Get all the data you need about the real estate market in Tivat
Tivat, located on the stunning Bay of Kotor in Montenegro, has become one of the most sought-after coastal property markets in Southern Europe, and house prices in Tivat reflect that growing demand.
In this guide, we break down house purchase prices in Tivat neighborhood by neighborhood, so you can see exactly where your budget fits and what kind of house you can expect in 2026.
We update this blog post regularly, so the data you see here is as fresh as we can make it.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Tivat.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive neighborhood for houses in Tivat | Porto Montenegro Area |
| Most affordable neighborhood for houses in Tivat | Kavac |
| Average price per square meter across all Tivat neighborhoods | €3,700 |
| Median house price city-wide in Tivat | €720,000 |
| Lowest realistic starting budget for a house in Tivat | €250,000 |
| Most expensive house type in Tivat (by bedroom count) | Four-bedroom house |
| Most affordable house type in Tivat (by bedroom count) | Two-bedroom house |
| Average price for a two-bedroom house in Tivat | €590,000 |
| Average price for a three-bedroom house in Tivat | €720,000 |
| Average price for a four-bedroom house in Tivat | €960,000 |
| Price gap between the most and least expensive Tivat neighborhood | €3,800 per m² |
| Price dispersion across Tivat neighborhoods | High (luxury coastal areas cost over 3 times more than inland zones) |
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Tivat neighborhoods ranked by house purchase price in 2026
This table ranks the top neighborhoods in the Tivat house market by house purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Tivat.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Porto Montenegro Area | €5,800 | €1,250,000 | €900,000 | €950,000 | €1,250,000 | €1,700,000 | International luxury buyers looking for marina-front living in Tivat | Prime marina access, elite amenities, strong resale demand, and a walkable waterfront lifestyle in the heart of Tivat | Very high entry cost, limited inventory of standalone houses, and strict planning constraints in this part of Tivat | Luxury |
| 2 | Donja Lastva (Seafront) | €5,200 | €1,050,000 | €750,000 | €820,000 | €1,050,000 | €1,400,000 | Wealthy second-home buyers drawn to Tivat's authentic seaside charm | Authentic old-village character, close to Porto Montenegro, and strong long-term desirability for house buyers in Tivat | Limited new supply of houses, parking constraints, and higher renovation costs for older stone houses | Luxury |
| 3 | Seljanovo | €4,800 | €950,000 | €700,000 | €780,000 | €950,000 | €1,250,000 | Upscale family buyers who want to live close to central Tivat | Walkable urban feel, proximity to the marina, and easy access to schools and services in Tivat | Dense area with limited privacy, and fewer large plots available for standalone houses | Premium |
| 4 | Kalimanj | €4,400 | €850,000 | €600,000 | €700,000 | €850,000 | €1,100,000 | Coastal owner-occupiers looking for a central Tivat address | Central location, marina proximity, and an established residential community in Tivat | Noise from central activity, limited new-build houses, and tighter plot sizes compared to other Tivat neighborhoods | Premium |
| 5 | Krasici | €4,100 | €800,000 | €550,000 | €650,000 | €800,000 | €1,050,000 | Scenic lifestyle buyers who prioritize sea views near Tivat | Direct sea views, a quieter setting than central Tivat, and strong appeal for holiday houses | Distance from Tivat town center, car dependency for daily needs, and seasonal fluctuations in local activity | Premium |
| 6 | Lepetane | €3,800 | €720,000 | €500,000 | €600,000 | €720,000 | €950,000 | Value-conscious coastal families near Tivat | Ferry access, sea proximity, and more space for houses compared to central Tivat | Traffic from the ferry terminal, limited local amenities, and less prestige compared to central Tivat zones | Mid-Market |
| 7 | Mrcevac | €3,300 | €620,000 | €420,000 | €520,000 | €620,000 | €820,000 | Local family buyers looking for practical housing near Tivat airport | Close to Tivat airport, more affordable plots than the coast, and growing residential demand | Aircraft noise, less walkability, and weaker sea access compared to coastal Tivat neighborhoods | Mid-Market |
| 8 | Mazina | €3,100 | €580,000 | €400,000 | €480,000 | €580,000 | €760,000 | Local upgraders seeking a quieter Tivat address | Elevated views over Tivat, a quieter residential feel, and still close enough to walk to central Tivat | Steep terrain, limited flat land for larger houses, and some accessibility challenges | Mid-Market |
| 9 | Radovici | €2,900 | €540,000 | €380,000 | €450,000 | €540,000 | €700,000 | Space-seeking households who want larger plots near Tivat | Larger plots than central Tivat, a quieter environment, and proximity to the Lustica Bay development | Further from Tivat center, fewer local services, and more car dependency for everyday errands | Mid-Market |
| 10 | Bogisici | €2,600 | €480,000 | €320,000 | €400,000 | €480,000 | €620,000 | Value coastal buyers looking for affordable houses near Tivat | Affordable coastal houses, an authentic local feel, and less buyer competition than in central Tivat | Limited infrastructure, fewer amenities, and slower resale compared to more central Tivat neighborhoods | Affordable |
| 11 | Gradiošnica | €2,300 | €420,000 | €280,000 | €350,000 | €420,000 | €550,000 | Budget-conscious families looking for houses near Tivat | Good entry prices for the Tivat area, close to the airport and town, and improving local infrastructure | Limited prestige, fewer sea views, and a more basic housing stock compared to coastal Tivat neighborhoods | Affordable |
| 12 | Kavac | €2,000 | €380,000 | €250,000 | €320,000 | €380,000 | €500,000 | First-time house buyers looking for the lowest entry point near Tivat | Lowest house prices near Tivat, a rural feel, and larger land availability for buyers who want space | Remote feel compared to central Tivat, weaker rental demand, and limited services and amenities nearby | Budget |
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Key insights about house purchase prices in Tivat
Insights
- A house near Porto Montenegro in Tivat costs over three times more per square meter than a house in Kavac, showing just how much location matters within the same small city.
