Authored by the expert who managed and guided the team behind the Montenegro Property Pack
Yes, the analysis of Tivat's property market is included in our pack
If you're thinking about buying an apartment in Tivat in 2026, you're probably wondering how much it will actually cost you, from the purchase price to all the hidden fees.
We've done the research, crunched the numbers, and talked to local experts to give you an honest picture of the Tivat apartment market right now.
We constantly update this blog post to reflect the latest prices and regulations in the Tivat real estate market.
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 Tivat.
Insights
- A 10-minute walk in Tivat can double your price per square meter, moving from local residential zones at around 3,500 euros per square meter to Porto Montenegro at 8,000 euros or more.
- Foreign buyers in Tivat typically need 50% down payments for mortgages, compared to just 20-30% for Montenegrin residents, making cash purchases far more common among international buyers.
- Tivat's official coastal region average of 2,458 euros per square meter in Q3 2025 masks the reality that most Tivat apartments sell at nearly double that figure due to Porto Montenegro's influence.
- New-build apartments in Tivat come with 21% VAT included in the price but no transfer tax, while resale properties face a progressive 3-6% transfer tax, making the all-in cost surprisingly similar.
- Property tax in Tivat varies by municipal zone, with seafront areas like Seljanovo paying higher coefficients than inland neighborhoods like Mrcevac, directly impacting your annual holding costs.
- Mortgage interest rates in Montenegro dropped to around 4.9% in late 2025, but foreign buyers often face rates of 5-8%, making local financing less attractive than many expect.
- HOA fees in Tivat can range from 30 euros per month in standard buildings to over 500 euros monthly in full-service Porto Montenegro complexes, a cost many buyers underestimate.
- Tivat's apartment prices have increased 80-100% over the past five years, with the luxury segment seeing even stronger gains due to limited waterfront supply and sustained foreign demand.
How much do apartments really cost in Tivat in 2026?
What's the average and median apartment price in Tivat in 2026?
As of January 2026, the average apartment price in Tivat is approximately 300,000 euros (around 310,000 USD) for a typical 70 square meter unit, while the median sits closer to 250,000 euros (260,000 USD) because a handful of ultra-premium Porto Montenegro properties pull the average upward.
When you look at price per square meter, Tivat apartments average around 4,500 euros per square meter (about 4,650 USD or 48 USD per square foot), though the median is closer to 4,100 euros per square meter (4,230 USD or 44 USD per square foot) for mainstream neighborhoods.
Most standard apartments in Tivat fall within a price range of 150,000 to 450,000 euros (155,000 to 465,000 USD), which covers everything from compact studios in local areas to spacious two-bedroom units near the waterfront.
How much is a studio apartment in Tivat in 2026?
As of January 2026, a typical studio apartment in Tivat costs between 120,000 and 170,000 euros (124,000 to 176,000 USD) in mainstream neighborhoods, making it the most accessible entry point into this coastal market.
Entry-level studios in areas like Mrcevac or Kava start around 95,000 to 130,000 euros (98,000 to 134,000 USD), while high-end or luxury studios in Porto Montenegro can reach 250,000 to 450,000 euros (258,000 to 465,000 USD) due to the premium marina location.
Studios in Tivat typically measure between 28 and 35 square meters, though some newer developments offer slightly larger units up to 40 square meters with modern layouts and sea views.
How much is a one-bedroom apartment in Tivat in 2026?
As of January 2026, a one-bedroom apartment in Tivat typically costs between 180,000 and 280,000 euros (186,000 to 289,000 USD) in most neighborhoods outside the premium marina zone.
Budget-friendly one-bedroom units in areas like Donja Lastva or Mazina range from 150,000 to 220,000 euros (155,000 to 227,000 USD), while luxury one-bedroom apartments in Porto Montenegro or Boka Place command 350,000 to 800,000 euros (362,000 to 826,000 USD).
One-bedroom apartments in Tivat generally range from 45 to 55 square meters, with newer developments sometimes offering slightly more generous floor plans up to 65 square meters.
How much is a two-bedroom apartment in Tivat in 2026?
As of January 2026, a two-bedroom apartment in Tivat typically costs between 280,000 and 420,000 euros (289,000 to 434,000 USD) in mainstream neighborhoods.
