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
If you're thinking about buying property in Budva, Montenegro, you're probably wondering what your budget can actually get you in this popular Adriatic coastal town.
In this guide, we break down exactly what you can buy in Budva at every price point, from $100k all the way up to $500k and beyond, using real data from early 2026.
We keep this blog post constantly updated with the latest housing prices and market conditions in Budva so you always have current information.
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.
What can I realistically buy with $100k in Budva right now?
Are there any decent properties for $100k in Budva, or is it all scams?
With $100,000 (around €85,000) in Budva in 2026, you can realistically buy a small studio or compact apartment, typically between 20 and 30 square meters, but you will need to accept an older building and a location that is further inland or uphill from the beach.
The neighborhoods in Budva that offer the best value and most legitimate options at this budget are Dubovica, Rozino, Babilonija, Podkošljun, and Lazi, where you get more square meters per euro compared to the beachfront areas.
Buying in truly popular or upscale areas like Stari Grad (Old Town) or the immediate seafront for $100k is technically possible, but you would be looking at a very small micro-studio with an awkward layout or one that needs significant renovation work.
The $100k price point is not "all scams," but this is exactly the budget range where scams can hurt the most, so you should always verify title and ownership through Montenegro's Real Estate Administration (Uprava za nekretnine), use a notary and independent lawyer, and be suspicious of anything priced suspiciously low in prime locations.
What property types can I afford for $100k in Budva (studio, land, old house)?
For $100,000 (€85,000) in Budva in 2026, the most common property type you can realistically afford is a studio or micro-apartment in an older building, typically located in inland neighborhoods like Rozino or Dubovica, and occasionally a small fixer-upper one-bedroom if you are willing to accept an uphill location and significant renovation needs.
At this budget, buyers in Budva should expect properties in fair to dated condition, meaning you will likely need to budget for at least cosmetic renovation work on kitchens, bathrooms, and possibly electrical or plumbing updates.
For long-term value at the $100k level in Budva, a small apartment in a year-round livable neighborhood like Rozino or Babilonija tends to offer better resale potential than land, because buildable land with clean permits at this price often comes with zoning or utility complications that make the "cheap" price misleading.
What's a realistic budget to get a comfortable property in Budva as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Budva is around $200,000 (€170,000), which is when you start accessing apartments with decent layouts, reasonable building conditions, and locations that are still conveniently connected to amenities.
Most buyers who want a comfortable standard in Budva will need to budget between $200,000 and $300,000 (€170,000 to €255,000) for a solid one-bedroom or compact two-bedroom apartment in neighborhoods like Rozino, Dubovica, or Babilonija.
In Budva, "comfortable" generally means a property of around 50 to 70 square meters with a functional layout (separate bedroom, proper kitchen), in a building that does not require major renovation, and ideally with access to an elevator or parking.
The required budget can vary significantly depending on the neighborhood in Budva, with beachfront or Old Town adjacent properties commanding premiums of 30% to 50% or more compared to the same size apartment in inland residential areas like Rozino.
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What can I get with a $200k budget in Budva as of 2026?
What "normal" homes become available at $200k in Budva as of 2026?
As of early 2026, a $200,000 budget (around €170,000) in Budva unlocks what most people would consider "normal buyer" inventory, meaning a proper one-bedroom apartment of around 40 to 55 square meters in residential neighborhoods like Rozino, Babilonija, or Dubovica, with decent building condition and no need for a full renovation.
At this price point in Budva, you can typically expect a property size between 40 and 60 square meters, though you might find a smaller two-bedroom (55 to 65 square meters) if you are willing to accept an uphill location in areas like Lazi or Podkošljun.
By the way, we have much more granular data about housing prices in our property pack about Budva.
What places are the smartest $200k buys in Budva as of 2026?
As of early 2026, the smartest neighborhoods to buy at $200,000 (€170,000) in Budva are Rozino, Dubovica, and Babilonija, because these areas offer year-round livability with local shops and services, not just summer tourist traffic.
These areas represent smarter buys compared to other $200k options in Budva because they attract both local residents and expats looking for permanent or semi-permanent homes, which means a broader pool of potential buyers when you eventually want to resell.
