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 coastal pricing hotspot, and villa prices here reflect strong foreign demand coupled with limited prime land.
We constantly update this blog post to give you the freshest data on Budva villa prices in 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.
How much do villas cost in Budva in 2026?
What is the median and average price for villas in Budva in 2026?
As of early 2026, the median villa price in Budva is approximately €1.4 million (around $1.45 million or 1.4 million euros), while the average villa price sits at a similar level of €1.4 million, based on current listings from international brokerages.
In Budva, the median and average villa prices are close to each other because the villa market is relatively concentrated in the mid-to-upper segment, with fewer extreme outliers compared to larger markets where ultra-luxury properties would skew the average upward.
Compared to similar coastal markets in the region, Budva villa prices in 2026 are higher than most Croatian inland areas but more affordable than prime spots in Dubrovnik or the Italian Riviera, making Budva an attractive middle ground for buyers seeking Mediterranean lifestyle at a relatively accessible price point.
What is the typical price range for villas in Budva in 2026?
As of early 2026, the typical price range for villas in Budva spans from €200,000 to €3.5 million (roughly $210,000 to $3.6 million), depending on location, condition, and proximity to the sea.
The average price per square meter for villas in Budva in 2026 ranges from €4,700 to €4,900 per square meter (around $4,900 to $5,100 per square meter), which is roughly 1.7 to 2.3 times higher than the official coastal apartment benchmark due to land, privacy, and view premiums.
To buy a livable villa in Budva in 2026, you should budget a minimum of €250,000 (approximately $260,000), though entry-level options around €170,000 exist for very basic, smaller properties in inland locations.
A "luxury villa" in Budva in 2026 is typically defined by a price threshold of €1.5 million or more (around $1.55 million), or alternatively by a price per square meter exceeding €6,000, combined with features like strong sea views, a private pool, and proximity to prestigious areas like Sveti Stefan.
You'll find much more detailed data in our pack about the property market in Budva.
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How do villa prices vary by area in Budva in 2026?
Which neighborhoods have the most expensive villas in Budva in 2026?
As of early 2026, the most expensive villa neighborhoods in Budva are Przno, Rezevici, Blizikuce, Tudorovici, and the Becici seafront-facing zones, all located on the prestigious Sveti Stefan side of the municipality.
Villas in these premium Budva neighborhoods typically range from €1.5 million to €3.5 million (approximately $1.55 million to $3.6 million, or €7,000 to €8,000 per square meter), with some exceptional properties exceeding these figures.
The main factor driving premium villa prices in these Budva neighborhoods is the combination of elevation, unobstructed and protected sea views, and proximity to the iconic Sveti Stefan island, which creates a "view corridor" that cannot be replicated elsewhere in the municipality.
Where are the most affordable villa areas in Budva in 2026?
As of early 2026, the most affordable villa areas in Budva include Stanisici and other inland villages within the municipality that are typically marketed as "10 to 20 minutes from the beach."
Villas in these affordable Budva areas typically range from €200,000 to €400,000 (approximately $210,000 to $415,000), with prices per square meter between €1,800 and €2,500.
Buyers purchasing villas in these more affordable Budva areas should expect trade-offs including limited or no sea views, longer travel times to beaches and restaurants, potentially older construction, and narrower or steeper access roads that can be challenging during peak season.
You should know that we have a page with a list of best areas to buy real estate in Budva.
How big are price gaps between villa neighborhoods in Budva in 2026?
As of early 2026, the price gap between the most expensive and most affordable villa neighborhoods in Budva can reach €5,000 to €6,000 per square meter, meaning a prime Rezevici villa might cost three to four times more per square meter than a similar-sized property in an inland village.
Even between neighboring villa areas in Budva, price differences of €1,000 to €2,000 per square meter are common, depending on subtle factors like which side of a hill the property sits on or whether the view is protected from future construction.
The main factor creating such price disparities between Budva villa neighborhoods is the scarcity of coastline-facing land with legally clear titles and protected view corridors, which concentrates premium pricing in a handful of micro-areas.
These neighborhood price gaps in Budva have been widening in recent years as foreign demand increasingly targets the most prestigious locations, while inland areas see slower appreciation due to lower rental potential and lifestyle appeal.
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 types of villas exist in Budva and how do prices differ?
What are the different villa types in Budva?
The main villa types in Budva include inland family villas with larger plots, hillside sea-view villas with the classic "Montenegro postcard" aesthetic, resort or gated community villas with shared infrastructure and amenities, and new-development modern villas with contemporary eco-friendly designs and turnkey finishes.
