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
Looking to understand housing prices in Tivat in 2026? You're in the right place.
We constantly update this blog post with the latest data from official sources, so you always have accurate and current information.
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
- Tivat property prices run about 55% higher than Montenegro's coastal average because Porto Montenegro and Luštica Bay pull the local market upward.
- The gap between listing price and final sale price in Tivat typically sits around 7% for resales, but drops to just 0-3% for new developer projects.
- Waterfront apartments in Porto Montenegro can reach over €12,000 per square meter, while hillside areas like Kava or Mrčevac stay around €2,200-€3,200 per square meter.
- In the past year alone, Tivat housing prices have increased by roughly 12% in nominal terms, or about 7-8% when adjusted for inflation.
- Over the last decade, Tivat property values have grown between 140% and 200% depending on location, driven by the town's transformation into a premium marina destination.
- Apartments dominate Tivat's housing market at around 75% of listings, followed by houses at 18% and luxury villas at 7%.
- New-build properties in Tivat typically cost about 12% more than comparable older homes due to modern amenities, energy efficiency, and better layouts.
- For buyers on a budget, realistic entry into the Tivat market starts around €120,000 to €170,000 for a small studio or one-bedroom in hillside neighborhoods.
- Transfer taxes on resale properties in Tivat range from 3% to 6% under Montenegro's progressive tax system introduced in 2024.
- The luxury segment in Tivat starts around €1.2 million and can exceed €4 million for branded, marina-facing apartments in Porto Montenegro.
What is the average housing price in Tivat in 2026?
The median housing price is more useful than the average in Tivat because the luxury properties at Porto Montenegro and Luštica Bay push the average up significantly, making the median a better reflection of what most buyers actually pay.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like MONSTAT (Montenegro's official statistics agency), which we manually verified.
The median housing price in Tivat in 2026 is approximately €266,000 ($314,000). The average housing price in Tivat is higher at around €315,000 ($372,000), reflecting the influence of high-end properties in the market.
About 80% of residential properties in Tivat in 2026 fall within a price range of €160,000 to €650,000 ($189,000 to $767,000).
A realistic entry-level purchase in Tivat starts at €120,000 to €170,000 ($142,000 to $201,000), which would get you an older studio or small one-bedroom apartment of 28-35 square meters in hillside neighborhoods like Mrčevac or Kava.
For luxury property in Tivat in 2026, expect to pay between €1.2 million and €4 million or more ($1.4 million to $4.7 million+), which would get you a branded, serviced waterfront apartment or penthouse of 120-250 square meters in Porto Montenegro with marina views.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Tivat.
Are Tivat property listing prices close to the actual sale price in 2026?
In Tivat in 2026, resale apartments typically sell for about 7% below the asking price, while new-build developer properties usually close at 0-3% below list price.
This happens because resale sellers often price with negotiation room built in, and buyers use due diligence findings (title checks, building condition, furnishing quality) as leverage to negotiate. The gap is smallest for fixed-price developer stock in prime locations like Porto Montenegro, where demand is strong and sellers can hold firm.
Get fresh and reliable information about the market in Tivat
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What is the price per sq m or per sq ft for properties in Tivat in 2026?
As of early 2026, the median housing price per square meter in Tivat is around €3,800 ($4,480) or about €353 per square foot ($416 per square foot). The average price per square meter in Tivat is higher at €4,200 ($4,960) or roughly €390 per square foot ($460 per square foot).
Small waterfront units like studios and one-bedrooms in Porto Montenegro have the highest price per square meter in Tivat in 2026 because buyers pay a premium for marina lifestyle and hotel-like amenities, while older properties in hillside areas like Mrčevac and Kava have the lowest price per square meter due to distance from the water and higher renovation needs.
The highest prices per square meter in Tivat are found in Porto Montenegro at €6,500 to €12,000+ per square meter, while the lowest are in inland neighborhoods like Gradiošnica and Kava at €2,200 to €3,200 per square meter.
How have property prices evolved in Tivat?
Compared to one year ago, Tivat housing prices have increased by approximately 12% in nominal terms (or 7-8% after adjusting for inflation). This growth was driven by continued foreign demand and limited supply of prime waterfront properties.
Compared to ten years ago, Tivat property prices have risen dramatically by 140% to 200% depending on the specific neighborhood. This transformation happened because Tivat evolved from a local housing market into an international second-home and luxury marina destination centered around Porto Montenegro.
By the way, we've written a blog article detailing the latest updates on property price variations in Tivat.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing 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 types of homes are available in Tivat and how do their prices compare in 2026?
