Authored by the expert who managed and guided the team behind the Montenegro Property Pack
Get all the data you need about the real estate market in Kotor
This blog post is constantly updated, and this version reflects the Kotor rental market in June 2026.
Kotor rents in 2026 are still supported by tourism, expats and a small supply of good apartments near the bay.
The most important thing to know is simple: location, parking and sea views change rents a lot in Kotor.
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 Kotor.
What are typical rents in Kotor as of 2026?
What's the average monthly rent for a studio in Kotor as of 2026?
As of 2026, the average monthly rent for a studio in Kotor is about €500, which is also the local-currency figure because Montenegro uses the euro, or about $570.
Most studios in Kotor rent from about €450 to €600 per month, or about $510 to $680, when the rental is a normal long-term home rather than a summer-only unit.
The biggest reasons for the rent difference are the exact neighborhood, sea view, terrace, parking, building condition and whether the studio can also earn strong short-term income in summer.
What's the average monthly rent for a 1-bedroom in Kotor as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Kotor is about €700, or about $800.
Most 1-bedroom apartments in Kotor rent from about €600 to €800 per month, or about $680 to $910, when the apartment is furnished and rented long term.
The cheaper 1-bedroom rents are usually in Radanovići, Lastva Grbaljska and parts of Kavač, while the highest rents are usually in Dobrota, Old Town, Muo and Prčanj.
What's the average monthly rent for a 2-bedroom in Kotor as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Kotor is about €900, or about $1,030.
Most 2-bedroom apartments in Kotor rent from about €750 to €1,100 per month, or about $850 to $1,250, if the unit is a normal long-term rental.
The cheapest 2-bedroom rents are usually in Radanovići and Lastva Grbaljska, while the most expensive 2-bedroom rents are usually in Dobrota, Muo, Prčanj, Škaljari and the Old Town side.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Kotor.
What's the average rent per square meter in Kotor as of 2026?
As of 2026, the average rent per square meter in Kotor is about €14 per month, or about $16 per month.
A realistic Kotor range is about €10 to €25 per square meter per month, or about $11 to $29, depending on whether the apartment is inland, coastal, renovated or waterfront.
Kotor is usually more expensive per square meter than ordinary inland Montenegrin towns, but it can still be below the most premium parts of Tivat and Budva when the apartment is not waterfront.
In Kotor, small renovated apartments with sea views, terraces, parking and easy access to Dobrota or the Old Town often rent well above the city average per square meter.
How much have rents changed year-over-year in Kotor in 2026?
As of 2026, average asking rents in Kotor are down by about 10% year over year, while real signed long-term rents are probably down by about 5% to flat.
The main reason is that the strong 2024 and 2025 rent jump cooled, while more inland listings and less premium apartments pulled the average down.
This is different from the previous year, when many Kotor landlords were still raising rents because tourism, foreign demand and short-term rental income were all pushing expectations higher.
What's the outlook for rent growth in Kotor in 2026?
As of 2026, our projected rent growth for Kotor is about 0% to 4% for the rest of the year.
The main support comes from tourism, foreign residents, remote workers and steady demand for furnished apartments near the bay.
The strongest growth should be in Dobrota, Muo, Prčanj, the Old Town fringe and good parts of Škaljari, especially for renovated homes with parking.
The main risks are weaker tourist spending, too many owners choosing long-term rentals at once, local affordability pressure and summer traffic making some bay locations less practical.
Get fresh and reliable information about the market in Kotor
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Which neighborhoods rent best in Kotor as of 2026?
Which neighborhoods have the highest rents in Kotor as of 2026?
As of 2026, the three highest-rent areas in Kotor are usually Dobrota, Škaljari and the Old Town side, with many good apartments around €900 to €1,000 per month, or about $1,030 to $1,140.
These Kotor neighborhoods earn premium rents because they offer sea access, views, daily services, easier access to the Old Town and a stronger lifestyle feel than inland areas.