Entry-level two-bedroom units in residential areas like Kava or Mrcevac start around 230,000 to 320,000 euros (238,000 to 330,000 USD), while premium two-bedroom apartments near the waterfront or in Porto Montenegro range from 650,000 to 1,500,000 euros (671,000 to 1,550,000 USD).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Tivat.
How much is a three-bedroom apartment in Tivat in 2026?
As of January 2026, a three-bedroom apartment in Tivat typically costs between 420,000 and 650,000 euros (434,000 to 671,000 USD) in mainstream areas of the city.
More affordable three-bedroom units in neighborhoods like Mrcevac or outer Kava start around 380,000 to 550,000 euros (392,000 to 568,000 USD), while luxury three-bedroom apartments in Porto Montenegro or branded residences can reach 1,200,000 to 3,000,000 euros (1,240,000 to 3,100,000 USD).
Three-bedroom apartments in Tivat typically measure between 100 and 120 square meters, with some penthouse units in premium developments offering significantly more space up to 180 square meters.
What's the price gap between new and resale apartments in Tivat in 2026?
As of January 2026, new-build apartments in Tivat typically sell for 10% to 20% more than comparable resale properties, reflecting the premium buyers pay for modern amenities and cleaner documentation.
New-build apartments in Tivat average around 4,500 to 5,500 euros per square meter (4,650 to 5,680 USD), with prices going much higher in premium developments near Porto Montenegro.
Resale apartments in Tivat generally trade at 3,500 to 4,500 euros per square meter (3,615 to 4,650 USD), depending on the building's age, condition, and location within the city.
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Can I afford to buy in Tivat in 2026?
What's the typical total budget (all-in) to buy an apartment in Tivat in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Tivat ranges from 160,000 to 500,000 euros (165,000 to 516,000 USD), including both the purchase price and all associated costs.
Beyond the apartment price itself, your all-in budget should include transfer tax (3-6% for resales), notary fees (around 350-500 euros plus VAT), legal fees (1,200-3,000 euros), cadastre registration, translation costs, and potentially real estate agent commissions.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Tivat property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Tivat.
What down payment is typical to buy in Tivat in 2026?
As of January 2026, the typical down payment for foreign buyers purchasing an apartment in Tivat is 50% of the purchase price, which translates to around 125,000 to 250,000 euros (129,000 to 258,000 USD) for a standard property.
Most Montenegrin banks require foreign buyers to put down a minimum of 40% to 50% of the property value, compared to just 20-30% for local residents, making financing significantly more restrictive for international purchasers.
If you want favorable mortgage terms in Montenegro, aim for a 50% down payment or higher, which gives you access to better interest rates and improves your chances of loan approval as a foreign buyer.
You can also read our latest update about mortgage and interest rates in Montenegro.
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.
Which neighborhoods are cheapest or priciest in Tivat in 2026?
How much does the price per m² for apartments vary by neighborhood in Tivat in 2026?
As of January 2026, apartment prices per square meter in Tivat range dramatically from around 3,000 euros (3,100 USD or 288 USD per square foot) in budget neighborhoods to over 10,000 euros (10,330 USD or 960 USD per square foot) in Porto Montenegro.
The most affordable neighborhoods in Tivat include Mrcevac, Mazina, and Kava, where prices typically range from 3,000 to 4,300 euros per square meter (3,100 to 4,440 USD), offering good value for buyers who prioritize budget over waterfront access.
The most expensive neighborhoods in Tivat are Porto Montenegro, Seljanovo (near Boka Place), and prime Donja Lastva waterfront, where prices reach 7,000 to 10,000 euros per square meter (7,230 to 10,330 USD) and even higher for exceptional penthouses.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tivat.
What neighborhoods are best for first-time buyers on a budget in Tivat in 2026?
As of January 2026, the top three neighborhoods for first-time buyers on a budget in Tivat are Mrcevac, Mazina, and Kava, all offering lower prices per square meter while still being a short drive to Porto Montenegro and the waterfront.
Typical apartment prices in these budget-friendly Tivat neighborhoods range from 120,000 to 250,000 euros (124,000 to 258,000 USD) for one to two-bedroom units, which is significantly more accessible than waterfront locations.
These neighborhoods offer good local infrastructure including supermarkets, schools, and bus connections, plus they maintain a genuine Montenegrin residential character that many expats find appealing.
The main trade-off is that you will need a car or taxi to reach Porto Montenegro and the best beaches, and these areas attract fewer short-term tourists, which could limit rental income potential.