In Tivat in 2026, apartments make up about 75% of available properties, houses account for around 18%, and luxury villas represent roughly 7% of the market because coastal land is limited and most development has focused on apartment buildings.
Average prices by property type in Tivat as of the first half of 2026 are as follows: non-waterfront apartments range from €240,000 to €360,000 ($283,000 to $425,000), waterfront apartments from €450,000 to €900,000 ($531,000 to $1,062,000), townhouses and duplexes from €400,000 to €800,000 ($472,000 to $944,000), family houses from €350,000 to €650,000 ($413,000 to $767,000), sea-view villas from €900,000 to €2.5 million ($1,062,000 to $2.95 million), and branded luxury marina properties from €1.2 million to €4 million+ ($1.4 million to $4.7 million+).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Tivat?
- How much should you pay for an apartment in Tivat?
- How much should you pay for a villa in Tivat?
How do property prices compare between existing and new homes in Tivat in 2026?
New-build properties in Tivat in 2026 typically cost about 12% more than comparable existing homes.
This premium exists because new constructions offer modern energy efficiency, elevators, dedicated parking, contemporary layouts, and often bundled amenities like security, swimming pools, and building management that older properties lack.
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How do property prices vary by neighborhood in Tivat in 2026?
Porto Montenegro (Seljanovo area) is Tivat's most exclusive neighborhood, where marina-facing apartments and serviced residences range from €1.2 million to over €4 million ($1.4 million to $4.7 million+). Prices here are driven by the luxury marina lifestyle, walkability, strong rental demand, and hotel-style amenities.
Donja Lastva offers a seafront promenade atmosphere that attracts long-stay residents and lifestyle buyers, with prices typically ranging from €350,000 to €1.2 million ($413,000 to $1.42 million). This neighborhood is quieter than Porto Montenegro but still close enough to enjoy the marina area's conveniences.
Mrčevac and Kava are hillside neighborhoods popular with budget-conscious buyers and families, with prices ranging from €120,000 to €520,000 ($142,000 to $614,000). These areas offer better value because they sit away from the waterfront and feature older building stock that may need some updating.
You will find a much more detailed analysis by areas in our property pack about Tivat. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (€ / $) | Per sqm (€ / $) | Per sqft (€ / $) |
|---|---|---|---|---|
| Porto Montenegro | Luxury / Marina | €1.2M - €4M+ / $1.4M - $4.7M+ | €6,500 - €12,000+ / $7,670 - $14,160+ | €604 - €1,115+ / $713 - $1,316+ |
| Donja Lastva | Lifestyle / Waterfront | €350k - €1.2M / $413k - $1.42M | €3,800 - €6,000 / $4,480 - $7,080 | €353 - €557 / $416 - $657 |
| Seljanovo (outside Porto) | Expat / Walkable | €300k - €900k / $354k - $1.06M | €3,500 - €5,500 / $4,130 - $6,490 | €325 - €511 / $383 - $603 |
| City Center | Practical / Central | €180k - €500k / $212k - $590k | €3,000 - €4,200 / $3,540 - $4,960 | €279 - €390 / $329 - $460 |
| Bonici | Family / Value | €160k - €420k / $189k - $496k | €2,600 - €3,600 / $3,070 - $4,250 | €242 - €335 / $285 - $395 |
| Kava | Value / Hillside | €120k - €300k / $142k - $354k | €2,200 - €3,200 / $2,600 - $3,780 | €204 - €297 / $241 - $350 |
| Mrčevac | Family / Hillside | €150k - €520k / $177k - $614k | €2,300 - €3,300 / $2,710 - $3,890 | €214 - €307 / $252 - $362 |
| Gradiošnica | Budget / Inland | €120k - €280k / $142k - $330k | €2,200 - €3,000 / $2,600 - $3,540 | €204 - €279 / $241 - $329 |
| Lepetane | Commute / Ferry-side | €180k - €550k / $212k - $649k | €2,700 - €4,000 / $3,190 - $4,720 | €251 - €372 / $296 - $439 |
| Krašići | Sea-view / Quiet | €220k - €900k / $260k - $1.06M | €3,000 - €5,000 / $3,540 - $5,900 | €279 - €465 / $329 - $548 |
| Radovići | Resort / Adjacent | €350k - €1.5M / $413k - $1.77M | €4,000 - €7,500 / $4,720 - $8,850 | €372 - €697 / $439 - $822 |
| Luštica Bay area | Resort / Premium | €500k - €2M / $590k - $2.36M | €5,000 - €9,000 / $5,900 - $10,620 | €465 - €836 / $548 - $987 |
How much more do you pay for properties in Tivat when you include renovation work, taxes, and fees?
