What are rents like in Budva right now? (2026)

Budva's rental market runs on tourism and seasonality, not just local demand.

This article covers what you can expect to pay for rent in Budva in 2026 and explains the quirks that make this coastal market unique.

We update this blog post regularly to keep the numbers fresh.

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.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Budva. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Budva as of 2026?

What's the average monthly rent for a studio in Budva as of 2026?

As of early 2026, the typical monthly rent for a studio in Budva is around €450 ($485 USD), assuming an annual lease rather than a winter contract.

Most Budva studios rent between €350 and €650 per month ($375 to $700 USD), with older walk-ups inland at the lower end and renovated units near the beach at the upper end.

Key factors affecting Budva studio rents include sea proximity, elevator access, furnishing quality, and whether the lease is annual or a discounted winter deal ending in May.

What's the average monthly rent for a 1-bedroom in Budva as of 2026?

As of early 2026, the average rent for a 1-bedroom in Budva is around €650 ($700 USD), the most common unit type for expats and young professionals.

The realistic range for Budva 1-bedrooms stretches from €500 to €900 per month ($540 to $970 USD), depending on building age, amenities, and waterfront proximity.

For lower 1-bedroom rents in Budva, look toward Rozino or Dubovica starting around €500, while Budva Center and Bečići beachfront can reach €1,200 for sea-view units.

What's the average monthly rent for a 2-bedroom in Budva as of 2026?

As of early 2026, the typical rent for a 2-bedroom in Budva is around €900 ($970 USD), with newer family-grade units near the coast often exceeding €1,000.

Budva 2-bedroom rents span €700 to €1,300 per month ($755 to $1,400 USD), varying by building age, parking, and development type.

Affordable 2-bedrooms appear in Dubovica, Lazi, and Podkošljun, while Bečići beachfront and Stari Grad sea-view units can exceed €1,500 monthly.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Budva.

What's the average rent per square meter in Budva as of 2026?

As of early 2026, average rent per square meter in Budva for annual leases is approximately €15/month ($16 USD), meaning a 50 sqm apartment costs roughly €750 monthly.

Across Budva, rent per square meter ranges from €12 to €18 ($13 to $19 USD), with inland/older buildings lower and prime seafront or Old Town pushing €20 to €25.

Budva commands a 20% to 40% premium over Podgorica due to its coastal location and tourism-driven demand.

Features that push Budva rent per square meter above average include sea views, first-line positioning, new construction with elevators, parking, and strong A/C.

How much have rents changed year-over-year in Budva in 2026?

As of early 2026, Budva rents have increased 8% to 12% year-over-year, with most evidence pointing toward roughly 10% growth versus January 2025.

Factors driving Budva's increases include strong tourism demand, a growing expat population, and landlords preferring flexible seasonal income over stable annual rents.

Budva's 2026 rent growth is running hotter than 2024's 5% national average, suggesting Budva is pulling further ahead of Montenegro overall.

What's the outlook for rent growth in Budva in 2026?

As of early 2026, projected rent growth for Budva is 5% to 9%, with increases likely concentrated in premium units rather than across-the-board.

Key factors include continued tourism recovery, foreign investment in coastal real estate, and landlords shifting from annual to seasonal arrangements.

Neighborhoods expecting strongest growth include Bečići (newer developments) and Stari Grad (scarcity of renovated units).

Risks include weaker tourism, regional instability dampening foreign interest, or sudden supply increases from new apartment buildings.

We have made this infographic to give you a quick and clear snapshot of the property market in Montenegro. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods rent best in Budva as of 2026?

Which neighborhoods have the highest rents in Budva as of 2026?

As of early 2026, Budva's highest-rent neighborhoods are Stari Grad (Old Town), Gospoština, and Bečići beachfront, where 1-bedrooms start at €800 to €1,000 ($860 to $1,080 USD) and go higher for sea views.

These neighborhoods command premiums due to beach walkability, restaurant proximity, unit scarcity, and in Bečići's case, newer construction with elevators and parking.

Typical tenants in these high-rent Budva areas include foreign expats, seasonal business owners, and higher-income professionals prioritizing location.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Budva.

Where do young professionals prefer to rent in Budva right now?

Young professionals in Budva commonly rent in Rozino, Velji Vinogradi, and Centar, each balancing price and lifestyle convenience differently.

In these neighborhoods, young professionals typically pay €500 to €800 ($540 to $860 USD) for a 1-bedroom, with Rozino and Velji Vinogradi cheaper and Centar commanding a walkability premium.