For best value in Budva in 2026, inland family villas typically offer the most space per euro, making them ideal for buyers who prioritize plot size and privacy over immediate sea proximity.
Among foreign buyers in Budva, hillside sea-view villas remain the most popular choice because they deliver the quintessential Mediterranean lifestyle image that attracts international investors, combined with strong rental income potential during tourist season.
Are off-plan villas cheaper than completed ones in Budva in 2026?
As of early 2026, off-plan villas in Budva typically offer a discount of 5% to 15% (roughly €50,000 to €200,000 savings on a €1 million property) compared to completed villas, while brand-new completed properties often carry a 10% to 20% premium for immediate availability and no construction risk.
Buyers in Budva commonly purchase villas before construction is complete, mainly to secure their preferred unit within a development and benefit from staged payment schedules that spread the financial commitment over the building period.
As of early 2026, the highest concentration of new villa developments in Budva is found in the Budva Riviera hill villages, particularly Blizikuce, Rezevici, and Kuljace, where developers are building modern projects targeting international buyers.
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Which features increase villa prices the most in Budva?
How much does sea view increase villa prices in Budva in 2026?
As of early 2026, a strong sea view typically adds a 15% to 40% price premium to a Budva villa compared to a similar property without a meaningful view.
In practical terms, this sea view premium in Budva translates to an additional €150,000 to €500,000 (approximately $155,000 to $520,000) on a mid-range villa, with the exact amount depending on whether the view is partial, panoramic, or directly faces the iconic Sveti Stefan island.
Is private pool a major price driver for villas in Budva in 2026?
As of early 2026, villas with private pools in Budva command a price premium of approximately 8% to 20% compared to similar properties without pools.
This pool premium in Budva typically adds €80,000 to €250,000 (around $83,000 to $260,000) to the villa price, though the exact figure depends on pool size, design, and whether the property is in the entry, mid-market, or luxury segment.
In Budva's villa market, roughly 60% to 70% of properties priced above €800,000 come with private pools as a standard feature, making pools almost expected rather than exceptional at higher price points.
Infinity pools and larger swimming pools in Budva do command higher premiums than standard pools, often adding an extra 5% to 10% on top of the base pool premium, particularly when combined with dramatic sea-view positioning.
What are other features adding a lot of value to villas in Budva?
Beyond sea views and pools, the top five value-adding features for Budva villas in 2026 are protected and unblockable view corridors, good access roads with adequate parking, legal clarity with clean titles and proper permits, rental-ready configurations with multiple bedrooms and guest units, and modern energy systems including solar panels and quality insulation.
Villas in Budva with large private gardens or Mediterranean landscaping typically command a 5% to 15% premium, especially when the garden includes mature olive trees, outdoor dining areas, or terraced planting that enhances privacy.
For villa owners in Budva seeking the best return on investment, legal clarity and rental-readiness provide the strongest returns because they directly impact both resale value and the ability to generate tourism income, which is critical in Montenegro's tourism-driven coastal economy.
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.
What extra costs are hidden behind villa prices in Budva?
How much are purchase taxes and fees for villas in Budva in 2026?
As of early 2026, total purchase taxes and fees for villas in Budva typically range from 6% to 10% of the purchase price, depending on the property value and complexity of the transaction.
The main categories of taxes and fees for Budva villa buyers include the progressive real estate transfer tax (3% on the first €150,000, 5% on €150,000 to €500,000, and 6% above €500,000), which means a €600,000 villa would incur approximately €28,000 in transfer tax alone.
Legal and notary fees for purchasing a villa in Budva typically cost €1,500 to €3,500 for legal representation (approximately $1,550 to $3,600), plus €350 to €1,000 for notary services depending on property value, and an additional €200 to €600 for certified translation services required for foreign buyers.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Budva.
What are typical annual maintenance costs for villas in Budva?
A standard villa in Budva typically costs €5,000 to €15,000 per year (approximately $5,200 to $15,500) in total annual maintenance, depending on size, features, and whether the property is in a managed complex.
The main categories of recurring maintenance expenses for Budva villas include annual property tax (0.25% to 1.5% of market value, with foreigners often paying the higher "secondary home" rate), pool maintenance, garden upkeep, utilities, and insurance.
