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 resort town, and the house market here skews heavily toward villas and holiday homes, which can make prices look intimidating at first glance.
In this guide, we break down exactly what houses cost in Budva in 2026, neighborhood by neighborhood, bedroom by bedroom, so you know what to expect before you start looking.
We constantly update this blog post to reflect the latest market data and trends.
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.
How much do houses cost in Budva as of 2026?
What's the median and average house price in Budva as of 2026?
As of early 2026, the median house price in Budva is approximately €520,000 (around $545,000 USD), while the average house price sits higher at about €700,000 ($735,000 USD) due to the influence of luxury villas in the market.
The typical price range that covers roughly 80% of house sales in Budva falls between €250,000 and €1,500,000 ($260,000 to $1,575,000 USD), which reflects the wide variety from modest hillside homes to beachfront properties.
The gap between median and average prices in Budva reveals a market heavily influenced by high-end villas and large plots, meaning the "typical" buyer experience is actually closer to the median figure than the inflated average.
At the median price of €520,000 in Budva, you can realistically expect a 150 to 200 square meter family house in a decent location like Rozino or the upper parts of Bečići, likely with 3 bedrooms, a small garden, and possibly partial sea views.
What's the cheapest livable house budget in Budva as of 2026?
As of early 2026, the minimum budget for a livable house in Budva is approximately €150,000 (around $157,000 USD), though a more comfortable entry point sits between €180,000 and €250,000 ($190,000 to $260,000 USD).
"Livable" at this entry-level price point in Budva typically means a smaller older house of 60 to 100 square meters, possibly needing cosmetic updates, with basic utilities in place but without premium finishes or modern insulation.
The cheapest livable houses in Budva are usually found in the inland and hillside neighborhoods like Lazi, Markovići, Maine, Podmaine, Lapčići, and Pobori, where you trade proximity to the beach for significantly lower prices.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Budva here.
How much do 2 and 3-bedroom houses cost in Budva as of 2026?
As of early 2026, a typical 2-bedroom house in Budva costs between €200,000 and €350,000 (around $210,000 to $370,000 USD), while 3-bedroom houses typically range from €350,000 to €600,000 ($370,000 to $630,000 USD).
The realistic price range for a 2-bedroom house in Budva spans from €160,000 for an older property in uphill areas to €700,000 (about $170,000 to $735,000 USD) for newer construction with sea views near the beach.
For a 3-bedroom house in Budva, expect to pay anywhere from €250,000 for a fixer-upper in the hills to €1,100,000 (around $260,000 to $1,155,000 USD) for a prime coastal location with modern finishes.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Budva is around 50% to 70%, driven by the fact that 3-bedroom properties often come with larger plots and start to enter "villa" territory.
How much do 4-bedroom houses cost in Budva as of 2026?
As of early 2026, a typical 4-bedroom house in Budva costs between €750,000 and €1,200,000 (around $790,000 to $1,260,000 USD), with the average asking price per square meter in this segment reaching about €3,340.
The realistic price range for a 5-bedroom house in Budva is €900,000 to €2,200,000 (approximately $945,000 to $2,310,000 USD), as these properties often include significant land, pools, and multiple terraces suited to holiday rentals.
For 6-bedroom houses in Budva, prices generally start at €1,500,000 and can exceed €4,000,000 ($1,575,000 to $4,200,000+ USD), especially in prestigious areas like Sveti Stefan, Pržno, or Reževići where villa-scale properties dominate.
Please note that we give much more detailed data in our pack about the property market in Budva.
How much do new-build houses cost in Budva as of 2026?
As of early 2026, new-build houses in Budva typically cost between €3,000 and €4,200 per square meter (around $3,150 to $4,400 USD per square meter), translating to total prices of €450,000 to €850,000 for a standard 150 to 200 square meter modern home.
The typical percentage premium that new-build houses carry compared to older resale houses in Budva is around 15% to 25%, reflecting the value buyers place on clean legal paperwork, modern building standards, and energy-efficient features.
How much do houses with land cost in Budva as of 2026?
As of early 2026, a house with land in Budva typically costs €60,000 to €600,000 more than a comparable house with minimal land, depending heavily on plot size, sea views, road access, and buildability status.
A "house with land" in Budva typically means a plot of at least 400 to 600 square meters, though prime properties often feature 1,000 to 2,000 square meters or more, especially in hillside areas where larger parcels are common.
Where are houses cheapest and most expensive in Budva as of 2026?
Which neighborhoods have the lowest house prices in Budva as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Budva are the inland and hillside areas including Lazi, Markovići, Maine, Podmaine, Lapčići, Seoce, Buljarica, Brajići, and Pobori.
The typical house price range in these cheapest Budva neighborhoods is €150,000 to €350,000 (around $157,000 to $370,000 USD) for smaller or older homes, and €350,000 to €600,000 ($370,000 to $630,000 USD) for nicer turnkey properties.
The main reason these neighborhoods have lower house prices is their distance from the beach combined with narrower, steeper roads that make daily access less convenient, plus a lower concentration of tourist infrastructure and restaurants.
