Is buying a property in Budva Old Town a good investment?

Last updated on December 29, 2023

Yes, the analysis of Budva's property market is included in our pack

If you've seen the historic streets and coastal beauty in Budva Old Town, you may contemplate living in this Montenegrin destination.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for Montenegro, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in Budva Old Town?

Budva Old Town, nestled in the heart of Budva, Montenegro, is a unique real estate market that stands out for several reasons.

Its charm and appeal lie in its rich history and cultural heritage, which provide a stark contrast to other more modernized areas of Budva. This historic part of the city, with its ancient walls and narrow, cobblestone streets, offers a living experience steeped in history, something you won't find in the newer, more contemporary parts of Budva.

What sets Budva Old Town apart from other real estate markets is this blend of history and culture. You're not just buying property; you're buying a piece of Montenegro's past. This area became particularly popular as a property destination in the late 20th and early 21st centuries, as global interest in unique, culturally rich properties grew.

This trend is likely to continue, not just because of the timeless appeal of historical properties, but also due to the increasing value placed on unique architectural and cultural experiences in real estate.

Budva Old Town attracts a diverse range of people. It's particularly appealing to those who appreciate history and culture, such as historians, artists, and writers, as well as individuals looking for a unique vacation home or a tranquil place to retire.

It's also a hotspot for investors who recognize the lasting value of properties in historical locations.

However, like any real estate market, Budva Old Town has its drawbacks. The very features that make it appealing are its ancient architecture and narrow streets.

These might include limitations on modernization or renovation due to preservation laws, potential overcrowding during peak tourist seasons, and perhaps a higher cost of maintenance owing to the age and uniqueness of the properties.

So, while Budva Old Town offers a unique blend of history, culture, and beauty, it's important for potential buyers to weigh these attributes against the practicalities of owning property in such a historically rich area.

This balance between the allure of the past and the demands of the present is what makes Budva Old Town a fascinating, yet complex, place to invest in real estate.

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Why is Budva Old Town a nice place to live?

Living in Budva Old Town offers a unique and charming experience, combining the allure of historical surroundings with modern-day conveniences.

The lifestyle and culture here are deeply rooted in the town's rich history, reflected in its architecture, narrow cobblestone streets, and vibrant cultural scene. It's a place where past and present seamlessly blend, offering residents a sense of living in a living museum, yet with all the comforts of contemporary life.

The expat community in Budva Old Town is quite welcoming and diverse. People from various parts of the world are drawn to its beauty and historical significance, creating a multicultural environment.

This diversity enriches the town’s cultural fabric, making it an ideal place for those who enjoy a cosmopolitan atmosphere within a historical setting.

Regarding living costs, Budva Old Town can be a bit more expensive compared to other areas in Budva, mainly due to its popularity and historical value.

However, the cost of living here is still reasonable compared to many other European historic cities. This balance makes it an attractive option for those who value living in a culturally rich area without the exorbitant costs often associated with such locations.

Safety in Budva Old Town is generally good. Like any popular tourist destination, it's always wise to be mindful of your surroundings, but residents often speak of a strong sense of community and security within the town.

In terms of amenities and facilities, Budva Old Town does not disappoint. For healthcare, the town is served by facilities like the General Hospital of Budva.

It ensures residents have access to medical care when needed. Educational needs are met by local schools, catering to different age groups, and for shopping and leisure, there are numerous boutiques, local markets, and shopping centers such as TQ Plaza, offering a mix of local and international products.

The quality of infrastructure in Budva Old Town is a blend of old and new. While the historic nature of the town means some streets are narrow and reminiscent of a bygone era, there's a good balance with modern necessities.

Utilities are reliable, and internet connectivity is generally good, catering to the needs of both residents and the digital nomad community.

Accessibility is one of the strong points of Budva Old Town. It's well-connected to other parts of Budva and major transport hubs. The town is just a short drive from the Tivat Airport, making it easily accessible for international travelers.

Public transportation options are also available, including bus services that connect the old town with other parts of Budva and nearby cities, making commuting relatively easy.

How much does it cost to buy real estate in Budva Old Town?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in Montenegro.

When considering buying property in Budva Old Town, it's important to understand the diverse range of residential properties available and the nuances of the local real estate market.

