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This blog post is constantly updated, because rents in Dubrovnik in 2026 are moving quickly and fresh data matters.
Dubrovnik has one of Croatia’s tightest rental markets, because local housing demand competes with tourism, seasonal work and expat demand.
In this article, we explain typical rents, best-renting neighborhoods, tenant demand and landlord costs in simple terms.
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.
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 2026, the average monthly rent for a studio in Dubrovnik is about €650, which is also the local currency amount, or about $700.
In practice, most studios in Dubrovnik rent for about €550 to €800 per month, or roughly $595 to $865, with the lower end usually outside the main tourist belt.
This wide range exists because a studio in Mokošica or a back street in Gruž is not priced like a renovated studio near Pile, Ploče or the Old Town.
What's the average monthly rent for a 1-bedroom in Dubrovnik as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Dubrovnik is about €900, or about $970.
Most 1-bedroom apartments in Dubrovnik rent for about €750 to €1,150 per month, or roughly $810 to $1,240, depending on location and condition.
The cheaper 1-bedroom rents are usually in Mokošica, Gruž and some parts of Montovjerna, while the highest rents are usually in Old Town, Ploče, Pile and premium Lapad.
What's the average monthly rent for a 2-bedroom in Dubrovnik as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Dubrovnik is about €1,250, or about $1,350.
Most 2-bedroom apartments in Dubrovnik rent for about €1,000 to €1,600 per month, or roughly $1,080 to $1,730, with family-sized apartments in good areas often near the middle of that range.
The cheaper 2-bedroom rents are more common in Mokošica and parts of Gruž, while the most expensive 2-bedroom apartments are usually in Ploče, Old Town, Pile-Kono and sea-view Lapad.
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 2026, the average rent per square meter in Dubrovnik is about €13.50 per m² per month, or about $14.60 per m² per month.
A realistic rent range across Dubrovnik is about €12 to €16 per m² per month, or roughly $13 to $17 per m², for normal long-term apartments.
Dubrovnik rents are much higher than the wider Dubrovnik-Neretva County average, because the city benchmark is around 41% above the county benchmark.
Small renovated apartments, sea views, balconies, parking, Old Town access and strong bus access usually push rent per square meter above the Dubrovnik average.
How much have rents changed year-over-year in Dubrovnik in 2026?
As of 2026, advertised rents in Dubrovnik are up about 38% year-over-year, while actual signed long-term leases are more likely up about 20% to 25%.
The main reasons are strong tourism, limited housing supply, a small long-term rental market and landlords comparing long-term rent with short-term tourist income.
This year’s rent increase in Dubrovnik looks much sharper than the previous normal trend, because 2026 asking rents have repriced faster than older rental contracts.
What's the outlook for rent growth in Dubrovnik in 2026?
As of 2026, rents in Dubrovnik are likely to rise another 5% to 8% for good long-term apartments during the rest of the year.
Rent growth in Dubrovnik should be supported by tourism, low unemployment, limited land, high ownership rates and Croatia’s very small long-term rental sector.
The strongest rent growth is expected in Lapad, Gruž, Montovjerna, Ploče and Pile-Kono, especially for small furnished apartments that tenants can use year-round.
The main risks are weaker tourism, lower household affordability, stricter short-term rental rules or landlords moving more apartments back into long-term rental supply.
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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 2026, the top high-rent areas in Dubrovnik are Ploče, Old Town and Pile-Kono, where strong 1-bedroom apartments can reach about €1,100 to €1,300 per month, or about $1,190 to $1,400.
These Dubrovnik neighborhoods command premium rents because tenants pay for views, walkability, historic setting, short-term rental value and easy access to the Old Town.
The typical tenants in these high-rent Dubrovnik areas are expats, remote workers, higher-income professionals and owners who need a premium temporary base.
By the way, we’ve written a blog article detailing Sources and methodology: we used Nekretnine.hr, the European Commission Housing Annex and Dubrovnik Times eVisitor reporting. We ranked areas by rent, scarcity and tourist substitution value. We also used our own area-by-area rental scoring.
Where do young professionals prefer to rent in Dubrovnik right now?
Young professionals in Dubrovnik usually prefer Lapad, Gruž and Montovjerna, because these neighborhoods balance rent, services, buses and daily convenience.
In these young-professional areas, most renters pay about €750 to €1,100 per month, or about $810 to $1,190, for a studio or 1-bedroom apartment.
These neighborhoods attract young professionals because cafés, supermarkets, bus routes, the port, beaches and Old Town jobs are easier to reach than from isolated hillside streets.
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?
Families in Dubrovnik usually prefer Lapad, Babin Kuk and Mokošica, because these areas offer more space, quieter living and more practical daily routines.
Families usually pay about €1,100 to €1,700 per month, or about $1,190 to $1,835, for 2-bedroom or 3-bedroom apartments in these neighborhoods.
Lapad and Babin Kuk are attractive because they feel more residential, while Mokošica is attractive because larger apartments are usually more affordable.
Useful education options for families include local primary schools in Lapad and Mokošica, secondary schools in the city area and the University of Dubrovnik for older students.
