Authored by the expert who managed and guided the team behind the Croatia Property Pack
Yes, the analysis of Dubrovnik's property market is included in our pack
This article covers the current residential rents in Dubrovnik, with fresh data and estimates for January 2026.
We constantly update this blog post to reflect the latest rental trends in Dubrovnik's unique coastal market.
Whether you're a tenant looking to move or a landlord pricing your property, you'll find the numbers you need here.
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 Dubrovnik.
Insights
- Dubrovnik rents run about 40% higher than the Dubrovnik-Neretva county average because the city itself is the premium core where long-term supply is structurally tight.
- Studios in Dubrovnik command roughly 700 euros per month on average, but you can expect to pay up to 950 euros for renovated units near the Old Town.
- The long-term rental vacancy rate in Dubrovnik sits around 4%, which is unusually low because many apartments are pulled into short-term tourism use instead.
- Year-over-year rent growth in Dubrovnik for 2026 is estimated between 6% and 10%, outpacing the national average due to the city's supply constraints.
- Well-priced studios and one-bedrooms in Dubrovnik typically find tenants within 10 to 25 days, while overpriced sea-view units can linger for two months or more.
- Peak tenant demand in Dubrovnik hits between March and June, when seasonal workers arrive and some long-term tenants get displaced by short-term tourism conversions.
- Ploče and Old Town are Dubrovnik's highest-rent neighborhoods, with one-bedrooms easily reaching 1,200 euros per month for sea views and walkability.
- Furnished apartments dominate Dubrovnik's rental market because landlords want flexibility to switch between long-term and tourism-style leases.
What are typical rents in Dubrovnik as of 2026?
What's the average monthly rent for a studio in Dubrovnik as of 2026?
As of early 2026, the average monthly rent for a studio in Dubrovnik is around 700 euros (approximately 730 USD), though this can vary depending on location and condition.
Most studios in Dubrovnik fall within a realistic range of 550 to 950 euros per month (roughly 575 to 990 USD), with the higher end reflecting renovated units or those closer to the Old Town and sea views.
The main factors that push studio rents up or down in Dubrovnik include proximity to the Old Town, quality of renovation, whether the unit has air conditioning, and views of the Adriatic Sea.
What's the average monthly rent for a 1-bedroom in Dubrovnik as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Dubrovnik is approximately 950 euros (around 990 USD), making it the most sought-after size for couples and remote workers.
The typical range for 1-bedroom apartments in Dubrovnik runs from 750 to 1,250 euros per month (roughly 780 to 1,300 USD), depending on the neighborhood and property condition.
In Dubrovnik, neighborhoods like Gruž and Montovjerna tend to have the most affordable 1-bedroom rents, while Ploče and the edges of the Old Town sit at the top of the price range due to their prestige and sea views.
What's the average monthly rent for a 2-bedroom in Dubrovnik as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Dubrovnik is around 1,400 euros (approximately 1,460 USD), reflecting the premium that families and sharers pay for extra space in a supply-constrained market.
Most 2-bedroom apartments in Dubrovnik rent within a range of 1,100 to 1,850 euros per month (roughly 1,150 to 1,930 USD), with condition and location being the main price drivers.
For 2-bedroom units in Dubrovnik, Gruž and Montovjerna offer the more affordable options, while renovated apartments in Lapad and Ploče with sea views sit at the expensive end of the spectrum.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Dubrovnik.
What's the average rent per square meter in Dubrovnik as of 2026?
As of early 2026, the average rent per square meter in Dubrovnik is approximately 14.50 euros (around 15 USD), though this varies significantly by apartment size and location.
Across different Dubrovnik neighborhoods, rent per square meter typically ranges from 13 to 20 euros (roughly 13.50 to 21 USD), with smaller studios commanding the highest per-meter rates and larger family apartments sitting at the lower end.
Compared to other Croatian cities, Dubrovnik's rent per square meter is among the highest in the country, easily surpassing Zagreb and Split due to its UNESCO status and chronic shortage of long-term rentals.
