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 a house in Tivat, you're probably wondering what prices actually look like on the ground in 2026.
This guide breaks down real house prices in Tivat by neighborhood, bedroom count, and property type, so you can budget with confidence.
We constantly update this blog post to reflect the latest market data and trends.
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.
How much do houses cost in Tivat as of 2026?
What's the median and average house price in Tivat as of 2026?
As of early 2026, the average asking price for a house in Tivat is around 885,000 euros (about 930,000 US dollars), while the median house price sits closer to 750,000 euros (roughly 790,000 US dollars).
The typical price range that covers about 80% of house sales in Tivat falls between 300,000 euros (315,000 US dollars) and 1,500,000 euros (1,575,000 US dollars).
The gap between the median and average price in Tivat exists because luxury properties near Porto Montenegro and waterfront villas pull the average up significantly, while most buyers actually purchase houses in the more moderate price band.
At the median price of around 750,000 euros in Tivat, you can realistically expect a 3 to 4 bedroom family house of about 180 to 220 square meters in neighborhoods like Seljanovo or inland Donja Lastva, often with parking and a small garden.
What's the cheapest livable house budget in Tivat as of 2026?
As of early 2026, the minimum budget for a livable house in Tivat starts at around 200,000 to 260,000 euros (210,000 to 275,000 US dollars).
At this entry-level price point in Tivat, "livable" typically means an older house that may need some cosmetic updates but has functioning utilities, a basic kitchen and bathroom, and legal paperwork in order.
These cheapest livable houses in Tivat are usually found in inland areas like Mrcevac, parts of Gornja Lastva on the hillside, or the outskirts of the municipality away from the waterfront glamour.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Tivat here.
How much do 2 and 3-bedroom houses cost in Tivat as of 2026?
As of early 2026, a typical 2-bedroom house in Tivat costs around 420,000 euros (440,000 US dollars), while a typical 3-bedroom house runs closer to 620,000 euros (650,000 US dollars).
The realistic price range for a 2-bedroom house in Tivat spans from about 280,000 euros (295,000 US dollars) at the lower end to 650,000 euros (685,000 US dollars) for better locations or newer builds.
For a 3-bedroom house in Tivat, expect a realistic range from around 420,000 euros (440,000 US dollars) up to 950,000 euros (1,000,000 US dollars), depending on proximity to the waterfront and overall condition.
Moving from a 2-bedroom to a 3-bedroom house in Tivat typically adds about 150,000 to 200,000 euros (160,000 to 210,000 US dollars) to your budget, which represents a premium of roughly 35% to 50%.
How much do 4-bedroom houses cost in Tivat as of 2026?
As of early 2026, a typical 4-bedroom house in Tivat costs around 950,000 euros (1,000,000 US dollars), though prices vary widely based on location and amenities.
The realistic price range for a 5-bedroom house in Tivat runs from about 1,100,000 euros (1,155,000 US dollars) up to 2,800,000 euros (2,940,000 US dollars), as these larger homes often fall into villa territory with pools and premium positioning.
For a 6-bedroom house in Tivat, expect prices from around 1,400,000 euros (1,470,000 US dollars) to 4,500,000 euros (4,725,000 US dollars) or more, especially for waterfront properties or those near Porto Montenegro.
Please note that we give much more detailed data in our pack about the property market in Tivat.
How much do new-build houses cost in Tivat as of 2026?
As of early 2026, new-build houses and villas in Tivat typically cost between 4,100 and 5,200 euros per square meter (4,300 to 5,460 US dollars per square meter), with prime resort-branded locations going even higher.
New-build houses in Tivat carry a typical premium of about 20% compared to older resale houses of similar size and location, reflecting better insulation, modern layouts, cleaner legal documentation, and often bundled amenities near developments like Porto Montenegro or Lustica Bay.
How much do houses with land cost in Tivat as of 2026?
As of early 2026, a house with land in Tivat typically costs between 450,000 euros (475,000 US dollars) for a smaller plot up to 2,500,000 euros (2,625,000 US dollars) or more for larger development-grade parcels in strong locations.
In Tivat, a "house with land" typically means a plot of at least 300 to 700 square meters, though anything above 700 square meters is considered a larger plot with potential development value.
Where are houses cheapest and most expensive in Tivat as of 2026?
Which neighborhoods have the lowest house prices in Tivat as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Tivat are Mrcevac (near the airport zone), Gornja Lastva (hillside village area), and Gradiosnica/Kava (practical inland locations).
In these budget-friendly Tivat neighborhoods, typical house prices range from about 200,000 euros (210,000 US dollars) to 450,000 euros (475,000 US dollars) for a livable property.
These neighborhoods have lower prices in Tivat mainly because they sit inland away from the waterfront glamour, often require car access for daily errands, and tend to have older housing stock that may need updates rather than turnkey modern finishes.
Which neighborhoods have the highest house prices in Tivat as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Tivat are the Porto Montenegro area, Donja Lastva (especially near the sea), and Seljanovo (particularly near the Boka Place development).
In these premium Tivat neighborhoods, typical house prices range from about 650,000 euros (685,000 US dollars) to well over 2,500,000 euros (2,625,000 US dollars) for luxury villas.
