to 220,000 euros (195,000 to 238,000 USD).
One-bedroom apartments in Budva are typically sized between 40 and 55 square meters, with 45 square meters being the most common configuration in the local market.
How much is a two-bedroom apartment in Budva in 2026?
As of January 2026, a typical two-bedroom apartment in Budva costs between 185,000 and 235,000 euros (around 200,000 to 254,000 USD), representing the most popular purchase choice for families and investors seeking rental income.
Entry-level to mid-range two-bedroom apartments in Budva typically fall between 175,000 and 225,000 euros (189,000 to 243,000 USD), while high-end or luxury two-bedroom units with sea views or in premium developments can range from 260,000 to 350,000 euros (281,000 to 378,000 USD).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Budva.
How much is a three-bedroom apartment in Budva in 2026?
As of January 2026, a typical three-bedroom apartment in Budva costs between 260,000 and 320,000 euros (around 281,000 to 346,000 USD), though these larger units represent a smaller share of the overall market inventory.
Entry-level to mid-range three-bedroom apartments in Budva typically range from 245,000 to 310,000 euros (265,000 to 335,000 USD), while high-end or luxury three-bedroom apartments in prime locations or new developments can reach 380,000 to 500,000 euros (410,000 to 540,000 USD) or more.
Three-bedroom apartments in Budva are typically sized between 80 and 110 square meters, with 90 square meters being a common configuration for this apartment type in the local market.
What's the price gap between new and resale apartments in Budva in 2026?
As of January 2026, new-build apartments in Budva typically cost 10% to 20% more than comparable resale properties in the same neighborhood, reflecting the premium buyers pay for modern construction and amenities.
The estimated average price per square meter for new-build apartments in Budva in 2026 is approximately 3,000 to 3,700 euros (3,240 to 4,000 USD, or roughly 300 to 370 USD per square foot), with a median around 3,300 euros per square meter.
For resale apartments in Budva, the average price per square meter in 2026 is approximately 2,700 to 3,200 euros (2,920 to 3,460 USD, or roughly 270 to 320 USD per square foot), with a median around 2,900 euros per square meter.
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Can I afford to buy in Budva in 2026?
What's the typical total budget (all-in) to buy an apartment in Budva in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Budva ranges from 110,000 to 220,000 euros (around 119,000 to 238,000 USD) including the purchase price and all closing costs, though this depends heavily on whether you're buying resale or new-build.
Beyond the purchase price, the all-in budget in Budva typically includes transfer tax (3% to 6% for resale) or VAT (21% for new-build, usually included in the price), notary fees, cadastre registration fees, legal due diligence, translation services, and potentially agency commissions.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Budva property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Budva.
What down payment is typical to buy in Budva in 2026?
As of January 2026, most foreign buyers in Budva purchase apartments with cash, meaning the "down payment" is effectively 100% of the price, though those using financing typically need 30% to 50% down (roughly 45,000 to 100,000 euros or 49,000 to 108,000 USD for a mid-range apartment).
The minimum down payment percentage that most Montenegrin banks require from foreign buyers is typically 30% of the property value, with stricter documentation requirements and residency considerations often pushing this higher.
To secure favorable mortgage terms in Budva, a recommended down payment would be 40% to 50% of the purchase price, which demonstrates stronger financial commitment and often results in better interest rates and approval odds.
You can also read our latest update about mortgage and interest rates in Montenegro.
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.
Which neighborhoods are cheapest or priciest in Budva in 2026?
How much does the price per m² for apartments vary by neighborhood in Budva in 2026?
As of January 2026, the price per square meter for apartments in Budva ranges from approximately 2,400 euros (2,590 USD) in budget-friendly inland areas to 6,000 euros (6,480 USD) or more in prime waterfront and Old Town locations.
In the most affordable neighborhoods of Budva such as Dubovica and Lazi, apartment prices typically range from 2,400 to 3,000 euros per square meter (2,590 to 3,240 USD, or 240 to 300 USD per square foot), offering the best value for budget-conscious buyers.
In the most expensive neighborhoods of Budva such as Stari Grad (Old Town), Slovenska Obala, and Gosposhtina, apartment prices typically range from 3,800 to 6,000 euros per square meter (4,100 to 6,480 USD, or 380 to 600 USD per square foot), with trophy properties occasionally exceeding these levels.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Budva.
What neighborhoods are best for first-time buyers on a budget in Budva in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Budva are Dubovica, Lazi, and Rozino, which offer lower prices per square meter while still providing reasonable access to the city center and beaches.
In these budget-friendly Budva neighborhoods, typical apartment prices range from 80,000 to 150,000 euros (86,000 to 162,000 USD) for studios and one-bedroom units, which is 15% to 25% below the city-wide average.