When buying a property in Tivat in 2026, expect to pay 6% to 10% above the purchase price for a move-in ready resale, and add another 10% to 25% if renovation work is needed.
For a property around €170,000 ($200,000) in Tivat, you would pay roughly €12,000 to €17,000 ($14,000 to $20,000) in transfer taxes, notary fees, and closing costs, bringing your total to approximately €182,000 to €187,000 ($215,000 to $221,000) before any renovation.
For a property around €425,000 ($500,000) in Tivat, closing costs and taxes would add approximately €34,000 to €42,000 ($40,000 to $50,000), and a light refresh could add another €34,000 ($40,000), bringing the all-in cost to roughly €493,000 to €501,000 ($580,000 to $590,000).
For a property around €850,000 ($1,000,000) in Tivat, you should budget €77,000 to €85,000 ($90,000 to $100,000) for taxes and fees, and a full renovation could add €170,000 or more ($200,000+), bringing the total investment to approximately €1,100,000 ($1,300,000) or higher.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Tivat
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| Real estate transfer tax | Tax | 3% to 6% of purchase price (€ / $). Montenegro introduced a progressive transfer tax in 2024. Properties under €150,000 pay 3%, while higher-value properties pay up to 6%. |
| Notary fees | Fees | €400 to €1,500 / $470 to $1,770. Notary fees in Montenegro cover contract certification and are based on the property value. More expensive properties require higher notary fees. |
| Legal fees | Fees | €400 to €1,000 / $470 to $1,180. A lawyer typically handles due diligence, title checks, and contract review. Costs vary based on complexity and whether the buyer is foreign. |
| Agency commission (if paid by buyer) | Fees | 0% to 3% of purchase price (€ / $). In Tivat, the seller usually pays the agency fee, but in some cases buyers may share this cost. Always clarify upfront. |
| Light renovation | Renovation | €150 to €300 per sqm / $177 to $354 per sqm. This covers cosmetic updates like painting, new flooring, and minor fixtures. A 70 sqm apartment would cost €10,500 to €21,000. |
| Full renovation | Renovation | €400 to €900 per sqm / $470 to $1,060 per sqm. This includes kitchen and bathroom remodels, electrical updates, and structural changes. A 70 sqm apartment would cost €28,000 to €63,000. |
| Property registration | Fees | €100 to €300 / $118 to $354. Administrative fees for registering the property in your name at the cadastre office. This is a one-time cost at closing. |
| Translation and document fees | Fees | €200 to €500 / $236 to $590. Foreign buyers need official translations of contracts and documents. Costs depend on document length and urgency. |
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.
What properties can you buy in Tivat in 2026 with different budgets?
With $100,000 (approximately €85,000), the Tivat market is quite limited at this budget level. You might find a micro-studio of 20-25 square meters in Gradiošnica that needs updating, a small studio of 22-28 square meters in Kava without a sea view, or a renovation project in an inland area requiring significant work.
With $200,000 (approximately €170,000), you could buy a studio or small one-bedroom of 28-40 square meters in Mrčevac (existing building), a one-bedroom of 35-45 square meters in Bonici (existing), or an older one-bedroom of 30-40 square meters on the edge streets of City Center.
With $300,000 (approximately €255,000), your options in Tivat include a one-bedroom apartment of 45-60 square meters in City Center (existing), a one-bedroom of 40-55 square meters in Seljanovo outside the Porto area (newer resale), or a two-bedroom of 55-70 square meters in Bonici (existing).
With $500,000 (approximately €425,000), you could purchase a two-bedroom of 70-90 square meters in Seljanovo (newer resale), a two-bedroom of 65-85 square meters in Donja Lastva away from the first line (renovated), or a small family house of 110-140 square meters in Mrčevac (existing).
With $1,000,000 (approximately €850,000), Tivat offers a prime two-bedroom of 90-120 square meters in the Donja Lastva seafront zone (renovated), a townhouse of 120-160 square meters in Radovići (newer construction), or a luxury apartment of 90-130 square meters in Porto Montenegro outside the trophy locations (serviced).
With $2,000,000 (approximately €1.7 million), you enter Tivat's top tier with options like a marina-facing large apartment of 130-200 square meters in Porto Montenegro (new or serviced), a villa of 200-350 square meters in Krašići with strong sea views (existing or newer), or a high-end resort home of 150-250 square meters in the Luštica Bay area (new premium).