In Dubrovnik, the features that push rent per square meter above average include sea views, terraces, modern renovations, air conditioning, and proximity to the Old Town walls.
How much have rents changed year-over-year in Dubrovnik in 2026?
As of early 2026, rents in Dubrovnik have increased by an estimated 6% to 10% compared to January 2025, which is faster than the national average due to the city's tight supply.
The main factors driving rent increases in Dubrovnik this year include continued tourism pressure that pulls apartments into short-term use, limited new construction, and strong demand from remote workers and expats.
This year's rent growth in Dubrovnik is similar to the pace seen in 2025, when the official Croatia-wide rent inflation index was already climbing steadily, but Dubrovnik's supply constraints pushed local rents even higher than the national trend.
What's the outlook for rent growth in Dubrovnik in 2026?
As of early 2026, we project rent growth in Dubrovnik to land between 4% and 8% over the year, with the outcome depending on how tourism and inflation trends play out.
The key factors likely to influence Dubrovnik rents in 2026 include continued economic growth in Croatia, persistent tourism demand keeping short-term rentals attractive, and gradual inflation cooling that may take some pressure off landlords.
Within Dubrovnik, neighborhoods like Ploče and Lapad are expected to see the strongest rent growth because of their appeal to higher-budget tenants and limited new supply coming to market.
The main risks that could push Dubrovnik rent growth above or below projections include a sudden tourism slowdown, policy changes that incentivize long-term leasing, or unexpected spikes in construction activity.
Get fresh and reliable information about the market in Dubrovnik
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Which neighborhoods rent best in Dubrovnik as of 2026?
Which neighborhoods have the highest rents in Dubrovnik as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Dubrovnik are Ploče, the Old Town (Stari Grad), and the premium parts of Lapad, where 1-bedroom apartments can easily reach 1,100 to 1,300 euros (around 1,150 to 1,350 USD) per month.
These Dubrovnik neighborhoods command premium rents because of their sea views, walkability to the Old Town walls, prestige, and the scarcity of long-term rental stock in these areas.
The tenants who typically rent in Ploče, Old Town, and upper Lapad are affluent expats, executives on relocation packages, and international remote workers with higher housing budgets.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Dubrovnik.
Where do young professionals prefer to rent in Dubrovnik right now?
The three neighborhoods where young professionals in Dubrovnik tend to prefer renting are Gruž, Montovjerna, and Lapad, because these areas balance affordability with good access to the city center and services.
Young professionals in Dubrovnik typically pay between 700 and 1,100 euros per month (roughly 730 to 1,150 USD) for a 1-bedroom apartment in these neighborhoods, depending on condition and exact location.
The features that attract young professionals to Gruž, Montovjerna, and Lapad include proximity to the main bus station and port, cafes and restaurants, reliable internet for remote work, and a more "normal life" feel compared to the tourist-heavy Old Town.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Dubrovnik.
Where do families prefer to rent in Dubrovnik right now?
The three neighborhoods where families in Dubrovnik tend to prefer renting are Lapad, the Solitudo and Babin Kuk areas on the Lapad peninsula, and Mokošica, because these areas offer more space, calmer streets, and family-friendly amenities.
Families renting 2 to 3 bedroom apartments in these Dubrovnik neighborhoods typically pay between 1,200 and 1,800 euros per month (roughly 1,250 to 1,880 USD), with Mokošica generally offering more space for less money than Lapad.
The features that make Lapad, Babin Kuk, and Mokošica attractive to families include beaches, parks, larger apartment layouts, and a residential atmosphere away from the tourist crowds.
Families in these Dubrovnik neighborhoods have access to local primary schools, kindergartens, and international schooling options, with the city's compact size making school commutes manageable across most areas.
Which areas near transit or universities rent faster in Dubrovnik in 2026?
As of early 2026, the three areas in Dubrovnik that rent fastest due to transit or university proximity are Gruž (near the main port and bus station), Montovjerna, and the areas around the University of Dubrovnik campus.
Properties in these high-demand Dubrovnik areas typically stay listed for just 10 to 20 days when priced correctly, compared to 30 days or more for less convenient locations.
