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
Tivat is not a single market, and villa prices here vary dramatically depending on whether you're looking at a hillside family home in Mrčevac or a branded residence near Porto Montenegro.
We constantly update this blog post to reflect the latest data and market shifts in Tivat's villa 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.
How much do villas cost in Tivat in 2026?
What is the median and average price for villas in Tivat in 2026?
As of early 2026, the median villa price in Tivat sits around €850,000 (roughly $920,000), while the average villa price reaches approximately €1.25 million ($1.35 million) due to a significant number of luxury listings pulling the figure upward.
The reason why these two numbers differ so much is that Tivat has two international "price-setters" within its municipality, Porto Montenegro and Luštica Bay, which create an unusually long luxury tail with villas listed between €3 million and €8 million or more.
Compared to similar coastal markets in the region like Croatia's Dalmatian coast or Greece's popular islands, Tivat villa prices remain competitive at the entry and mid-level, but the ultra-prime segment around Porto Montenegro now rivals some of the most expensive Mediterranean destinations.
What is the typical price range for villas in Tivat in 2026?
As of early 2026, the typical price range for villas in Tivat spans from approximately €350,000 ($380,000) at the entry level to well over €2 million ($2.15 million) for luxury properties, with most family villas clustering between €550,000 and €1.2 million ($595,000 to $1.3 million).
The average price per square meter for villas in Tivat in 2026 hovers around €3,800/m² ($4,100/m²) at the median, though this figure climbs to approximately €4,700/m² ($5,100/m²) on average because branded and waterfront properties push the number higher.
The minimum budget needed to buy a livable villa in Tivat in 2026 is roughly €350,000 to €450,000 ($380,000 to $485,000), which typically gets you an older property in hillside areas like Mrčevac or Kava that may need some renovation work.
The "luxury villa" threshold in Tivat in 2026 generally starts at around €2 million ($2.15 million), or when properties hit €8,000/m² ($8,650/m²) or more, feature first-line sea access, or sit within a branded resort ecosystem like Luštica Bay or near Porto Montenegro.
You'll find much more detailed data in our pack about the property market in Tivat.
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How do villa prices vary by area in Tivat in 2026?
Which neighborhoods have the most expensive villas in Tivat in 2026?
As of early 2026, the most expensive villa neighborhoods in Tivat are the Porto Montenegro and Seljanovo waterfront area, Donja Lastva (especially sea-adjacent pockets), Luštica Bay including The Peaks and Marina Village zones, Krašići waterfront, and parts of the Krtoli peninsula near Radovići with Luštica Bay amenities access.
In these premium Tivat neighborhoods, villa prices typically range from €5,500 to €10,000+ per square meter (roughly $5,950 to $10,800+/m²), which translates to total prices often starting at €1.5 million ($1.6 million) and climbing well past €5 million ($5.4 million) for exceptional properties.
The main factor driving these premium prices is not just sea proximity but the presence of branded resort ecosystems like Porto Montenegro and Luštica Bay, which offer security, concierge services, marina access, and international rental management that create resale liquidity foreign buyers are willing to pay significantly more for.
Where are the most affordable villa areas in Tivat in 2026?
As of early 2026, the most affordable areas for villas in Tivat municipality are Mrčevac (hillside above town), Kava, parts of Mazina, and Lepetane (further from Tivat center), where you can still find livable villas at more accessible price points.
In these more affordable Tivat neighborhoods, villa prices typically range from €2,500 to €3,500 per square meter ($2,700 to $3,800/m²), with total budgets often starting in the mid-€300,000s ($380,000+) for properties that are structurally sound but may need updating.
The trade-offs buyers should expect in these affordable Tivat areas include less walkability to the waterfront and marina lifestyle, older housing stock that often requires renovation investment, potentially steeper or less convenient road access, and neighborhoods with a more local residential feel rather than an international resort atmosphere.
You should know that we have a page with a list of best areas to buy real estate in Tivat.
How big are price gaps between villa neighborhoods in Tivat in 2026?