Which neighborhoods have the fastest-rising apartment prices in Tivat in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Tivat are Porto Montenegro and Boka Place, Seljanovo, and the waterfront sections of Donja Lastva, all benefiting from limited supply and strong international demand.
These fast-appreciating neighborhoods have seen estimated year-over-year price increases of 5% to 10% in 2025, outpacing the broader Tivat market, with Porto Montenegro properties sometimes gaining even more in the luxury segment.
The main driver behind rapid price growth in these areas is the combination of walkability to the marina, scarcity of developable waterfront land, and sustained demand from foreign buyers seeking premium coastal lifestyle investments.
You can also read our latest update about property price forecasts in Tivat.
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What extra costs will I pay on top of the apartment price in Tivat in 2026?
What are all the buyer closing costs when you buy an apartment in Tivat?
The estimated total buyer closing cost for a typical apartment purchase in Tivat ranges from 8,000 to 25,000 euros (8,260 to 25,800 USD), depending primarily on the property price and whether it is a new-build or resale transaction.
The main categories of closing costs in Tivat include real estate transfer tax (3-6% for resales), notary fees (tariff-based, starting around 350 euros), legal fees (1,200-3,000 euros), cadastre registration fees, and certified translation costs if you do not speak Montenegrin.
The largest closing cost for most buyers in Tivat is the real estate transfer tax, which uses a progressive structure of 3% up to 150,000 euros, 5% from 150,001 to 500,000 euros, and 6% above 500,000 euros for the property value.
Some closing costs in Tivat are negotiable or variable, including legal fees (which depend on complexity and your lawyer), real estate agent commissions (clarify who pays before signing), and the scope of due diligence services you require.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Tivat?
Buyers should typically budget 4% to 8% of the purchase price for total closing costs when purchasing an apartment in Tivat, with the exact percentage depending on whether you are buying a new-build or resale property.
For resale apartments in Tivat, plan for 5% to 8% in closing costs due to the progressive transfer tax, while new-build purchases from developers typically have lower additional costs of 2% to 4% since VAT is usually included in the advertised price.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Tivat.
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 are the ongoing monthly and yearly costs of an apartment in Tivat in 2026?
What are typical HOA fees in Tivat right now?
HOA fees are common in Tivat and typically range from 30 to 150 euros (31 to 155 USD) per month for a standard 60 square meter apartment, calculated at roughly 0.50 to 2.50 euros per square meter monthly.
Basic apartment buildings in Tivat charge HOA fees at the lower end of 0.50 to 1.00 euro per square meter per month, while full-service luxury complexes in Porto Montenegro or near the marina can charge 3.00 to 8.00 euros per square meter, pushing monthly fees above 500 euros for larger units.
What utilities should I budget monthly in Tivat right now?
The estimated total monthly utility cost for a typical apartment in Tivat is 90 to 180 euros (93 to 186 USD), covering electricity, water, sewer, internet, and basic waste disposal.
Depending on apartment size and usage patterns, monthly utility costs in Tivat can range from as low as 70 euros (72 USD) for a small studio with minimal usage to over 250 euros (258 USD) for a larger unit with heavy air conditioning in summer or electric heating in winter.
The typical monthly utility budget in Tivat includes electricity (30-60 euros), water and sewer (15-30 euros based on Tivat's official tariffs), internet (20-40 euros), and waste collection (included in municipal fees).
Electricity tends to be the most expensive utility for apartment owners in Tivat, especially during summer months when air conditioning runs frequently, or in winter if you rely on electric heating rather than central systems.
How much is property tax on apartments in Tivat?
The estimated typical annual property tax for an apartment in Tivat ranges from 500 to 2,000 euros (516 to 2,066 USD), depending on the assessed value of your property and which municipal zone it falls within.
Property tax in Tivat is calculated as a percentage of the property's assessed market value, with rates ranging from 0.25% to 1.00% annually, and the exact rate depends on factors like location, property type, and municipal coefficients.
For a 250,000-euro apartment in Tivat, annual property tax typically falls between 625 and 2,500 euros (645 to 2,580 USD), with waterfront and premium zone properties generally paying at the higher end of this range.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tivat.
What's the yearly building maintenance cost in Tivat?