The rent premium for apartments within walking distance of transit hubs or the University of Dubrovnik is typically 50 to 100 euros per month (roughly 50 to 105 USD) above comparable units in less connected neighborhoods.
Which neighborhoods are most popular with expats in Dubrovnik right now?
The three neighborhoods most popular with expats in Dubrovnik are Ploče, Lapad, and Babin Kuk, because these areas offer a combination of sea views, modern amenities, English-friendly services, and a lifestyle-oriented environment.
Expats renting in these Dubrovnik neighborhoods typically pay between 900 and 1,400 euros per month (roughly 940 to 1,460 USD) for a 1-bedroom apartment, with Ploče sitting at the top of that range.
The features that attract expats to Ploče, Lapad, and Babin Kuk include walkability to beaches and restaurants, reliable internet for remote work, quieter residential streets, and proximity to resort-style amenities.
The expat communities in Dubrovnik are diverse, with significant numbers of Germans, Britons, Americans, and Scandinavians drawn by Croatia's climate, EU membership, and relatively affordable cost of living compared to Western Europe.
And if you are also an expat, you may want to read our exhaustive guide for expats in Dubrovnik.
Get to know the market before buying a property in Dubrovnik
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Who rents, and what do tenants want in Dubrovnik right now?
What tenant profiles dominate rentals in Dubrovnik?
The three tenant profiles that dominate the long-term rental market in Dubrovnik are local households and workers, young professionals and couples, and students attending the University of Dubrovnik.
In Dubrovnik's rental market, local households and workers make up roughly 50% of long-term tenants, young professionals and couples account for about 30%, and students represent around 15%, with the remainder being expats and international relocations.
Local households in Dubrovnik typically seek 2-bedroom apartments in practical neighborhoods like Gruž or Montovjerna, young professionals prefer modern 1-bedrooms with good internet, and students look for affordable studios or shared apartments near campus.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Dubrovnik.
Do tenants prefer furnished or unfurnished in Dubrovnik?
In Dubrovnik, roughly 75% of long-term tenants rent furnished apartments, while about 25% seek unfurnished units, reflecting the city's flexible rental culture where landlords often keep the option to switch to tourism use.
Furnished apartments in Dubrovnik typically command a rent premium of 100 to 200 euros per month (roughly 105 to 210 USD) compared to unfurnished units of similar size and location.
The tenant profiles that prefer furnished rentals in Dubrovnik include expats, remote workers, seasonal staff, and students, while serious long-term families often prefer unfurnished or partly furnished apartments when they can find them.
Which amenities increase rent the most in Dubrovnik?
The five amenities that increase rent the most in Dubrovnik are sea views with a balcony or terrace, air conditioning, dedicated parking, a modern renovated kitchen and bathroom, and reliable high-speed internet with a workspace area.
In Dubrovnik, a sea view with balcony can add 150 to 250 euros per month (roughly 155 to 260 USD), air conditioning adds about 50 to 100 euros, parking adds 75 to 150 euros, modern renovation adds 100 to 200 euros, and reliable internet with workspace adds 30 to 60 euros.
In our property pack covering the real estate market in Dubrovnik, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Dubrovnik?
The five renovations that get the best ROI for rental properties in Dubrovnik are bathroom modernization, kitchen upgrades, air conditioning installation, energy-efficient windows and sealing, and fresh flooring with neutral paint.
In Dubrovnik, a bathroom refresh typically costs 2,000 to 5,000 euros (roughly 2,100 to 5,200 USD) and can add 75 to 150 euros per month to rent, kitchen upgrades cost 3,000 to 7,000 euros and add 75 to 150 euros, AC installation costs 500 to 1,500 euros and adds 50 to 100 euros, window upgrades cost 2,000 to 6,000 euros and add 40 to 80 euros, and flooring with paint costs 1,500 to 4,000 euros and adds 50 to 100 euros.
Renovations that tend to have poor ROI and should be avoided by landlords in Dubrovnik include overly personalized design choices, luxury finishes that exceed the neighborhood's rent ceiling, and structural changes that don't add rentable space.