These neighborhoods offer first-time buyers in Budva practical amenities like local shops, restaurants, reliable public transport connections, and proximity to everyday services without the premium pricing of waterfront areas.
One potential drawback of buying in these budget-friendly Budva neighborhoods is the distance from the beach, as properties in Dubovica or Lazi typically require a 10 to 20 minute walk to reach the main coastal areas.
Which neighborhoods have the fastest-rising apartment prices in Budva in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Budva are the Old Town (Stari Grad), the Becici-Rafailovici corridor, and Gosposhtina, where scarcity and strong tourism demand continue to push values upward.
The estimated year-over-year price increase for these fast-appreciating Budva neighborhoods is approximately 15% to 25%, compared to the city-wide average increase of around 10% to 15% over the same period.
The main driver behind the rapid price growth in these Budva neighborhoods is the combination of extremely limited supply (especially in the Old Town), sustained tourist rental demand, and new luxury development projects setting higher price anchors in emerging areas like Becici.
You can also read our latest update about property price forecasts in Budva.
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What extra costs will I pay on top of the apartment price in Budva in 2026?
What are all the buyer closing costs when you buy an apartment in Budva?
The estimated total buyer closing cost for a typical 200,000 euro apartment purchase in Budva is approximately 9,000 to 14,000 euros (9,700 to 15,100 USD), representing roughly 4.5% to 7% of the purchase price for a resale property.
The main categories of closing costs buyers must pay in Budva include the real estate transfer tax (for resale) or VAT (for new-build), notary fees, cadastre registration fees, legal and due diligence fees, and certified translation costs.
The largest closing cost expense for most buyers in Budva is the real estate transfer tax on resale properties, which uses a progressive scale starting at 3% for properties up to 150,000 euros and rising to 5% and 6% for higher value brackets.
Some closing costs in Budva are negotiable or can vary between transactions, particularly legal fees (which range from 1,200 to 3,000 euros depending on complexity) and agency commissions (which are sometimes paid by sellers or split between parties).
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Budva?
The estimated typical percentage of the purchase price that buyers should budget for closing costs in Budva is approximately 5% to 6% for resale apartments and 2% to 4% for new-build apartments (since VAT is typically included in the developer's price).
The realistic low-to-high percentage range that covers most standard transactions in Budva is 4% at the low end for straightforward, lower-value resale purchases, up to 8% at the high end for complex transactions or properties in the higher transfer tax brackets.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Budva in 2026?
What are typical HOA fees in Budva right now?
HOA fees (locally called maintenance or building fees) are common in Budva apartment buildings, with typical monthly costs ranging from 40 to 150 euros (43 to 162 USD) for a 50 square meter apartment depending on building amenities.
For basic buildings in Budva without pools or concierge services, HOA fees typically run 0.80 to 1.50 euros per square meter per month, while luxury buildings with pools, security, and elevators can charge 1.50 to 3.00 euros per square meter per month.
What utilities should I budget monthly in Budva right now?
The estimated total monthly utility cost for a typical 50 square meter apartment in Budva is approximately 80 to 190 euros (86 to 205 USD), though this varies significantly based on season and air conditioning usage.
The realistic range of monthly utility costs in Budva is 60 to 100 euros (65 to 108 USD) for a small studio during cooler months, up to 150 to 250 euros (162 to 270 USD) for larger apartments with heavy summer AC use.
Typical monthly utilities in Budva include electricity (the largest variable cost), water and waste services, internet, and occasionally gas for cooking, with electricity being highly seasonal due to air conditioning demand.
Electricity tends to be the most expensive utility for apartment owners in Budva, with summer bills often reaching 80 to 120 euros (86 to 130 USD) monthly due to air conditioning, compared to 30 to 50 euros (32 to 54 USD) in milder months.
How much is property tax on apartments in Budva?
The estimated typical annual property tax for a 200,000 euro apartment in Budva is approximately 600 to 1,600 euros (650 to 1,730 USD), depending on the municipality's applied rate and the property's assessed value.
Property tax in Montenegro is calculated as a percentage of the property's assessed or cadastral market value, with rates set by each municipality within a national range of 0.25% to 1.00% of value.
The realistic range of annual property tax in Budva is 0.3% to 0.8% of the assessed value, as Budva is a premium coastal municipality that typically applies rates in the middle to upper portion of the allowed range.
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 the yearly building maintenance cost in Budva?
The estimated typical yearly building maintenance cost for a 50 square meter apartment owner in Budva is approximately 500 to 1,800 euros (540 to 1,945 USD), depending on whether the building has basic or premium amenities.