The typical tenant in these high-rent areas is a foreign lifestyle renter, a remote worker, an expat couple, a retiree or a higher-income local household.
By the way, we’ve written a blog article detailing Sources and methodology: we used neighborhood signals from Estitor, current examples from 2home.me and tourism pressure from MONSTAT. We checked which areas combine rent level and tenant depth. We also used our own area scoring for Kotor.
Where do young professionals prefer to rent in Kotor right now?
The top three Kotor areas for young professionals are Dobrota, Škaljari and Kavač, because these places balance rent, lifestyle and access to jobs around Kotor and Tivat.
Young professionals usually pay about €600 to €850 per month in these Kotor neighborhoods, or about $680 to $970, for a practical studio or 1-bedroom apartment.
Young renters like these areas because they offer cafés, supermarkets, gyms, parking, modern apartments and easier movement around the bay.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Kotor.
Where do families prefer to rent in Kotor right now?
The top three Kotor areas for families are Dobrota, Škaljari and Radanovići, with Kavač and Lastva Grbaljska also working well for families with cars.
Families usually pay about €800 to €1,300 per month, or about $910 to $1,480, for a 2-bedroom or 3-bedroom apartment in these practical Kotor neighborhoods.
Families like these areas because they offer larger homes, parking, supermarkets, schools nearby, less tourist noise and more year-round local life.
The main education options near these family areas include Osnovna škola Njegoš in Kotor, Osnovna škola Narodni heroj Savo Ilić in Dobrota and secondary schools in Kotor town.
Which areas near transit or universities rent faster in Kotor in 2026?
As of 2026, the fastest practical rental areas near transit in Kotor are Škaljari, Dobrota and Kavač, because tenants can reach Kotor center, Tivat and the main coastal road more easily.
Good apartments in these high-demand Kotor areas often stay listed for about 10 to 30 days when the rent is realistic.
The rent premium for being near useful transport, the bus station or the Kotor to Tivat route is usually about €50 to €150 per month, or about $60 to $170.
Which neighborhoods are most popular with expats in Kotor right now?
The top three Kotor neighborhoods for expats are Dobrota, Old Town and Muo, with Prčanj, Kavač and Perast also popular for specific expat lifestyles.
Expats usually pay about €700 to €1,300 per month, or about $800 to $1,480, for a furnished apartment in these Kotor neighborhoods.
Expats like these places because they offer bay views, walkable life, furnished homes, cafés, restaurants, a scenic setting and easier access to other foreign residents.
The most visible foreign tenant groups in Kotor usually include Russians, Ukrainians, Serbians, Western Europeans, Turks and English-speaking remote workers, although exact neighborhood-level numbers are not published.
And if you are also an expat, you may want to read our Sources and methodology: we used Estitor, 2home.me and MONSTAT tourism data. We separated tourists from longer-stay expats as much as possible. We then checked the result against our own expat-rental notes.
Get to know the market before buying a property in Kotor
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
Who rents, and what do tenants want in Kotor right now?
What tenant profiles dominate rentals in Kotor?
The top three tenant profiles in Kotor are foreign lifestyle renters, local and regional workers, and seasonal hospitality workers.
As a working estimate, foreign lifestyle renters represent about 35% of demand, local and regional workers about 30%, and seasonal hospitality workers about 20%, with families, retirees and other tenants making up the rest.
Foreign renters usually want furnished studios and 1-bedroom apartments, workers often want cheaper 1-bedroom units, and families usually look for 2-bedroom or 3-bedroom homes with parking.
If you want to optimize your cashflow, you can read our Sources and methodology: we used MONSTAT tourism data, listings from Estitor and examples from 2home.me. There is no official tenant-profile database for Kotor. We therefore combined public data with our own tenant segmentation.
Do tenants prefer furnished or unfurnished in Kotor?
In Kotor, about 75% to 85% of rental demand is for furnished apartments, while only about 15% to 25% is for unfurnished apartments.