In this historic and picturesque neighborhood, you'll find a mix of apartments, houses, and occasionally, luxury villas.

However, the most common types of properties are apartments and smaller houses, due to the compact nature of the Old Town and its historical architecture.

Properties in Budva Old Town are highly sought after, particularly because of their unique location in a historic and culturally rich area. The demand is especially high for apartments with views of the Adriatic Sea or those situated within the ancient city walls.

These properties offer a blend of historical charm and modern convenience, attracting both investors and individuals looking for a unique living experience.

The real estate market in Budva Old Town is primarily characterized by resale properties. This is largely due to the historical nature of the area, where new developments are limited to preserve the architectural integrity and heritage of the Old Town.

However, when new developments do occur, they often involve the renovation and modernization of existing structures rather than new construction.

As for pricing, the cost of buying property in Budva Old Town varies significantly based on factors like size, location, and the property's condition. Generally, prices per square meter can range widely.

This variance reflects the unique nature of each property in this historic area. Over recent years, property values in Budva Old Town have seen a steady increase. This trend is driven by the area's enduring appeal to both locals and international buyers, coupled with the limited availability of properties due to the historic nature of the town.

Looking ahead, the real estate market in Budva Old Town is expected to remain robust. While there are no major new developments or city planning changes currently announced that might significantly affect property values, the ongoing appeal of living in a culturally and historically significant area continues to drive demand.

Additionally, as Budva itself grows in popularity as a tourist destination, this too can positively impact property values in the Old Town.

In terms of predictions for the coming years, it's reasonable to expect that property values in Budva Old Town will continue to rise, albeit at a potentially moderate pace.

Factors that indicate a potential increase in value include the limited availability of properties, the area's increasing popularity as a tourist destination, and the overall trend of investing in properties with historical and cultural significance.

Where is the best area to buy a property in Budva Old Town?

Finding the best area to buy a property in Budva Old Town depends largely on what you're looking for in terms of atmosphere, property type, and price.

Budva Old Town, with its rich history and stunning Adriatic Sea views, offers a variety of experiences within its boundaries.

Different parts of Budva Old Town have their unique charms and characteristics. For instance, areas closer to the ancient city walls and the seafront are highly coveted for their panoramic views and proximity to key historic sites.

These areas are typically characterized by traditional stone houses and quaint apartments, often commanding higher prices due to their desirable location and the unique experience they offer.

On the other hand, the more central parts of the Old Town, while still steeped in history, tend to be more densely populated and bustling.

Here, you'll find a mix of residential and commercial properties, including apartments above shops and cafes. These areas offer a vibrant atmosphere and are great for those who enjoy being in the heart of the action.

The properties here can be slightly more affordable than those on the seafront, but prices still reflect the area's overall desirability.

As for up-and-coming areas within Budva Old Town, it's a bit tricky since the Old Town is a well-established and highly preserved area.

However, properties that are slightly off the beaten path but still within the Old Town might offer the best of both worlds – proximity to all the historical charm and amenities, but potentially at a slightly lower price point.

When looking for a property in Budva Old Town, areas like the seafront or near landmarks like the Citadel or the Church of Saint Ivan can be particularly appealing. These locations offer not only beautiful views but also a sense of being part of the living history of Budva.

Conversely, areas that might be less advisable are those that are too crowded, especially during the tourist season, or areas where properties may require significant renovation.

While the charm of a fixer-upper in a historic town can be appealing, the costs and logistics of renovation in such a regulated and preserved area can be challenging.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for Montenegro.

Area	Atmosphere	Property Types	Price Considerations
Near Seafront and City Walls	Panoramic sea views, historic charm	Traditional stone houses, apartments	Higher due to location and views
Central Old Town	Vibrant, bustling, close to shops and cafes	Mix of residential and commercial properties	More affordable than seafront, but still premium
Off the Beaten Path	Quieter, more secluded	Variety of properties, potential fixer-uppers	Potentially lower, but renovation costs can be high
Near Tourist Hotspots	Crowded, especially in tourist season	Diverse, often requiring renovation	Varies, but consider renovation logistics and costs

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Is there a strong rental demand in Budva Old Town?

In Budva Old Town, the rental market is indeed strong, primarily driven by its appeal as a tourist destination and its historic charm.