The main growth factor driving value in these smart-buy areas of Budva is the sustained demand from buyers who want to actually live in their property rather than just rent it out seasonally, combined with ongoing infrastructure improvements and the fact that they remain walking distance to the beach without the premium price tag of seafront locations.
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.
What can I buy with $300k in Budva in 2026?
What quality upgrade do I get at $300k in Budva in 2026?
As of early 2026, the quality upgrade buyers get when moving from $200k to $300k (€255,000) in Budva is primarily about less compromise, meaning you can now find properties in newer buildings, with better layouts that have proper living rooms instead of cramped kitchen-hallway combinations, and with amenities like parking or an elevator becoming realistic rather than rare.
Yes, $300,000 can definitely buy a property in a newer building in Budva right now, particularly in neighborhoods like Rozino, Dubovica, Babilonija, and parts of Bečići that are not directly on the beachfront.
At this budget in Budva, specific features that typically become available include modern finishes (updated kitchens and bathrooms), better insulation and energy efficiency, dedicated parking spaces, building elevators, and balconies with partial or full sea views in some locations.
Can $300k buy a 2-bedroom in Budva in 2026 in good areas?
As of early 2026, yes, $300,000 (€255,000) can definitely buy a two-bedroom apartment in good areas of Budva, and this is actually a realistic and common target for buyers at this budget level.
The specific good areas in Budva where you can find two-bedroom options at $300k include Rozino, Dubovica, Babilonija, and the wider central Budva area that is not directly on the most prime seafront line, as well as parts of Bečići that are slightly set back from the beach.
A $300k two-bedroom in Budva typically offers between 60 and 85 square meters, with the size varying based on whether you prioritize location (closer to the promenade means smaller) or space (inland means larger).
Which places become "accessible" at $300k in Budva as of 2026?
At the $300,000 price point (€255,000), buyers in Budva can start seriously shopping in central Budva beyond just the inland residential zones, the better parts of Rozino, Bečići closer to the beachfront, and select units in Rafailovići.
These newly accessible areas are more desirable than lower-budget options in Budva because they offer closer proximity to the promenade, beaches, and tourist amenities, which translates to stronger rental income potential and better resale demand from both vacationers and investors.
In these newly accessible areas of Budva, buyers can typically expect a well-maintained one-bedroom or compact two-bedroom apartment, often with sea views, in buildings that have elevators and are within a short walk to the beach.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Budva.
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What does a $500k budget unlock in Budva in 2026?
What's the typical size and location for $500k in Budva in 2026?
As of early 2026, a $500,000 budget (around €426,000) in Budva typically gets you a property of 90 to 140 square meters in strong locations like central Budva near the promenade, prime parts of Bečići, or Rafailovići, or alternatively a high-quality two-bedroom with sea views and premium finishes.
Yes, $500,000 can buy a family home with outdoor space in Budva, especially if you are open to uphill neighborhoods like parts of Lazi or Podkošljun, or villages within Budva municipality rather than the central beachfront strip.
At this budget in Budva, you can typically expect two to three bedrooms and one to two bathrooms, with the configuration depending on whether you prioritize a prime location (which usually means a smaller but better-positioned unit) or more space (which usually means moving slightly further from the immediate coast).
Finally, please note that we cover all the housing price data in Budva here.
Which "premium" neighborhoods open up at $500k in Budva in 2026?
At $500,000 (€426,000), buyers in Budva can credibly shop in premium neighborhoods including prime Bečići with its better building lines, Rafailovići with strong beachfront appeal, select central Budva properties near the promenade, and smaller but premium-positioned units near Stari Grad (Old Town).
These neighborhoods are considered premium in Budva because they offer direct or near-direct beach access, unobstructed sea views, proximity to the historic Old Town and its restaurants and nightlife, and they attract both high-end tourists and international buyers looking for vacation homes.
In these premium neighborhoods of Budva, buyers can realistically expect a well-appointed two-bedroom apartment of 70 to 100 square meters with quality finishes, sea views, and amenities like parking and a building elevator, or a smaller one-bedroom in the most exclusive micro-locations.
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 counts as "luxury" in Budva in 2026?
At what amount does "luxury" start in Budva right now?
In Budva in 2026, the luxury real estate threshold starts at approximately €600,000 ($700,000), which is when you begin seeing properties with the combination of prime location, high-end finishes, and desirable features that define the luxury segment.