The realistic range of yearly maintenance costs in Budva spans from 480 to 900 euros (520 to 970 USD) for older, basic buildings without elevators, up to 900 to 1,800 euros (970 to 1,945 USD) for modern complexes with pools, security, and common area upkeep.
Yearly building maintenance costs in Budva typically cover common area cleaning, elevator maintenance (if applicable), building insurance, reserve fund contributions, landscaping, pool maintenance, and minor repairs to shared infrastructure.
In Budva, building maintenance costs are typically the same as HOA fees, as the monthly HOA payment covers all shared maintenance expenses for the building and common areas.
How much does home insurance cost in Budva?
The estimated typical annual home insurance cost for an apartment in Budva is approximately 100 to 250 euros (108 to 270 USD), covering basic contents and structural perils for a standard residential unit.
The realistic range of annual home insurance costs in Budva spans from 80 to 180 euros (86 to 195 USD) for contents-only coverage, up to 300 to 600 euros (324 to 650 USD) for comprehensive policies covering higher-value properties with broader peril protection.
Home insurance is not legally mandatory for apartment owners in Budva, but most buyers choose to purchase at least basic coverage, and some mortgage lenders may require insurance as a condition of financing.
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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 (Statistical Office of Montenegro) | Montenegro's official government statistics agency publishing nationally comparable price data. | We use MONSTAT as our primary baseline for new-build prices per square meter in the coastal region. We then apply Budva-specific adjustments based on the city's premium positioning. |
| KPMG Montenegro Tax Guide | Major global audit firm providing structured summaries of Montenegro's tax framework. | We reference KPMG for the VAT versus transfer tax distinction between new-builds and resales. We cross-check their guidance with updated legal sources for current rates. |
| CEELM (Central and Eastern European Legal Matters) | Recognized legal network reporting on legislative amendments across the region. | We use CEELM to confirm that transfer tax moved to a progressive scale from January 2024. We then apply that scale when calculating typical Budva closing costs. |
| Government of Montenegro Real Estate Administration | Official government body responsible for cadastre and ownership registration. | We reference this source to explain where ownership is legally recorded and why cadastre registration is the key ownership step in Montenegro. |
| Government of Montenegro Notary Tariff | Official government publication defining regulated notary fees and tariffs. | We use this to justify that notary costs are tariff-based rather than arbitrary. We then provide realistic budget ranges for typical apartment transactions. |
| Global Property Guide | Established international housing market reference citing official sources. | We cross-check coastal region MONSTAT numbers and confirm price trends heading into 2026. We also reference their rental yield and tax cost data. |
| Realitica | Large regional listing aggregator with extensive active inventory in Budva. | We use Realitica as a reality check on asking prices by neighborhood. We do not treat listings as official statistics but use them to shape plausible price ranges. |
| Montenegro Sotheby's International Realty | Globally recognized brokerage brand showing the premium end of the Budva market. | We reference their listings to illustrate what prime Budva Riviera properties cost. We keep our main estimates focused on typical apartments rather than trophy listings. |
| Tranio | Long-running international property platform with consistent buyer cost guides. | We use Tranio for HOA and maintenance fee ranges per square meter. We also reference their foreign buyer financing and residency information. |
| Countryeconomy.com | Compiles standardized electricity price data in comparable formats across countries. | We use their electricity pricing to give a hard numeric anchor for utility budgeting. We then translate that into monthly apartment utility ranges. |
| Vijesti | Major Montenegrin news outlet reporting on utility prices and regulatory changes. | We reference their reporting on electricity price adjustments to sanity-check that utility costs were trending upward heading into 2026. |
| Adzic Partners | Local law firm providing guidance on Montenegro property law and tax brackets. | We use their comprehensive property guide to triangulate the exact progressive transfer tax bracket mechanics. We treat it as a cross-check alongside CEELM and KPMG. |
| REMAX Montenegro | Major international brokerage network with local market and legal information. | We reference their guidance on foreign ownership for the high-level point that foreigners can generally buy property with certain land exceptions. |
| SeeNews | Regional business wire clearly attributing market data to official sources. | We use SeeNews only to double-check year-on-year direction and magnitude reported around MONSTAT releases. We treat MONSTAT as primary. |
| Generali Montenegro | Major insurer actively selling home and apartment insurance policies in Montenegro. | We reference their product offerings to establish that home insurance is readily available and to anchor our premium cost estimates for Budva apartments. |
| PWC Tax Summaries Montenegro | Global professional services firm providing authoritative tax rate information. | We cross-reference PWC for property tax rate ranges and transfer tax bracket confirmations. We use them alongside KPMG for comprehensive tax guidance. |
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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