Which areas near transit or universities rent faster in Dubrovnik in 2026?
As of 2026, the fastest-renting transit or university-linked areas in Dubrovnik are Gruž, Lapad and Montovjerna.
Correctly priced apartments in these high-demand Dubrovnik areas often lease in about 10 to 25 days, while larger or overpriced units can take longer.
A walkable bus or university-linked location can add about €75 to €150 per month, or about $80 to $160, compared with a similar apartment in a less convenient location.
Which neighborhoods are most popular with expats in Dubrovnik right now?
Expats in Dubrovnik usually prefer Lapad, Babin Kuk and Ploče, because these areas combine comfort, views, services and easier year-round living.
Expats in these Dubrovnik neighborhoods typically pay about €900 to €1,600 per month, or about $970 to $1,730, for a furnished studio or 1-bedroom apartment.
These areas attract expats because apartments are often furnished, walkable, close to the sea and easier to use without dealing with Old Town noise every day.
The most visible expat groups in Dubrovnik tend to include EU residents, British and American remote workers, regional professionals and foreign retirees.
And if you are also an expat, you may want to read our Sources and methodology: we used Dubrovnik Times eVisitor reporting, the European Commission Housing Annex and Nekretnine.hr. We separated monthly-stay tourist demand from normal long-term rental demand. We also used our own expat neighborhood analysis.
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Who rents, and what do tenants want in Dubrovnik right now?
What tenant profiles dominate rentals in Dubrovnik?
The top tenant profiles in Dubrovnik are hospitality workers, local young professionals and expats or remote workers.
A realistic split is about 35% hospitality and seasonal workers, 30% local professionals, 20% expats or remote workers and 15% students, families or other tenants.
Hospitality workers usually seek studios or shared apartments, local professionals seek studios and 1-bedrooms, and expats usually seek furnished 1-bedroom apartments in walkable areas.
If you want to optimize your cashflow, you can read our Sources and methodology: we used Dubrovnik Times eVisitor reporting, the University of Dubrovnik and the OECD Croatia housing chapter. We estimated shares because no official tenant-by-tenant dataset exists for Dubrovnik. We also used our own tenant demand model.
Do tenants prefer furnished or unfurnished in Dubrovnik?
In Dubrovnik, about 70% of tenants prefer furnished rentals and about 30% prefer unfurnished or semi-furnished rentals.
A furnished apartment in Dubrovnik can usually command about €75 to €200 more per month, or about $80 to $215, compared with a similar unfurnished apartment.
Furnished rentals are especially preferred by seasonal workers, expats, remote workers, students and tenants who do not plan to stay in Dubrovnik for many years.
Which amenities increase rent the most in Dubrovnik?
The five amenities that increase rent the most in Dubrovnik are sea view, parking, balcony or terrace, air conditioning and modern kitchen.
Sea view can add €150 to €300 per month, parking €100 to €200, a terrace €75 to €150, air conditioning €50 to €100 and a modern kitchen €50 to €150.
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 best rental ROI renovations in Dubrovnik are air conditioning, bathroom refresh, kitchen upgrade, window or insulation work and better terrace presentation.
Air conditioning may cost €800 to €1,500 and add €50 to €100 monthly rent, a bathroom refresh may cost €3,000 to €7,000 and add €75 to €150, a kitchen upgrade may cost €2,500 to €6,000 and add €50 to €150, windows may cost €3,000 to €8,000 and add €50 to €120, and terrace work may cost €1,000 to €4,000 and add €75 to €150.
Poor ROI renovations in Dubrovnik usually include luxury décor, oversized furniture, fragile finishes and tourist-style upgrades that do not help a tenant live comfortably all year.
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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 2026, the practical vacancy rate for usable long-term rental apartments in Dubrovnik is about 2% to 3%.
The realistic range is about 1% to 2% for well-priced studios before summer and about 3% to 5% for larger or overpriced apartments in less convenient areas.
Today’s practical vacancy rate in Dubrovnik appears lower than a normal historical level, because more housing stock is being pulled toward tourism or seasonal 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 2026, a normal long-term rental in Dubrovnik stays listed for about 15 to 30 days when the price is realistic.
Studios and 1-bedrooms in Lapad, Gruž and Montovjerna can rent in 10 to 25 days, while large or overpriced sea-view apartments can take 60 days or more.
Compared with one year ago, good Dubrovnik rentals appear to be moving faster, because 2026 demand is stronger and long-term supply is still very limited.
Which months have peak tenant demand in Dubrovnik?
The peak months for tenant demand in Dubrovnik are March, April, May and June, with a smaller second wave in September.
This pattern is driven by seasonal hiring, tourism preparation, student demand, university-linked moves and tenants trying to secure housing before the summer squeeze.
The slowest months are usually November, December and January, when tourism-linked demand is lower and fewer people move unless they need year-round housing.
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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 2026, a typical Dubrovnik landlord may pay about €36 to €480 per year in property tax for a 60 m² apartment, or about $39 to $520.
The realistic range is wide because Croatia’s 2026 property tax is set locally from €0.60 to €8.00 per m² per year, or about $0.65 to $8.65 per m².