Which neighborhoods have the highest house prices in Budva as of 2026?
As of early 2026, the neighborhoods with the highest house prices in Budva are Sveti Stefan, Pržno, Reževići, Stari Grad (Old Town), Gospoština, Dukley Gardens, and the seafront sections of Bečići and Rafailovići.
The typical house price range in these most expensive Budva neighborhoods is €900,000 to €2,500,000 (around $945,000 to $2,625,000 USD), with prime villas regularly exceeding €4,000,000 ($4,200,000 USD) in the most prestigious locations.
The main reason these neighborhoods command the highest prices is their combination of direct sea access or unobstructed sea views, historical charm (especially near Old Town), and the prestige associated with world-famous landmarks like Sveti Stefan island.
The typical buyer in these premium Budva neighborhoods is either a wealthy international investor seeking a vacation villa with rental income potential, or a successful business owner looking for a permanent Mediterranean residence with privacy and exclusivity.
How much do houses cost near the city center in Budva as of 2026?
As of early 2026, houses near Budva's city center, including Centar, Stari Grad (Old Town), Gospoština, and Rozino, typically cost between €450,000 and €900,000 (around $475,000 to $945,000 USD), with Old Town-adjacent properties reaching €900,000 to €2,000,000+ ($945,000 to $2,100,000+ USD).
Houses near Budva's main transit hub, the central bus station area and main boulevard corridor, typically cost 5% to 10% more than similar homes located deeper inland, reflecting the practical value of easy access to coastal transport links.
Houses near Budva's top-rated schools, including the public OŠ "Stefan Mitrov Ljubiša" and the private Adriatic College, typically fall in the €450,000 to €900,000 range ($475,000 to $945,000 USD) because these properties overlap with the family-friendly center-adjacent zones like Rozino.
Houses in expat-popular areas of Budva, including Bečići, Rafailovići, Pržno, Sveti Stefan, Rozino, and Centar, typically cost €600,000 to €1,500,000 (around $630,000 to $1,575,000 USD), as these locations combine year-round services with sea proximity.
We actually have an updated expat guide for Budva here.
How much do houses cost in the suburbs in Budva as of 2026?
As of early 2026, houses in Budva's suburban areas, including hillside villages and south-coast settlements like Markovići, Lapčići, Brajići, Pobori, Buljarica, and Seoce, typically cost between €200,000 and €600,000 (around $210,000 to $630,000 USD).
The typical price difference between suburban houses and city-center houses in Budva is 30% to 50% lower in the suburbs, allowing buyers to get significantly more space and land for the same budget.
The most popular suburbs for house buyers in Budva are Lazi (known as a "value" zone just above town), Podmaine (offering easy town access), Markovići (larger plots), and Buljarica (further south with a quieter beach atmosphere).
What areas in Budva are improving and still affordable as of 2026?
As of early 2026, the top areas in Budva that are improving and still affordable for house buyers include Lazi, Dubovica, Podmaine, Maine, and parts of Markovići, where infrastructure investments are gradually enhancing livability.
The current typical house price in these improving yet affordable Budva areas is €250,000 to €550,000 (around $260,000 to $580,000 USD), offering buyers a chance to enter the market without paying the Sveti Stefan or Old Town premium.
The main sign of improvement driving buyer interest in these areas is the ongoing road upgrades and utility extensions, combined with new small-scale residential developments that are attracting year-round residents rather than just seasonal tourists.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Budva.
What extra costs should I budget for a house in Budva right now?
What are typical buyer closing costs for houses in Budva right now?
The estimated typical total closing cost for house buyers in Budva is 4.5% to 8% of the purchase price, depending on whether you use an agency and which transfer tax bracket applies.
The main closing cost categories in Budva include real estate transfer tax (3% to 6% progressive brackets), notary fees (tariff-based, scaling with property value), legal fees, translation or interpreter costs if needed, and potentially agency fees if applicable.
The single largest closing cost category for house buyers in Budva is usually the real estate transfer tax, which Montenegro structures progressively, meaning higher-value properties pay a higher percentage.
We cover all these costs and what are the strategies to minimize them in our property pack about Budva.
How much are property taxes on houses in Budva right now?
The estimated typical annual property tax for a house in Budva ranges from €1,250 to €5,000 (around $1,300 to $5,250 USD), based on a €500,000 house and applying the legally allowed tax rate range of 0.25% to 1.0% of assessed value.
Property tax in Budva is calculated by the municipality based on the assessed value of your property (which may differ from purchase price), with the rate set within a legally defined band according to Montenegro's official property tax law.
If you want to go into more details, we also have a page with all the property taxes and fees in Budva.
How much is home insurance for a house in Budva right now?
The estimated typical annual home insurance cost for a house in Budva is €180 to €600 (around $190 to $630 USD) for basic to mid-level coverage, with higher premiums for luxury villas, high-value contents, or additional earthquake extensions.
The main factors that affect home insurance premiums for houses in Budva include the property's location (coastal exposure to salt air and storms), construction type, total insured value, whether you add earthquake coverage, and the amount of contents you insure.