Attractions include cafe access, modern building stock in Rozino, and the social scene around the center.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Budva.

Where do families prefer to rent in Budva right now?

Families in Budva most often rent in Dubovica, Lazi, and Bečići, which offer more space, quieter streets, and easier parking than the center.

Families pay €800 to €1,400 ($860 to $1,510 USD) for 2 to 3 bedrooms, with Dubovica most affordable and Bečići pricier for beach proximity.

Attractions include newer buildings with elevators, parking, supermarket proximity, and calmer summer atmospheres.

Local primary schools serve these areas, though international families often consider Podgorica schools or private tutoring.

Which areas near transit or universities rent faster in Budva in 2026?

As of early 2026, Budva's fastest-renting areas are near the Bus Station, the Centar/Rozino corridor, and Bečići strip, all benefiting from transport access and seasonal employment.

Well-priced rentals in these areas stay listed only 10 to 20 days during peak months, versus 30 to 40+ days elsewhere or for overpriced units.

Properties near bus connections or the beach economy command €50 to €150 ($55 to $160 USD) monthly premiums for convenience.

Which neighborhoods are most popular with expats in Budva right now?

Budva's most expat-popular neighborhoods are Gospoština, Bečići beachfront, and the Stari Grad edge, offering lifestyle amenities and quality housing.

Expats typically pay €700 to €1,200 ($755 to $1,295 USD) for furnished 1-bedrooms or small 2-bedrooms, more for sea views.

Attractions include English-friendly services, beach walkability, move-in-ready furnished units, and community among other foreigners.

The expat community includes Russians, Ukrainians, Western Europeans, and digital nomads gravitating to neighborhoods with higher-spec rentals.

And if you are also an expat, you may want to read our exhaustive guide for expats in Budva.

Who rents, and what do tenants want in Budva right now?

What tenant profiles dominate rentals in Budva?

Budva's three dominant tenant profiles are year-round locals, seasonal tourism workers, and foreign expats or remote workers.

Year-round locals account for 40% to 50% of annual leases, seasonal workers 25% to 35%, and expats 20% to 30% (though higher in premium rentals).

Locals seek affordable 1-2 bedrooms in Rozino or Dubovica, seasonal workers accept studios near the center, and expats want furnished 1-2 bedrooms in Gospoština or Bečići.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Budva.

Do tenants prefer furnished or unfurnished in Budva?

In Budva, 70% to 80% of listings are furnished, with strong tenant demand due to tourism-driven dynamics and high expat/seasonal renter shares.

Furnished apartments command €50 to €150 ($55 to $160 USD) monthly premiums, though the gap narrows for larger family units.

Expats wanting immediate move-in, seasonal workers, and digital nomads most prefer furnished rentals in Budva.

Which amenities increase rent the most in Budva?

The five amenities increasing Budva rent most are sea views, dedicated parking, new construction with elevator, strong A/C, and balcony/terrace.

Sea views add €100 to €300 ($108 to $325 USD) monthly, parking €50 to €100, elevator/new building €50 to €150, A/C €30 to €70, and balcony €30 to €80.

In our property pack covering the real estate market in Budva, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Budva?

Best-ROI renovations in Budva are kitchen/bathroom refreshes, A/C upgrades, window/insulation improvements, paint with durable flooring, and better lighting.

Kitchen/bath costs €2,000 to €5,000 adding €50 to €100 monthly; A/C costs €500 to €1,500 adding €30 to €70; windows cost €1,000 to €3,000 adding €30 to €60; paint/flooring costs €1,000 to €2,500 adding €30 to €50.

Poor-ROI renovations include luxury finishes tenants won't pay for, extensive structural changes, and pools/hot tubs adding maintenance without proportional rent gains.

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.

How strong is rental demand in Budva as of 2026?

What's the vacancy rate for rentals in Budva as of 2026?

As of early 2026, Budva's annual rental vacancy rate is around 4% to 6%, reflecting a tight market where well-priced units find tenants quickly.

Premium areas like Stari Grad and Bečići often run below 4%, while less convenient inland areas may see 7% to 8%.

Current vacancy is historically low, driven by tourism growth, expat interest, and limited year-round stock as landlords shift to seasonal income.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Budva.

How many days do rentals stay listed in Budva as of 2026?

As of early 2026, well-priced Budva rentals stay listed around 20 to 35 days, with desirable peak-season units renting in 10 to 15 days.

Days on market vary significantly: studios and 1-bedrooms in Centar or Bečići rent faster, while overpriced units can sit 60+ days.