These neighborhoods command the highest prices in Tivat because they offer direct marina access, walkable lifestyle amenities, international-standard infrastructure, and the prestige associated with Porto Montenegro's yacht club and branded resort developments.
The typical buyer in these premium Tivat neighborhoods is either an international investor seeking rental income from the yacht tourism market, or a high-net-worth individual looking for a second home with direct access to Adriatic sailing and Mediterranean lifestyle.
How much do houses cost near the city center in Tivat as of 2026?
As of early 2026, houses near the Tivat city center (around Kalimanj and the Centar area near the waterfront promenade) typically cost between 500,000 euros (525,000 US dollars) and 1,200,000 euros (1,260,000 US dollars).
Houses near Tivat's main transit hub, the Tivat Airport corridor through Mrcevac, typically cost between 350,000 euros (370,000 US dollars) and 800,000 euros (840,000 US dollars), offering convenience for frequent travelers without the marina premium.
Houses near top-rated schools in Tivat, particularly near Knightsbridge Schools International (KSI) in Seljanovo and the local OS Drago Milovic primary school, typically range from 550,000 euros (580,000 US dollars) to 1,400,000 euros (1,470,000 US dollars).
Houses in expat-popular areas of Tivat, including Porto Montenegro, Seljanovo, Donja Lastva, Lustica Bay, and Krasici, typically cost between 650,000 euros (685,000 US dollars) and 2,500,000 euros (2,625,000 US dollars) or more depending on sea views and amenities.
We actually have an updated expat guide for Tivat here.
How much do houses cost in the suburbs in Tivat as of 2026?
As of early 2026, houses in the suburbs of Tivat (meaning residential areas away from the waterfront, like Mrcevac, parts of Gornja Lastva, and inland pockets) typically cost between 300,000 euros (315,000 US dollars) and 750,000 euros (790,000 US dollars).
The typical price difference between suburban houses and city-center or waterfront houses in Tivat is about 30% to 50% less, meaning you can often get significantly more space for your money by moving inland.
The most popular suburbs for house buyers in Tivat are Mrcevac (convenient airport access and steady residential development), upper Donja Lastva (view potential without first-row prices), and the edges of Seljanovo away from the prime waterfront strip.
What areas in Tivat are improving and still affordable as of 2026?
As of early 2026, the top areas in Tivat that are improving yet still relatively affordable for house buyers are Mrcevac (steady new residential development), upper Donja Lastva (view potential on the slopes above the main road), and the edges of Seljanovo away from the direct Porto Montenegro orbit.
In these improving but affordable Tivat areas, current typical house prices range from about 350,000 euros (370,000 US dollars) to 700,000 euros (735,000 US dollars).
The main sign of improvement driving buyer interest in these areas is visible infrastructure investment, including better road access in Mrcevac and the spillover effect of international buyers who want proximity to Porto Montenegro amenities without paying first-line waterfront premiums.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tivat.
What extra costs should I budget for a house in Tivat right now?
What are typical buyer closing costs for houses in Tivat right now?
The estimated total closing cost for house buyers in Tivat typically runs between 5% and 7% of the purchase price, covering all taxes, fees, and professional services.
The main closing cost categories in Tivat include property transfer tax (around 3% of the assessed value), notary and land registry fees (about 0.5% to 1%), legal fees (typically 1,000 to 3,000 euros or 1,050 to 3,150 US dollars), and agency commission if applicable (often around 3% plus VAT).
The single largest closing cost category for house buyers in Tivat is usually the property transfer tax at around 3%, which alone can add 15,000 euros (15,750 US dollars) or more on a 500,000 euro purchase.
We cover all these costs and what are the strategies to minimize them in our property pack about Tivat.
How much are property taxes on houses in Tivat right now?
The typical annual property tax on a house in Tivat falls in the range of 0.25% to 0.50% of the assessed market value, which means a house valued at 500,000 euros might owe roughly 1,250 to 2,500 euros (1,315 to 2,625 US dollars) per year.
Property tax in Tivat is calculated at the municipal level based on the property's assessed value and classification, with the municipality periodically updating rates and parameters as published in the Official Gazette of Montenegro.
If you want to go into more details, we also have a page with all the property taxes and fees in Tivat.
How much is home insurance for a house in Tivat right now?
The typical annual home insurance cost for a house in Tivat ranges from about 200 to 600 euros (210 to 630 US dollars) for standard coverage, rising to 700 euros (735 US dollars) or more for higher-value villas or properties needing earthquake and flood riders.
The main factors affecting home insurance premiums for houses in Tivat include the property's rebuild value, distance from the sea (salt air and flood exposure), construction type, and whether you add optional coverage for earthquakes or higher contents protection.
What are typical utility costs for a house in Tivat right now?
The typical total monthly utility cost for a house in Tivat runs between 100 and 275 euros (105 to 290 US dollars), depending on the season and your usage patterns.
The main utility categories for houses in Tivat break down roughly as follows: electricity costs about 60 to 180 euros (63 to 190 US dollars) per month depending on air conditioning and heating use, water and wastewater runs about 15 to 45 euros (16 to 47 US dollars) per month, and internet or mobile bundles typically add 25 to 50 euros (26 to 53 US dollars) per month.