Pool maintenance specifically costs Budva villa owners approximately €3,000 to €8,000 per year (around $3,100 to $8,300), with higher costs for heated pools or complex water systems requiring more frequent professional servicing.
Unexpected maintenance costs that Budva villa owners should anticipate include hillside erosion control, access road repairs after heavy rains, and potential special assessments if the property is in a managed complex requiring infrastructure upgrades.
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What insider pricing realities should foreigners know in Budva?
Are villa asking prices usually negotiable in Budva in 2026?
As of early 2026, villa asking prices in Budva are generally negotiable, but the degree of flexibility depends heavily on whether the property is in a prime location or a secondary area.
Buyers in Budva can typically expect to negotiate 5% to 8% off the asking price for standard transactions, while stale listings, properties needing renovation, or those with legal complexities may allow discounts of 10% to 15%, and prime turnkey villas in top micro-areas often leave only 0% to 3% room for negotiation.
Are real estate agents reliable for villas in Budva right now?
Real estate agents dealing with villas in Budva vary significantly in reliability, with international brokerages like Savills offering more standardized service while local agents range from excellent to "sales-first" with less attention to buyer protection.
The most common complaints buyers have with Budva villa agents include overstating property features, underplaying legal issues with titles or permits, and sometimes presenting inflated valuations to secure listings, which is why treating the agent as a deal-finder rather than a legal safety net is essential.
Typical agent commission rates for villa transactions in Budva range from 3% to 5% of the property price, and these fees are almost always paid by the seller rather than the buyer, though they may be indirectly factored into the sale price.
Dealing with a bad agent is one of the mistakes people sometimes make when buying a property in Budva.
Do foreigners usually overpay for villas in Budva?
Foreigners buying villas in Budva often pay a premium of 10% to 20% compared to what local buyers pay for similar properties, primarily because foreign sellers price based on international expectations and foreigners tend to accept higher asking prices.
The main reasons foreigners overpay for Budva villas include paying a "convenience premium" for turnkey properties with English-speaking sales pipelines, underestimating how much the market discounts legal ambiguity, and making quick decisions without comparing enough properties in the same micro-area.
Hiring a local representative or lawyer absolutely helps foreigners get better villa prices in Budva, as professional due diligence uncovers title defects, permit issues, or boundary disputes that justify significant price reductions or walking away from risky deals entirely.
By the way, we have built our pack covering the property buying process in Budva also because a lot of foreign buyers make big mistakes (such as overpaying for a villa).
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 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| MONSTAT Q3 2025 Report | Montenegro's official statistics office publishing nationally referenced price series. | We used the coastal region price per square meter as the official anchor for Budva pricing. We then scaled from apartment to villa prices using observed listing data. |
| Savills Budva Listings | Major international brokerage with standardized listing fields. | We used it as a transparent, verifiable sample of villa asking prices and sizes in Budva. We computed indicative medians and typical ranges from the listings shown. |
| Montenegro Property Tax Law | Official government-hosted legal text covering tax rates and payment rules. | We used it to state the legal annual property tax rate range. We explained why foreigners often pay at the secondary home rate in practice. |
| Perfectum Legal Practice | Specialist legal source clearly laying out statutory brackets and formulas. | We used it to state the workable buyer-side transfer tax calculation. We cross-checked the headline rates with government summaries. |
| Montenegro Notary Tariff | Official notary tariff document used nationwide for fee calculations. | We used it to justify that notary costs are tariff-based. We gave foreigners a realistic order of magnitude budget in plain language. |
| Montenegro Investment Agency | Government investment agency summarizing tax and regulatory parameters. | We used it to confirm Montenegro's progressive real estate transfer taxation bands. We triangulated this with legal practitioner sources for exact bracket math. |
| LeadingRE Market Outlook | International real estate network providing regional market forecasts. | We used it to frame early 2026 market conditions and demand drivers. We referenced their price growth projections for context. |
| U.S. State Department Investment Report | Official country investment data clearly stating real estate's share of FDI. | We used it to support the reality that real estate attracts major foreign capital. We treat it as macro-context, not a price source. |
| IMF Montenegro Article IV Report | Top-tier international institution providing baseline macro reference. | We used it to frame early 2026 economic conditions influencing buyer behavior. We kept it high-level to maintain low cognitive load. |
| JamesEdition Budva Listings | Luxury property platform aggregating high-end listings with verified prices. | We used it to identify luxury villa price points and feature patterns. We cross-referenced with other sources for price validation. |
Buying real estate in Budva can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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