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How strong is rental demand in Dubrovnik as of 2026?
What's the vacancy rate for rentals in Dubrovnik as of 2026?
As of early 2026, the estimated vacancy rate for long-term residential rentals in Dubrovnik is around 4%, which is quite low by any standard and reflects the chronic undersupply of year-round housing.
Across different Dubrovnik neighborhoods, vacancy rates range from roughly 3% in central areas like Ploče and the Old Town edges, up to 6% to 8% in outer neighborhoods during seasonal transition periods.
The current vacancy rate in Dubrovnik is lower than the historical average for comparable coastal Croatian cities, largely because so many apartments have been permanently diverted into short-term tourism use.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Dubrovnik.
How many days do rentals stay listed in Dubrovnik as of 2026?
As of early 2026, the average number of days a long-term rental stays listed in Dubrovnik is around 15 to 25 days for well-priced properties, though this varies significantly by type and neighborhood.
In Dubrovnik, well-priced studios and 1-bedrooms in Gruž or Montovjerna can find tenants in 10 to 20 days, while overpriced sea-view units in Ploče or Lapad can sit on the market for 40 to 60 days or more.
Compared to one year ago, listings in Dubrovnik are moving slightly faster because demand remains strong and the pool of available long-term rentals has not grown meaningfully.
Which months have peak tenant demand in Dubrovnik?
The peak months for long-term tenant demand in Dubrovnik are March through June, when seasonal workers arrive, some tenants get displaced by apartments switching to short-term tourism use, and the rental market tightens considerably.
The main factors driving seasonal demand patterns in Dubrovnik are the tourism calendar, since landlords often convert units to holiday rentals for summer, and the academic year, which brings a secondary demand spike in September and October.
The months with the lowest tenant demand in Dubrovnik are typically November through February, when tourism is slow and some landlords bring units back to the long-term market, creating a brief window of better availability.
Don't buy the wrong property, in the wrong area of Dubrovnik
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What will my monthly costs be in Dubrovnik as of 2026?
What property taxes should landlords expect in Dubrovnik as of 2026?
As of early 2026, landlords in Dubrovnik should expect to pay an annual property tax in the range of 2 to 5 euros per square meter (roughly 2 to 5 USD per square meter), which for a typical 60 square meter apartment works out to about 120 to 300 euros per year (roughly 125 to 315 USD).
The realistic range of annual property taxes in Dubrovnik depends on the property's classification and exact location, with rates officially set between 0.60 and 8.00 euros per square meter per year, though most residential units fall in the mid-range.
Property taxes in Dubrovnik are calculated based on the property's usable floor area and a per-square-meter rate set by the city within a national framework, with the exact rate depending on whether the property is a primary residence, secondary home, or rental.
Please note that, in our property pack covering the real estate market in Dubrovnik, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Dubrovnik right now?
A realistic annual maintenance budget for a typical rental property in Dubrovnik is around 1,000 to 2,000 euros (roughly 1,040 to 2,090 USD), or approximately 20 to 35 euros per square meter per year, depending on the property's age and condition.
In Dubrovnik, the range of annual maintenance costs runs from about 800 euros for newer, well-maintained apartments up to 3,000 euros or more for older stone buildings that face more wear from sea air and moisture.
Landlords in Dubrovnik typically set aside 8% to 12% of their annual rental income for maintenance, which covers routine repairs, appliance replacements, and periodic refreshes like repainting.
What utilities do landlords often pay in Dubrovnik right now?
In Dubrovnik, landlords most commonly pay for building reserve and common charges on behalf of tenants, while variable utilities like electricity, water, and internet are typically passed through to tenants.
When landlords do cover building common charges in Dubrovnik, these typically run 30 to 80 euros per month (roughly 30 to 85 USD), depending on the building's size and whether it includes features like an elevator or shared garden.
The common practice in Dubrovnik is for landlords to specify utility responsibility clearly in the lease, with most long-term contracts putting electricity, water, and internet costs on the tenant, while landlords handle fixed building fees.
How is rental income taxed in Dubrovnik as of 2026?