What are common hidden costs when buying a house in Tivat right now?
The estimated total of common hidden costs that house buyers in Tivat often overlook can add 2,000 to 5,000 euros (2,100 to 5,250 US dollars) or more on top of standard closing costs, depending on property condition and complexity.
Typical inspection fees when purchasing a house in Tivat range from about 200 to 600 euros (210 to 630 US dollars) for a basic engineer walkthrough, up to 600 to 1,200 euros (630 to 1,260 US dollars) for more detailed structural, moisture, and roof assessments.
Beyond inspections, other common hidden costs when buying a house in Tivat include humidity and salt air repairs (especially windows and metalwork), septic versus sewer connection issues, access road improvements for hillside properties, and resolving paperwork gaps on older homes where extensions were not fully recorded.
The hidden cost that tends to surprise first-time house buyers the most in Tivat is discovering that an older property has undocumented additions or unclear boundaries, which can require legal work and delays before the sale can complete cleanly.
You will find here the list of classic mistakes people make when buying a property in Tivat.
What do locals and expats say about the market in Tivat as of 2026?
Do people think houses are overpriced in Tivat as of 2026?
As of early 2026, sentiment among locals and expats in Tivat is mixed: many feel that prime waterfront and Porto Montenegro-adjacent properties are expensive by regional standards, but buyers also recognize that well-priced homes in good condition still find buyers relatively quickly.
Houses in Tivat typically stay on the market for about 83 days on average, though well-priced properties with clean paperwork can sell faster while overpriced "aspirational" listings can sit for many months.
The main reason locals and expats give for feeling house prices are high in Tivat is the strong international demand concentrated around Porto Montenegro and Lustica Bay, which has pushed prices well above what typical local incomes can support.
Compared to one or two years ago, sentiment on house prices in Tivat has shifted slightly more accepting: while buyers still negotiate hard on overpriced listings, there is broader recognition that Tivat's position as a Mediterranean marina destination supports premium pricing that is unlikely to fall significantly.
You'll find our latest property market analysis about Tivat here.
Are prices still rising or cooling in Tivat as of 2026?
As of early 2026, house prices in Tivat are still rising, though not uniformly across all segments and neighborhoods.
The estimated year-over-year house price change in Tivat is around 7%, based on listing analytics that track asking price movements over the past twelve months.
Experts and locals expect house prices in Tivat to continue rising moderately over the next 6 to 12 months, driven by ongoing international demand for marina-adjacent properties and limited new supply in prime locations, though inland and renovation-heavy stock may see more price negotiation.
Finally, please note that we have covered property price trends and forecasts for Tivat here.
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 | Why it's authoritative | How we used it |
|---|---|---|
| MONSTAT (Statistical Office of Montenegro) | Montenegro's official statistics agency publishing headline housing data. | We used it as the official anchor for coastal-region price levels. We compared it with Tivat-specific listing data to estimate local premiums. |
| Estitor | A major listing platform publishing clear Tivat house price averages and trends. | We used it as our main source for Tivat house price per square meter and days-on-market. We built bedroom and budget breakouts from this baseline. |
| Nekretnina.me | A leading Montenegro-focused real estate portal with standardized listing data. | We used it to cross-check bedroom-based price bands against Estitor averages. We verified that our price ranges match real listings on the market. |
| Realitica | A long-running regional portal aggregating many agencies for broad coverage. | We used it to confirm luxury segment pricing and that multi-million listings are normal. We treated it as a second independent asking-price lens. |
| KPMG Montenegro | A Big Four firm summarizing tax law changes published in the Official Gazette. | We used it to explain progressive property transfer tax treatment. We translated this into practical buyer budgeting guidance. |
| Bencom | References Official Gazette municipal regulations for Tivat property tax. | We used it to confirm that Tivat municipal property tax parameters have changed. We relied on the Official Gazette reference as the underlying authority. |
| EPCG (Elektroprivreda Crne Gore) | The state electricity utility publishing official household tariffs. | We used it to explain how electricity pricing works with time-of-use bands. We calculated realistic monthly electricity budgets for Tivat houses. |
| Vodovod Tivat | The local utility provider publishing official water and wastewater tariffs. | We used it to ground water costs in an official tariff document. We translated it into a practical monthly budget range for households. |
| Municipality of Tivat | The local government website listing official education institutions. | We used it to name real schools relevant for families in Tivat. We connected school locations to neighborhood pricing discussions. |
| Knightsbridge Schools International Montenegro | The school's official website with verifiable address details. | We used it to confirm KSI's location in the Seljanovo and Porto Montenegro area. We referenced it when discussing family-oriented expat demand. |
| CW CBS Property Market Report | An established property consultancy report referencing MONSTAT data. | We used it to cross-check price direction and market structure context. We did not use it for Tivat-only prices but for broader trend validation. |
| Global Property Guide | A well-known international reference citing central bank and statistics sources. | We used it to triangulate macro-level demand drivers and foreign investment context. We treated it as secondary analysis supporting primary data. |
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