Property tax in Dubrovnik depends on usable area, local zone, property use and whether the apartment is treated as occupied, rented, vacant or holiday-use property.
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 utilities do landlords often pay in Dubrovnik right now?
In Dubrovnik, landlords most often pay building reserve fees, common-area costs, insurance, major repairs and sometimes internet for expat-style furnished rentals.
Typical monthly owner-paid costs are about €40 to €90 for building reserves, €15 to €35 for insurance, €25 to €60 for common costs and €25 to €40 for internet when included.
The common practice in Dubrovnik is that tenants pay electricity, water, waste and internet, unless the apartment is marketed as a serviced or expat-friendly furnished rental.
How is rental income taxed in Dubrovnik as of 2026?
As of 2026, private long-term residential rental income in Dubrovnik is taxed at 12% after a 30% recognized expense deduction, which equals 8.4% of gross rent.
The main deduction is the automatic 30% recognized expense deduction, so a landlord receiving €1,000 per month would pay about €84 per month in income tax.
Common Dubrovnik mistakes include treating tourist rental rules as long-term rental rules, ignoring local property tax, and forgetting that Old Town or holiday-style use can change the tax picture.
We cover these mistakes, among others, in our Sources and methodology: we used the Croatian Tax Administration landlord page, the Croatian Tax Administration property tax page and the City of Dubrovnik local tax decision. We focused on a non-professional individual landlord. We did not apply corporate tax, VAT or tourist-rental lump-sum rules.
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 this source is reliable | How we used it |
|---|---|---|
| Nekretnine.hr Dubrovnik price index | It is a large Croatian property portal with current asking-price data for Dubrovnik. | We used it as the main live benchmark for advertised long-term rent per square meter in Dubrovnik. We cross-checked the figure because asking rents can be higher than final signed leases. |
| Nekretnine.hr Dubrovnik-Neretva county index | It gives useful county-level context around Dubrovnik. | We used it to compare Dubrovnik city rents with wider county rents. We treated Dubrovnik as a premium city market, not as a normal county average. |
| FRED / Eurostat Croatia actual rentals index | It republishes Eurostat’s harmonized official rental index for Croatia. | We used it to compare Dubrovnik asking rents with national actual-rent inflation. We used this check to avoid overstating what signed leases may really pay. |
| Croatian Bureau of Statistics | It is Croatia’s official statistical agency. | We used it for national inflation and statistical context. We used the official data as a reality check on local market claims. |
| Croatian Bureau of Statistics census portal | It is the official source for Croatia’s population, household and dwelling census data. | We used it to frame Dubrovnik’s structural housing scarcity. We treated housing stock as a key reason why rentals are tight. |
| Croatian Tax Administration landlord taxation | It is the official Croatian tax authority source for residential landlord taxation. | We used it to explain the 12% tax after a 30% expense deduction. We translated that into the simpler 8.4% effective tax on gross rent. |
| Croatian Tax Administration property tax | It is the official source for Croatia’s property-tax framework. | We used it to confirm the 2026 property-tax range. We combined it with Dubrovnik local rules because the final bill depends on the municipality. |
| City of Dubrovnik official local tax decision | It is the official municipal gazette for Dubrovnik. | We used it to confirm that Dubrovnik has a local tax decision covering property tax. We used it for local cost framing, not for market rent estimates. |
| City of Dubrovnik local tax consultation | It is an official city document explaining the local tax proposal and zones. | We used it to understand the city’s zone-based approach. We treated it as policy context, not as a rental dataset. |
| European Commission economic forecast for Croatia | It is an official EU forecast for Croatia’s GDP, inflation and labour market. | We used it to frame the 2026 rent-growth outlook. We checked whether macro conditions support or limit further rent increases. |
| European Commission 2026 Housing Annex for Croatia | It is an EU housing-policy document that directly discusses Croatia’s rental shortage. | We used it to explain why tourist coastal areas like Dubrovnik have tight long-term rental supply. We connected short-term rentals and vacant homes to long-term scarcity. |
| OECD Croatia 2026 housing chapter | It is an OECD country survey focused on Croatia’s housing constraints and rental-market structure. | We used it to explain why Croatia’s long-term rental market is small. We applied that point carefully to Dubrovnik because tourism makes the local pressure stronger. |
| Croatian National Bank macroeconomic projections | It is Croatia’s central bank and a key macro-risk source. | We used it to frame inflation, rates and housing-risk conditions. We used it as a conservative check on optimistic market narratives. |
| Libertas Dubrovnik bus transport | It is Dubrovnik’s official bus operator. | We used it to identify rental areas that are practical without a car. We linked faster rental absorption to bus-connected neighborhoods. |
| University of Dubrovnik | It is the official university source for Dubrovnik. | We used it to identify student and staff demand around university-linked locations. We used it as a demand driver, not as rent data. |
| Dubrovnik Times eVisitor tourism reporting | It is a local newspaper report that cites Croatia’s eVisitor tourism system. | We used it only where it reports eVisitor tourism data. We used it to understand seasonal pressure that competes with residential rentals. |
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