- Being close to the sea adds roughly €1,000 to €2,000 per square meter to house prices in Tivat, which means waterfront proximity is the single biggest price driver.
- The entry budget for a house in Tivat starts at around €250,000 in Kavac, but you will need at least €750,000 to buy in any of the luxury coastal neighborhoods.
- Three-bedroom houses are the most popular house type across all Tivat neighborhoods, making them the easiest to buy and the easiest to resell later.
- Four-bedroom houses in Tivat's luxury zones see steep price jumps, often costing €300,000 to €450,000 more than a comparable three-bedroom house in the same area.
- Lepetane offers a rare combination of sea access and mid-market pricing in Tivat, making it one of the better value picks for buyers who want coastal living without the luxury price tag.
- Airport noise noticeably lowers house prices in Mrcevac, even though the neighborhood has strong fundamentals and growing demand from local families.
- Radovici is gaining attention from buyers because of spillover demand from the nearby Lustica Bay development, which is gradually pushing house prices upward.
- Luxury house buyers in Tivat are mostly international, while inland neighborhoods like Kavac and Gradiošnica are driven primarily by local Montenegrin buyers.
- Central Tivat has very few standalone houses available, which keeps prices high and limits options for buyers who want a house rather than an apartment.
- The gap between premium and mid-market neighborhoods in Tivat is roughly €200,000 to €300,000 for the same type of house, which gives mid-market buyers meaningful savings without moving far from the coast.
- Plot availability plays a major role in Tivat house pricing, sometimes even more than the neighborhood itself, because larger plots are increasingly scarce near the waterfront.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Tivat.
First, please note that this data is updated regularly, so what you see here reflects the current house price values in Tivat as of today.
In order to get reliable data on house prices in Tivat, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Tivat neighborhood, we aggregated the freshest house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range for houses in that area.
This allowed us to estimate the average price per square meter and the median property price for houses in each Tivat neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard house purchase in Tivat.
For each house category, we estimated an average purchase price based on local market conventions in Tivat. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across Tivat neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and house type to better reflect local ownership conditions and price levels in Tivat.
This table should therefore be read as a structured market estimate for houses in Tivat, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Tivat.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Tivat, we rely on verifiable sources and a transparent methodology.
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 |
|---|---|---|
| Montenegro Statistical Office (MONSTAT) | MONSTAT is Montenegro's official national statistics authority, so its housing data is as close to ground truth as you can get. | We used MONSTAT to understand national housing price trends and baseline residential values. We then adapted the data to isolate the house segment specifically in coastal municipalities like Tivat. |
| Central Bank of Montenegro | The Central Bank publishes macroeconomic and real estate lending data that reflects actual market activity in Montenegro. | We used lending and housing market reports to validate demand and price growth trends for houses in Tivat. We also cross-checked affordability ranges for typical house buyers. |
| Montenegro Cadastre (Real Estate Administration) | This is the official government registry of property transactions in Montenegro, which means the data reflects real completed sales. | We used transaction-level data samples to identify price ranges for houses specifically in Tivat. We filtered results to focus on coastal municipalities comparable to Tivat. |
| Global Property Guide | Global Property Guide is a well-known international property data aggregator that tracks price trends across countries. | We used it for price trends and yield comparisons in Montenegro's coastal property market. We adjusted the figures to isolate houses from apartments in the Tivat area. |
| Knight Frank Global Residential Reports | Knight Frank is one of the world's leading real estate consultancies, and its research covers luxury and second-home markets globally. | We used Knight Frank to benchmark Montenegro within global luxury and second-home markets. We aligned the findings with Tivat's luxury house positioning near Porto Montenegro. |
| Montenegro Sotheby's Realty | Sotheby's is a premium brokerage that specializes in luxury property in Montenegro, so its listings reflect the high end of the Tivat house market. | We used listing data to estimate high-end house prices in the Porto Montenegro area and nearby Tivat neighborhoods. We triangulated averages across multiple listings to avoid relying on any single property. |
| Colliers International Balkans | Colliers is a global real estate consultancy with dedicated coverage of the Balkans region, including Montenegro's coastal markets. | We used Colliers market reports for coastal Montenegro to refine our segmentation of the Tivat house market. We relied on their data to separate pricing tiers for houses from apartment pricing. |
| Montenegro Ministry of Sustainable Development and Tourism | This government body oversees urban development and planning in Montenegro, making it a key source for understanding where new housing is being built. | We used planning and development data to identify high-demand Tivat neighborhoods. We also linked infrastructure upgrades to pricing differences between neighborhoods. |
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