The demand is more skewed towards short-term rentals, especially during the tourist season when people from all over the world flock to enjoy the town's unique blend of history, culture, and beach life.

The target demographic for rentals in Budva Old Town is quite diverse. It includes tourists seeking a unique holiday experience, digital nomads looking for a picturesque and culturally rich place to work, and individuals or couples on romantic getaways.

These groups are typically attracted to the area's historical ambiance, its proximity to the Adriatic Sea, and the lifestyle that Budva Old Town offers.

The profiles of potential tenants are varied. Tourists, both domestic and international, often look for short-term rentals that offer a taste of the local culture and history. They prefer properties that are well-furnished and equipped with modern amenities but still retain the area's traditional charm.

Digital nomads, on the other hand, prioritize reliable internet connectivity and a comfortable workspace in addition to the usual amenities. Couples or small families on vacation might seek cozy, intimate settings with easy access to local attractions.

In terms of property types, apartments, especially those with sea views or located within the historic city walls, are highly sought after. These properties blend the allure of Budva Old Town's history with modern living, making them ideal for short-term rentals.

Areas near popular landmarks like the Citadel, or those offering picturesque views of the Adriatic, are particularly in demand.

To reduce vacancy rates, amenities that cater to the comfort and convenience of tenants are crucial. Features like air conditioning, high-speed internet, modern kitchens, and well-appointed living spaces can significantly enhance the attractiveness of a rental property.

For properties aimed at tourists, proximity to the town's main attractions, restaurants, and beaches is also a key factor.

Regarding potential returns on investment, properties in Budva Old Town can offer lucrative opportunities, especially with short-term rentals. The exact returns depend on various factors like property location, size, and the quality of amenities offered.

However, given the high demand during peak seasons, well-managed properties in prime locations can yield substantial rental income.

Finally, the types of properties that are gaining more demand and could potentially offer better yields are those that successfully combine the historic charm of Budva Old Town with contemporary comforts.

Renovated apartments in historic buildings, properties with sea or landmark views, and those offering unique living experiences are increasingly popular.

As the rental market continues to evolve, these properties stand out for their ability to attract a wide range of tenants looking for an authentic Budva Old Town experience.

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Is it easy to buy a property as foreigner in Budva Old Town?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in Montenegro.

Buying a property as a foreigner in Budva Old Town, Budva, is generally straightforward, but it's important to be aware of certain regulations, potential risks, and best practices to ensure a smooth transaction.

Firstly, regarding regulations and restrictions, Montenegro is relatively open to foreign property buyers. There are no major legal impediments specifically targeting foreign buyers.

However, like in any country, there are certain legal procedures and paperwork that must be adhered to, these can be more challenging for those unfamiliar with the local system.

The purchasing process in Budva Old Town typically involves finding a property, negotiating the price, signing a preliminary contract, and then proceeding to the final contract which is formalized by a public notary.

As part of this process, due diligence is important. This includes checking the property's legal status, ensuring there are no outstanding debts or legal encumbrances, and verifying that all necessary permits (especially for renovated or restored properties in the Old Town) are in place.

One of the primary risks associated with property investment in Budva Old Town, particularly in the historic area, is related to property condition and legal clearances. Some properties, due to their age and historical value, may require extensive maintenance or have restrictions on renovations.

Furthermore, ensuring that the property has clear and undisputed ownership can be a challenge, as records may be outdated or incomplete.

A common pitfall for foreign buyers in Montenegro is not fully understanding the local market and legal requirements. For example, overlooking the need for certain permits or not being aware of local regulations regarding property restoration and maintenance can lead to costly mistakes.

Another issue could be overpaying for a property due to a lack of understanding of the local real estate market dynamics.

Working with a local real estate agent and a lawyer is highly advisable. A knowledgeable local agent can provide insights into the best properties and areas, while a lawyer can help navigate the legal complexities, ensuring that all documentation is in order and that the buyer's interests are protected.

As for exit strategies, they can vary depending on the investor's goals. Some common strategies include selling the property after a period of appreciation, renting it out as a vacation property, particularly given Budva Old Town's popularity as a tourist destination, or holding onto the property for personal use while it appreciates in value.