Compared to early 2025, days on market have shortened 5 to 10 days as demand has grown.

Which months have peak tenant demand in Budva?

Peak tenant demand in Budva occurs in late spring (May to July) as seasonal workers arrive, with a secondary peak in September when people lock in annual leases.

This pattern reflects Budva's tourism dependence, creating housing waves as hospitality businesses hire each spring and a reset in autumn.

Lowest demand falls November through February, when many landlords offer discounted winter contracts ending before high season.

What will my monthly costs be in Budva as of 2026?

What property taxes should landlords expect in Budva as of 2026?

As of early 2026, Budva landlords should expect annual property taxes of €600 to €1,200 ($650 to $1,295 USD) for a typical €200,000 apartment, with effective rates around 0.3% to 0.6%.

Property taxes range from €500 for modest apartments to €2,000+ ($540 to $2,160 USD) for higher-value properties, depending on assessment and location.

Taxes are based on market value within the national 0.25% to 1.00% band, with Municipality of Budva setting specific rates and coefficients.

Please note that, in our property pack covering the real estate market in Budva, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Budva right now?

A realistic annual maintenance budget in Budva is €800 to €1,400 ($865 to $1,510 USD) for a standard 50-60 sqm apartment with common-area costs.

Costs range from €500 for newer apartments to €2,000+ ($540 to $2,160 USD) for older buildings with elevator repairs or special assessments.

Most Budva landlords set aside 10% to 15% of annual rental income for maintenance.

What utilities do landlords often pay in Budva right now?

In Budva, landlords commonly pay building maintenance/HOA fees, with some covering internet in furnished units.

Building fees run €30 to €80 monthly ($32 to $86 USD); internet costs €20 to €35 ($22 to $38 USD) when included.

Common practice: tenants pay electricity, water, and usage-based utilities; landlords cover fixed building costs and sometimes bundle internet.

How is rental income taxed in Budva as of 2026?

As of early 2026, Budva rental income is taxed at 15% under Montenegro's personal income tax, with municipal surtax applied on top.

Deductible expenses include maintenance, repairs, insurance, and property management, with some landlords using standard deduction frameworks.

A common Budva-specific mistake is failing to distinguish annual rental income from seasonal short-term income, which may have different reporting requirements.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Budva.

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 how we used them.

Source	Why it's authoritative	How we used it
MONSTAT	Montenegro's official government statistics agency.	We use it as our anchor for national trends like inflation and tourism. We cross-check Budva estimates against MONSTAT-linked indexes.
Global Property Guide (Rent Index)	Publishes structured rent index data citing MONSTAT.	We use it to quantify national rent movements yearly and quarterly. We translate trends into Budva-specific estimates with local evidence.
Central Bank of Montenegro	Montenegro's central bank with authoritative macro reports.	We use it for economic backdrop driving Budva demand. We ground our outlook section in official narratives.
Government of Montenegro (Property Tax)	Official government page on property tax framework.	We use it to establish the 0.25% to 1.00% legal tax range. We estimate Budva landlord budgets within that range.
Government of Montenegro (Tax Law)	Official government-hosted property tax law text.	We use it to confirm municipalities set local rules. We explain why rates vary by zone within Budva.
Municipality of Budva	Municipality's official page for local tax documents.	We use it to show where Budva's own tax decisions are published. We keep costs section Budva-specific.
PwC Tax Summaries	Trusted professional reference with regular updates.	We use it for income tax and surtax mechanics. We apply that to rental income tax estimates.
Global Property Guide (Taxes)	Consolidates tax treatment with professional sourcing.	We cross-check rental income treatment against PwC. We create simple landlord tax estimates.
EPCG	Montenegro's national electricity utility with official tariffs.	We ground utilities discussion in official sources. We translate tariffs into monthly budgeting ranges.
Vijesti	Major Montenegrin newspaper reporting on regulatory decisions.	We use it to corroborate 2026 electricity pricing direction. We rely on EPCG for actual tariffs.
Estitor	Large listing database with time-stamped Budva updates.	We use it as our main market thermometer across hundreds of listings. We focus on medians and cross-check with other portals.
2home.me	Active portal showing contract types clearly.	We use it to separate annual from seasonal rents. We adjust estimates when listings are explicitly seasonal.
Realitica	Long-running regional portal with Budva track record.	We use it as cross-check that rent bands are realistic. We treat it as corroboration.
MONSTAT Tourism Release	Official statistical release on tourism activity.	We use it to explain Budva's seasonal market. We connect tourism peaks to tenant demand patterns.