The entry point to luxury real estate in Budva is defined by direct seafront location or Old Town adjacency, large terraces with unobstructed sea views, modern or renovated interiors with premium materials, and in some cases branded or concierge-style buildings with services.
Compared to luxury markets in Western European coastal destinations like the French Riviera or the Amalfi Coast, Budva's luxury threshold is significantly lower, making it attractive for buyers seeking Mediterranean waterfront living at a fraction of the price.
In Budva, mid-tier luxury properties typically range from €600,000 to €1,000,000 ($700,000 to $1,170,000), while top-tier luxury properties, especially those with exceptional sea views, large terraces, or proximity to Sveti Stefan, can range from €1,000,000 to €3,000,000 or more ($1,170,000 to $3,500,000+).
Which areas are truly high-end in Budva right now?
The truly high-end areas in Budva in 2026 are Stari Grad (Old Town), the immediate seafront and promenade-adjacent pockets of central Budva, the prime beachfront line of Bečići, Rafailovići, and the stretch toward Sveti Stefan and Miločer within the broader municipality.
These areas are considered truly high-end in Budva because they combine historic charm (in the case of Old Town), direct beach access, panoramic Adriatic sea views, proximity to luxury hotels like Aman Sveti Stefan, and limited supply of prime properties that keeps prices elevated.
The typical buyer profile for these high-end areas in Budva includes wealthy Russians and Eastern Europeans (historically the dominant group), increasingly Western Europeans seeking value compared to more expensive Mediterranean destinations, and international investors looking for vacation homes that can generate premium rental income during the summer season.
Don't buy the wrong property, in the wrong area of Budva
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How much does it really cost to buy, beyond the price, in Budva in 2026?
What are the total closing costs in Budva in 2026 as a percentage?
As of early 2026, the total closing costs when buying property in Budva typically range from 5% to 8% of the purchase price for resale properties, and around 2% to 4% for new builds where VAT is usually already included in the listed price.
The realistic low-to-high percentage range that covers most standard residential transactions in Budva is 5% to 8%, with the variation depending on the property price (due to progressive transfer tax brackets), the complexity of the transaction, and the specific notary and legal fees you negotiate.
The specific fee categories that make up this total percentage in Budva include the real estate transfer tax (the largest component, calculated on progressive brackets), notary fees, property registration and administrative fees, legal fees, and translation costs if needed.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Budva.
How much are notary, registration, and legal fees in Budva in 2026?
As of early 2026, the combined cost for notary, registration, and legal fees in Budva typically ranges from around €1,500 to €4,000 ($1,750 to $4,700) for a standard residential purchase, depending on the property value and complexity of the transaction.
These fees typically represent between 1% and 2.5% of the property price in Budva, with the percentage being proportionally higher for lower-value properties and lower for more expensive ones.
Of the three fee types, legal fees (lawyer costs) are usually the most expensive in Budva, commonly running around 0.5% to 1% of the purchase price, while notary fees are a few hundred to around €1,000 and registration/administrative fees are typically smaller fixed amounts in the tens to low hundreds of euros.
What annual property taxes should I expect in Budva in 2026?
As of early 2026, the annual property tax in Budva is calculated as a percentage of the assessed market value: 0.30% for primary residences and 0.60% for secondary homes, so for a property assessed at €200,000, you would pay around €600 per year ($700) if it is your primary home or €1,200 per year ($1,400) if it is a secondary property.
Annual property taxes in Budva represent between 0.30% and 0.60% of the property's assessed value, which is relatively low compared to many Western European countries and makes ongoing ownership costs manageable.
Property taxes in Budva vary based on both property type (primary vs secondary residence) and location, because the Municipality of Budva uses zone coefficients that mean two similar-sized apartments can be assessed differently depending on whether they are in an "exclusive zone" near the seafront or a "second zone" further inland.
There are some exemptions and reductions available for certain buyers in Budva, typically for primary residences and in some cases for specific categories of residents, though the exact eligibility depends on the current municipal regulations and your personal circumstances.
You can find the list of all property taxes, costs and fees when buying in Budva here.
Is mortgage a viable option for foreigners in Budva right now?