As of early 2026, rental income in Dubrovnik is taxed under Croatia's income tax framework, with rates that depend on whether you are a resident or non-resident, and the exact structure of your lease arrangement.
Landlords in Dubrovnik can typically deduct expenses like maintenance, insurance, and depreciation against their rental income, which reduces the taxable amount, though the specific allowances depend on how the income is reported.
A common tax mistake specific to Dubrovnik landlords is failing to properly declare rental income from properties that switch between long-term and short-term tourism use, which have different tax treatments and compliance requirements.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Dubrovnik.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Croatia 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 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 Dubrovnik, 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 |
|---|---|---|
| Eurostat via FRED | It's the EU's official rent inflation index, republished by a reputable central-bank data portal. | We used it to anchor how fast rents have been rising nationally going into January 2026. We then scaled Dubrovnik's local rent changes around that benchmark. |
| Croatian Bureau of Statistics (DZS) | It's Croatia's official statistics office explaining how price indices are built. | We used it to define what "rent" means in official indices and what it excludes. We used those definitions to keep our estimates focused on residential leases. |
| Croatian National Bank (HNB) Price Indices | It's Croatia's central bank, publishing official housing and price statistics frameworks. | We used it to ground the context around housing market tightness and ownership signals. We used it qualitatively to support the outlook section. |
| HNB Macroeconomic Projections | It's the central bank's official forward-looking view on growth, inflation, and tourism demand. | We used it to frame 2026 rent-growth drivers like wage growth and inflation cooling. We used it to stress-test whether rent growth is more likely to be hot or moderating. |
| European Commission | It's a top-tier public institution with consistent, comparable forecasts across EU countries. | We used it to anchor a second, independent macro view for 2026. We used that cross-check to keep the rent-growth outlook realistic. |
| Colliers Croatia Market Snapshot | Colliers is a major global real-estate consultancy with formal research outputs. | We used it to support Croatia-wide supply and demand themes that influence rentals. We used it as industry triangulation alongside official macro sources. |
| Nekretnine.hr | It's one of Croatia's big property portals and it publishes a transparent asking price per square meter time series. | We used it as our baseline listing-market rent signal near Dubrovnik. We then adjusted upward for Dubrovnik city proper, which typically rents above the county average. |
| Njuškalo | It's Croatia's largest and most-used marketplace, giving the broadest view of current asking rents. | We used it to sanity-check what real listings look like by neighborhood. We used those observed price bands to set realistic averages for studios, 1-bedrooms, and 2-bedrooms. |
| Global Property Guide | It's a long-running international housing-market publisher that explicitly cites official sources for indices. | We used it as secondary confirmation that Croatia rent trends can be proxied by official CPI components. We used it to cross-check the direction implied by Eurostat data. |
| Reuters | Reuters is a top-tier global newsroom, and this piece clearly attributes policy details to officials. | We used it to explain a key structural Dubrovnik reality: coastal towns are hit hard by homes pulled into short-term tourism. We used it to justify why long-term rentals stay scarce. |
| Croatian Tax Administration (Non-Residents) | It's the official tax authority explaining obligations in plain terms. | We used it to keep the tax section grounded in official guidance. We used it to frame compliance expectations for landlords who aren't Croatian residents. |
| Croatian Tax Administration (Income Tax) | It's the primary government reference for how Croatia taxes income. | We used it to anchor the rental-income taxation discussion at a high level. We used it to avoid guesswork on basic legal definitions. |
| Grad Dubrovnik Official Gazette | It's the city's official gazette where binding local decisions are published. | We used it to support the monthly costs section about local charges. We used it as the authoritative source for city-set fees. |
| University of Dubrovnik | It's the official university site describing student housing capacity and demand context. | We used it to explain one of Dubrovnik's unique demand channels: students competing for long-term rentals. We used it to support the transit and university neighborhood picks. |
| The Dubrovnik Times | It's a local news outlet explicitly citing the official eVisitor registration system. | We used it to connect rent seasonality to the real driver: tourist arrivals and overnight stays. We used it to justify why listings tighten heading into spring and summer. |
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