What are typical utility costs for a house in Budva right now?
The estimated typical total monthly utility cost for a house in Budva is €90 to €180 (around $95 to $190 USD) during moderate months, rising to €160 to €310 ($170 to $325 USD) during peak heating or cooling seasons.
The breakdown of main utility categories for houses in Budva includes electricity at €50 to €90 per month for moderate use (€120 to €220 with heavy AC or heating), water and waste collection at €20 to €50 per month, and internet at €20 to €40 per month.
What are common hidden costs when buying a house in Budva right now?
The estimated total of common hidden costs that house buyers in Budva often overlook is €1,000 to €5,000 (around $1,050 to $5,250 USD) upfront, plus ongoing maintenance costs that many underestimate by 30% to 50%.
Typical inspection fees buyers should expect when purchasing a house in Budva are €200 to €600 (around $210 to $630 USD) for a basic technical inspection, and €600 to €1,200 ($630 to $1,260 USD) if you add specialist checks for structure, moisture, roof condition, and electrical systems.
Other common hidden costs beyond inspections when buying a house in Budva include legal document verification (checking for unpermitted extensions or unclear ownership), boundary surveys, utility connection upgrades, and the cost of translations and apostilles for foreign buyers.
The hidden cost that tends to surprise first-time house buyers the most in Budva is the ongoing "sea air" maintenance, including accelerated corrosion of metal fixtures, more frequent exterior repainting, waterproofing, and humidity control, which coastal properties require far more often than inland homes.
You will find here the list of classic mistakes people make when buying a property in Budva.
What do locals and expats say about the market in Budva as of 2026?
Do people think houses are overpriced in Budva as of 2026?
As of early 2026, the general sentiment among locals and expats in Budva is mixed: prime coastal houses are widely considered expensive by European standards, but inland and hillside houses are often seen as fairly valued compared to similar Mediterranean resort towns.
Houses in Budva typically stay on the market for a few weeks to a few months if priced realistically, while luxury villas or overpriced properties can sit unsold for six months or longer.
The main reason locals and expats give for feeling house prices in Budva are high is the intense competition from foreign investors, particularly from Russia, the Middle East, and increasingly the UK, who have driven up prices in the most desirable coastal locations.
Current sentiment on house prices in Budva compared to one or two years ago shows some cooling, with listing data indicating asking prices down roughly 14% from January 2025 levels, suggesting that the rapid price growth of 2023 and 2024 has moderated.
You'll find our latest property market analysis about Budva here.
Are prices still rising or cooling in Budva as of 2026?
As of early 2026, house prices in Budva appear to be cooling or stabilizing after several years of strong growth, with listing data showing asking prices trending lower compared to January 2025.
The estimated year-over-year house price change in Budva is approximately negative 10% to negative 15% for asking prices (listing-based), though actual transaction prices may show a smaller decline as motivated sellers adjust to market conditions.
Experts and locals expect house prices in Budva over the next 6 to 12 months to stabilize rather than crash, with moderate growth of 3% to 7% returning in prime locations as Montenegro continues its EU accession process and tourism remains strong.
Finally, please note that we have covered property price trends and forecasts for Budva here.
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 statistics agency used by institutions and researchers. | We used it as the baseline for coastal region price levels. We also referenced its methodology to separate dwelling types correctly. |
| Estitor | Large structured listing database with transparent market indicators for Budva. | We extracted average price per square meter, price trends, and neighborhood breakdowns. We used it to price houses by bedroom count and location. |
| Central Bank of Montenegro (CBCG) | The national central bank responsible for macro and housing-risk monitoring. | We used it to ground market sentiment and understand how regulators view property risk. We referenced it for credibility on market cooling dynamics. |
| KPMG Montenegro | Major global advisory firm citing Official Gazette basis for tax changes. | We used it to accurately state the progressive transfer tax brackets. We built buyer closing cost estimates from their documented structure. |
| Official Gazette (Službeni list Crne Gore) | The primary legal source for Montenegrin law, difficult to dispute. | We used it to state the legally allowed property tax rate range. We grounded the tax section in actual law rather than hearsay. |
| Notary Chamber of Montenegro | Official tariff document produced by the professional notary body. | We used it to confirm that notary fees are tariff-based and scale with price. We explained why fee quotes should be consistent across notaries. |
| EPCG (Elektroprivreda Crne Gore) | The national electricity utility publishing official household tariffs. | We used it to explain how day and night tariffs work in practice. We built realistic monthly electricity budgets based on their rate structure. |
| REGAGEN | The official energy and utilities regulator approving tariff frameworks. | We used it as the regulatory backstop behind utility cost estimates. We kept our utility discussion tied to regulated reality. |
| Lovćen Osiguranje | Major local insurer with documented home insurance products. | We used it to confirm that packaged home insurance exists locally. We grounded insurance budget estimates in real available products. |
| Global Property Guide | International property research platform tracking Montenegro market data. | We used it for national and coastal price context. We cross-referenced their growth figures with listing-based trends. |
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