Obtaining a mortgage as a foreigner in Budva is viable but not straightforward, with at least two major banks (CKB and Erste Bank Montenegro) offering housing loan products that are accessible to foreign nationals who meet specific residency and documentation requirements.
Typical loan-to-value ratios for foreign buyers in Montenegro range from 50% to 70%, with interest rates that have historically been higher than Western European averages, often in the 4% to 7% range depending on the bank, currency, and your credit profile.
To qualify for a mortgage as a foreign buyer in Budva, you typically need proof of income (employment contract or business documentation), a regulated stay or residence permit (boravak) in Montenegro, a valid passport, and the ability to meet the bank's underwriting and creditworthiness criteria.
Despite these options, many foreign buyers in Budva still choose to purchase with cash because the mortgage process adds complexity, and banks may require significant documentation that can be challenging for non-residents to provide.
You'll find our latest property market analysis about Budva here.
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 should I predict for resale and growth in Budva in 2026?
What property types resell fastest in Budva in 2026?
As of early 2026, the property types that resell fastest in Budva are turnkey one-bedroom and compact two-bedroom apartments in year-round livable neighborhoods like Rozino, Dubovica, and Babilonija, particularly those with clean title documentation, an elevator, and ideally a parking space.
The typical time on market to sell a correctly priced, clean-title property in Budva is around 2 to 6 months in normal market conditions, though properties with issues like unclear legalization, no parking, or overly optimistic pricing can take 6 to 12 months or longer.
Properties in Budva that sell faster share specific characteristics: they work for both personal use and seasonal rental (which attracts a wider buyer pool), they are in neighborhoods with shops and services for year-round living (not just summer tourists), and they have all documentation in order so buyers can close quickly without legal complications.
The slowest properties to resell in Budva tend to be those with legalization issues (incomplete permits or unclear title), units in very uphill locations that require a car to access anything, properties priced based on peak-summer optimism rather than realistic year-round demand, and older units in buildings with no elevator or parking in parking-stressed micro-areas.
If you're interested, we cover all the best exit strategies in our real estate pack about Budva.
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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) | Official government statistics office for Montenegro with housing price data. | We used MONSTAT's coastal transaction prices as our baseline for typical price per square meter. We then adjusted to Budva-specific reality using market reports. |
| Municipality of Budva (Property Tax Decision) | Budva's official rulebook defining property tax rates and zoning coefficients. | We used it for actual annual property tax rates and official neighborhood zone definitions. We also used it to explain how location affects tax assessments. |
| KPMG Tax Alert | Top-tier tax advisor citing underlying law changes directly. | We used it to model the progressive real estate transfer tax on resales. We applied those brackets to calculate realistic all-in purchase costs. |
| CMS Legal Guide | Major international law firm focused on legal mechanics for buyers. | We used it to cross-check foreign buyer rules and the buying process. We turned their guidance into practical due diligence checklists. |
| European Central Bank (ECB) | Official central bank reference rate for EUR/USD conversion. | We used the January 2026 ECB rate to convert dollar budgets into euros. We kept all property calculations in euros since Budva transactions use EUR. |
| Cushman & Wakefield / CBS International | Major global real estate advisor with method-driven market reports. | We used it to understand where demand concentrates on the coast. We justified price premiums for newer, well-located stock based on their findings. |
| U.S. State Department Investment Climate Statement | Government publication compiling investment context and national figures. | We used it to validate real estate's significance within FDI flows to Montenegro. We cross-checked that coastal demand includes substantial foreign investment. |
| IMF Montenegro Article IV Report | Top international institution for macro and financial system conditions. | We used it to support mortgage availability and credit growth trends. We framed resale liquidity expectations using their small-market analysis. |
| CKB (Crnogorska komercijalna banka) | Major Montenegrin bank stating loan eligibility conditions directly. | We used it to confirm mortgages are available to residents and some non-residents. We kept mortgage information factual rather than assumption-based. |
| Erste Bank Montenegro | Primary bank document describing loans for foreign nationals. | We used it to confirm at least one bank explicitly lends to foreigners. We grounded the "is mortgage viable" section in real bank offers. |
| Tranio | Large international portal with many active Budva listings. | We used it only to sanity-check current asking prices across Budva. We clearly labeled this as asking prices, not official transaction data. |
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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