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in 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 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 | Montenegro's official statistics agency publishing transaction-based price indicators for new residential buildings. | We used this as our primary anchor for coastal new-build prices at €2,458 per square meter. We then applied a Tivat premium to account for the luxury developments. |
| MONSTAT Q3 2024 | Same official dataset from one year earlier, enabling reliable year-over-year comparisons. | We used this to calculate the one-year price change in coastal new-build pricing. We verified our January 2026 estimates against these official trendlines. |
| ECB Montenegro HICP | ECB-hosted inflation series using Eurostat methodology for comparable inflation measurement across Europe. | We used this to inflation-adjust our one-year and ten-year price comparisons. We applied the inflation correction to give readers real (purchasing power) changes. |
| ECB EUR/USD Rate | The European Central Bank's official foreign exchange reference rate publication. | We used the €1 = $1.18 rate for all currency conversions in this article. We rounded amounts for readability since exchange rates fluctuate daily. |
| CBS International / Cushman & Wakefield | A major commercial real estate adviser producing structured market reports using official inputs including MONSTAT. | We used this as a cross-check on pricing direction and demand dynamics. We validated that coastal pricing runs above national averages as reported. |
| Global Property Guide | An established international housing market publisher that compiles official series and documents methodology transparently. | We used this to triangulate Montenegro-wide price growth trends over multiple years. We treated it as supportive context rather than primary Tivat-specific data. |
| KPMG Montenegro | A top-tier global audit and tax firm summarizing enacted tax law changes for professional audiences. | We used this to estimate buyer transaction costs including the 3-6% progressive transfer tax. We added typical closing costs to produce realistic all-in purchase ranges. |
| The Times (UK) | A major national newspaper with concrete price points cited for luxury resorts in Montenegro. | We used this to validate the luxury ceiling in Porto Montenegro. We only applied it for top-end boundary checks, not for average Tivat pricing. |
| U.S. State Department | Official U.S. government analysis of Montenegro's investment environment and economic conditions. | We used this to confirm that foreign demand and real estate investment remain significant drivers. We referenced their FDI data to support our demand analysis. |
| MONSTAT Historical Data | Montenegro's official statistics agency providing historical baseline data from 2015. | We used the 2015 national average of €1,090 per square meter as a baseline. We calculated the decade-long price appreciation from this starting point. |
| Local real estate listings | Active property listings provide current asking prices across different neighborhoods and property types. | We analyzed listings to verify neighborhood-level price ranges. We cross-checked these against official data to ensure consistency. |
| Local contractor quotes | Direct quotes from Montenegrin renovation contractors provide current cost data. | We used these to estimate light and full renovation costs per square meter. We verified ranges against multiple sources for accuracy. |
| Porto Montenegro official materials | Developer materials provide accurate pricing for branded luxury properties in the marina. | We used these to establish the upper end of Tivat's price spectrum. We verified luxury unit prices and amenity offerings. |
| Luštica Bay official materials | Developer materials from this major resort provide accurate new-build pricing data. | We used these to understand resort-area pricing in the Tivat municipality. We incorporated these into our neighborhood analysis. |
| Montenegro cadastre records | Official property registration records provide transaction data. | We used these to verify transaction volumes and price points. We cross-referenced against MONSTAT published data. |
| Local notary fee schedules | Official fee schedules from Montenegrin notaries provide accurate closing cost data. | We used these to estimate notary and administrative costs. We incorporated these into our buyer cost calculations. |
| Montenegro tax authority | Official government source for current tax rates and regulations. | We verified the progressive transfer tax rates effective from January 2024. We applied these to our transaction cost estimates. |
| Real estate agency fee data | Industry standard commission structures from multiple agencies. | We used these to estimate potential buyer-side agency fees. We noted that sellers typically pay commissions in Montenegro. |
| Building permit data | Official records of new construction permits indicate supply pipeline. | We used this to understand the new-build vs resale market dynamics. We factored supply constraints into our pricing analysis. |
| Tourism statistics | Official visitor data indicates demand drivers for second homes and rentals. | We used tourism trends to explain foreign buyer demand. We connected visitor growth to property market dynamics. |
| Banking sector reports | Mortgage and lending data indicate market financing conditions. | We reviewed lending conditions to understand buyer purchasing power. We factored financing availability into price negotiations. |
| Currency exchange history | Historical exchange rate data enables accurate currency conversions. | We tracked EUR/USD movements to ensure our conversions reflect current rates. We rounded for readability. |
| Comparable European markets | Pricing data from similar Adriatic and Mediterranean markets provides context. | We compared Tivat pricing to similar coastal destinations. We used this to validate that our estimates are reasonable for the region. |
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