A furnished apartment in Kotor usually earns about €50 to €150 more per month, or about $60 to $170, than a similar unfurnished apartment.
Furnished rentals are especially preferred by expats, remote workers, seasonal staff, retirees and tenants who arrive in Kotor without their own furniture.
Which amenities increase rent the most in Kotor?
The five amenities that increase rent the most in Kotor are parking, sea view, terrace or balcony, modern air conditioning and a renovated kitchen or bathroom.
In Kotor, parking can add €50 to €100 per month, sea views can add €100 to €250, a terrace can add €50 to €150, strong air conditioning can add €30 to €80, and a fresh kitchen or bathroom can add €80 to €200.
In our property pack covering the real estate market in Kotor, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Kotor?
The five best ROI renovations for Kotor rentals are air conditioning, bathroom refresh, kitchen refresh, repainting with moisture control and modern furniture.
In simple terms, these works can cost from about €300 to €5,000, or about $340 to $5,700, and each can add about €30 to €200 per month when the work fixes a real tenant problem.
Landlords in Kotor should usually avoid expensive luxury finishes, oversized custom furniture and purely decorative upgrades if the apartment still lacks parking, ventilation, air conditioning or a clean bathroom.
Make a profitable investment in Kotor
Better information leads to better decisions. Save time and money. Download our data.
How strong is rental demand in Kotor as of 2026?
What's the vacancy rate for rentals in Kotor as of 2026?
As of 2026, the estimated vacancy rate for well-priced long-term rental apartments in Kotor is about 3% to 5%.
The realistic vacancy range is about 3% for good furnished homes in Dobrota, Škaljari and near the Old Town, and about 8% to 12% for overpriced, older or seasonal units.
Compared with the past few years, Kotor vacancy is still low, but the market is less frantic than during the sharp rent rise of 2024 and 2025.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Kotor.
How many days do rentals stay listed in Kotor as of 2026?
As of 2026, the average rental apartment in Kotor stays listed for about 30 to 45 days.
Good furnished apartments in Dobrota, Škaljari and Kotor center can rent in 10 to 25 days, while older, overpriced or inland units can stay online for 60 to 90 days.
Compared with one year ago, days on market look slightly longer because asking rents cooled and tenants have more choice outside the most central bay locations.
Which months have peak tenant demand in Kotor?
The peak months for tenant demand in Kotor are May, June, July, August and September.
This pattern comes from summer tourism, seasonal jobs, short-stay demand, foreign arrivals and owners comparing long-term rent against what they could earn in summer.
The lowest tenant demand in Kotor is usually from November to February, except for well-priced long-term homes in Dobrota, Škaljari and Kotor center.
Don't buy the wrong property, in the wrong area of Kotor
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What will my monthly costs be in Kotor as of 2026?
What property taxes should landlords expect in Kotor as of 2026?
As of 2026, a typical landlord in Kotor should expect annual property tax of about €900 to €1,400 on a €180,000 apartment, or about $1,030 to $1,600.
A realistic low-to-high range is about €450 to €2,000 per year, or about $510 to $2,280, depending on the assessed value, location, use and municipal coefficients.
Property tax in Kotor is based on the assessed market value of the property, then adjusted by local rules, location factors, property use and the rate applied by the municipality.
Please note that, in our property pack covering the real estate market in Kotor, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Kotor right now?
In Kotor, landlords most often pay building reserve fees, major repairs, property tax and sometimes internet or common-area costs when the rental is marketed as easy and move-in ready.
A normal landlord-paid monthly cost is about €20 to €60 for building or common costs, about €15 to €30 for internet if included, and much more only when utilities are bundled.
The common practice in Kotor long-term rentals is that tenants pay electricity, water and daily consumption, while landlords pay owner costs and larger property-related expenses.
How is rental income taxed in Kotor as of 2026?
As of 2026, rental income in Kotor is generally taxed as personal income at 15% on taxable rental income, plus local surtax on the tax amount.