The estimated typical yearly building maintenance cost for apartment owners in Tivat is 600 to 1,800 euros (620 to 1,858 USD), which includes regular HOA contributions plus a small buffer for repairs and sinking fund contributions.
Depending on building age and type, yearly maintenance costs in Tivat can range from 400 to 600 euros (413 to 620 USD) for older buildings with minimal services to 2,000 to 6,000 euros (2,066 to 6,198 USD) for luxury complexes with pools, concierge, and extensive amenities.
Typical building maintenance expenses in Tivat include common area cleaning, elevator servicing, exterior lighting, minor repairs, building insurance contributions, and reserve fund allocations for future major works.
In most Tivat apartment buildings, building maintenance costs are included within your monthly HOA fees rather than charged separately, though some buildings may levy additional special assessments for major renovations or upgrades.
How much does home insurance cost in Tivat?
The estimated typical annual home insurance cost for an apartment in Tivat is 70 to 150 euros (72 to 155 USD), based on standard coverage levels and average apartment sizes in the area.
Depending on coverage level and property value, annual home insurance costs in Tivat can range from 50 euros (52 USD) for basic coverage on a small unit to over 300 euros (310 USD) for comprehensive policies on higher-value properties with extended liability protection.
Home insurance is optional for apartment owners in Tivat, but it is strongly recommended, especially if you plan to rent out the property seasonally or if you have a mortgage that requires coverage.
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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 Tivat, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| MONSTAT Q3 2025 Report | Official Montenegro statistics office publishing primary price data. | We used it as our baseline for coastal region new-build prices per square meter. We then adjusted upward for Tivat-specific premium based on local listing evidence. |
| Montenegro Sotheby's Realty | Established luxury brokerage with transparent listing data. | We calculated implied price per square meter from active Porto Montenegro listings. We used these as the upper bound for Tivat's premium segment. |
| Central Bank of Montenegro | Official central bank data on credit and interest rates. | We referenced mortgage rate statistics to ground our financing discussion. We also used their stability reports for market context. |
| Tivat Municipality Tax Decision | Primary municipal document defining property tax zones and rates. | We used it to identify official neighborhood names and tax zone definitions. We referenced it for property tax calculation methodology. |
| Estitor | Major property aggregator with over 2,000 Tivat listings. | We analyzed their market statistics showing average prices of around 5,094 euros per square meter. We used listing data to validate price ranges by neighborhood. |
| Realitica | Largest Montenegro property portal with comprehensive listings. | We reviewed active listings to establish current asking prices across all Tivat neighborhoods. We cross-checked unit sizes and prices for accuracy. |
| Vodovod Tivat 2025 Tariff | Official local utility publishing current water and sewer rates. | We used exact tariff figures to build realistic monthly utility budgets. We carried these into our 2026 cost estimates. |
| Adriacom | Property services firm with detailed tax guidance. | We referenced their progressive transfer tax breakdown (3-6% structure). We used their examples to illustrate closing cost calculations. |
| Omnia Capital Group | Investment advisory firm with detailed Montenegro cost analysis. | We used their closing cost calculator methodology and fee estimates. We referenced their neighborhood guides for Seljanovo and Donja Lastva. |
| Global Property Guide | International property data site citing central bank sources. | We used their property tax rate ranges (0.25-1.00%) as a benchmark. We referenced their mortgage interest rate historical data. |
| Chambers Real Estate Guide 2025 | Leading legal directory with professional real estate guidance. | We referenced their overview of transaction processes and costs. We used their legal framework descriptions for accuracy. |
| Bromar Insurance | Local insurance provider with published rate information. | We used their benchmark of approximately 1.20 euros per square meter annually. We built our insurance cost estimates from this baseline. |
| Hi Montenegro | Property developer with published HOA fee information. | We referenced their HOA fee ranges to establish typical monthly costs. We validated these against other building management sources. |
| Montenegro Sotheby's Tax Guide | Professional realty firm with comprehensive tax documentation. | We used their tax explanations to clarify VAT versus transfer tax scenarios. We referenced their holding cost estimates for ongoing expenses. |
| Investropa Mortgage Guide | Specialized Montenegro real estate research platform. | We used their foreign buyer mortgage data including 50-70% down payment requirements. We referenced their bank-by-bank analysis. |
| The Global Economy | Economic data platform citing central bank statistics. | We used their September 2025 mortgage rate of 4.92% as a benchmark. We incorporated this into our financing cost discussions. |
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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