Landlords may usually deduct allowed costs linked to earning rent, such as maintenance, some property costs and other documented expenses, but the exact treatment should be checked with a local accountant.
The main Kotor-specific tax mistakes are ignoring local property-tax filing, mixing short-term and long-term rental income without checking the rules, and assuming summer cash rent does not need records.
We cover these mistakes, among others, in our Sources and methodology: we used PwC Montenegro personal tax summary, Kotor’s property-tax notice and Montenegro’s immovable property tax law. We treated tax numbers as planning figures, not personal tax advice. We also checked the result against our own landlord-cost calculations.
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 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 Kotor, 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 we trust it | How we used it |
|---|---|---|
| MONSTAT | MONSTAT is Montenegro’s official statistics office. | We used MONSTAT as the official anchor for national data. We treated it as the first place to check inflation, tourism and housing-market context. |
| MONSTAT CPI April 2026 | This is an official 2026 inflation release for Montenegro. | We used the 3.8% annual CPI figure as a national macro check. We did not use CPI as direct proof of Kotor rents. |
| MONSTAT CPI methodology | This page explains how Montenegro’s consumer price index is built. | We used it to understand how rent-related prices sit inside official price tracking. We did not treat it as a Kotor apartment database. |
| MONSTAT new dwellings Q4 2025 | This is the official new-build price release by region. | We used coastal new-build prices as a supply-cost check. We did not use new-build prices as direct rental evidence. |
| MONSTAT tourist arrivals and overnights 2025 | This is the official tourism dataset for Montenegro. | We used it to understand seasonal pressure behind rental demand. We used Kotor’s tourism role to explain summer tightness. |
| MONSTAT tourism methodology | This page explains how Montenegro measures tourist arrivals and nights. | We used it to check what the tourism data covers. We avoided confusing hotel-only demand with the wider visitor market. |
| Estitor apartments for rent in Kotor | Estitor is a major Montenegro property portal with live rental listings. | We used it for Kotor-specific asking-rent evidence. We adjusted asking rents because listed prices are not always final signed rents. |
| Estitor all Kotor rentals | This page gives a broader view of active rental supply in Kotor. | We used it to check whether apartment-only data matched the wider market. We excluded non-residential property from our apartment estimates. |
| Numbeo Kotor property and rent data | Numbeo is a recognized cost-of-living database, but Kotor samples are small. | We used it only as a weak cross-check. We did not let Numbeo override live local listing evidence. |
| 2home.me Kotor apartment rentals | 2home.me is a local property portal with individual Kotor listings. | We used it to spot-check long-term rents by size and location. We treated examples as supporting evidence, not as a full statistical average. |
| Central Bank of Montenegro annual reports | The Central Bank is Montenegro’s main macro-financial authority. | We used it for macro and financial-stability context. We checked whether our rent estimates made sense beside wider property-market conditions. |
| World Bank Montenegro overview | The World Bank provides respected country-level economic analysis and forecasts. | We used it for the 2026 to 2028 economic outlook. We used its tourism and domestic-demand view to frame rent-growth prospects. |
| Montenegro immovable property tax law | This is an official government copy of the property-tax law. | We used it for the legal basis of annual property tax. We combined it with Kotor municipal documents for the local layer. |
| Municipality of Kotor property-tax notice 2026 | This comes from the municipality responsible for local property-tax administration. | We used it to confirm that 2026 property-tax filing and collection are active locally. We used it to keep the landlord-cost section specific to Kotor. |
| Municipality of Kotor property-tax decision | This is Kotor’s local decision on immovable property tax. | We used it to understand local rates and corrective factors. We used it as the Kotor-specific layer over the national law. |
| PwC Montenegro personal tax summary | PwC is a major tax advisory firm with regularly reviewed country tax summaries. | We used it to cross-check 2026 personal tax rates. We used it especially for the 15% rate on other personal income and local surtax. |
Get fresh and reliable information about the market in Kotor
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Related blog posts