As of early 2026, the price gap between the most affordable and most expensive villa neighborhoods in Tivat is substantial: you might pay around €2,500/m² ($2,700/m²) in Mrčevac versus €10,000 to €12,000+/m² ($10,800 to $13,000+/m²) in ultra-prime branded waterfront zones near Porto Montenegro, meaning a same-size villa could cost 4 times more depending on location.
Between neighboring villa areas in Tivat, the typical price difference runs around €1,500 to €3,000 per square meter ($1,600 to $3,250/m²), which on a 200m² villa translates to roughly €300,000 to €600,000 ($325,000 to $650,000) just for being in a better micro-location.
The main factor creating such dramatic price disparities between Tivat villa neighborhoods is the branded resort ecosystem effect, where Porto Montenegro and Luštica Bay developments set ultra-premium price floors that radiate outward, combined with the scarcity of genuine waterfront positions in what is ultimately a small municipal coastline.
These neighborhood price gaps in Tivat have been widening rather than narrowing in recent years, as international demand for branded and waterfront product keeps pushing the top end higher while more affordable hillside areas see slower appreciation, a trend the Central Bank of Montenegro has flagged as a potential overvaluation risk.
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 villas exist in Tivat and how do prices differ?
What are the different villa types in Tivat?
The main villa types you will find in Tivat include older renovated stone houses with traditional Montenegrin character, modern hillside "view villas" built on slopes above town, waterfront or near-water villas with first or second line sea access, and branded resort villas within managed ecosystems like Luštica Bay's The Peaks or properties adjacent to Porto Montenegro.
For value-conscious buyers, modern hillside view villas in non-branded locations tend to offer the best balance of space, quality, and price in Tivat, since you get contemporary construction and sea views without paying the branded resort premium that can add 30% to 50% to comparable properties.
Among foreign buyers in Tivat, branded resort villas at Luštica Bay and properties near Porto Montenegro remain the most popular choice because these buyers prioritize security, professional rental management, community amenities, and the confidence of knowing the property will be easy to resell to the next international buyer.
Are off-plan villas cheaper than completed ones in Tivat in 2026?
As of early 2026, off-plan villas in Tivat typically cost around 10% to 20% less than equivalent completed properties in headline terms, though this discount comes with construction risk and the need to wait, which means the "real" savings depend heavily on whether the project delivers on time and to specification.
In the branded resort segment of Tivat's market, particularly at Luštica Bay, pre-completion purchases are quite common because the developer's track record and amenity package are part of what buyers are paying for, while outside these projects most foreign buyers prefer completed villas to avoid permitting uncertainties and quality surprises.
As of early 2026, the highest concentration of new villa developments in Tivat is around the Luštica Bay and Krtoli peninsula area (near Radovići), the Porto Montenegro expansion cycle including properties influenced by the Synchro Yards project, and select hillside plots above Tivat town where views sell well and developable land remains available.
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Which features increase villa prices the most in Tivat?
How much does sea view increase villa prices in Tivat in 2026?
As of early 2026, a clear sea view typically adds a 10% to 25% price premium to villas in Tivat compared to similar properties without one, because sea views are not just about aesthetics here but directly correlate with better resale liquidity to international buyers.
In practical terms, this sea view premium in Tivat translates to roughly €50,000 to €150,000 ($54,000 to $162,000) of additional cost on a typical family villa, though the premium grows significantly larger on higher-end properties where views are a core selling point.
Is private pool a major price driver for villas in Tivat in 2026?
As of early 2026, a private pool typically adds an 8% to 15% price premium to villas in Tivat, making it one of the more significant "amenity features" that buyers pay extra for, especially in the family holiday and upscale segments.
This pool premium in Tivat in 2026 translates to roughly €40,000 to €120,000 ($43,000 to $130,000) of additional cost on a mid-range to upscale villa, though the figure varies depending on pool size, whether it's heated, and how well it integrates with outdoor living spaces.
Among villas listed in the €800,000+ range in Tivat, the majority come with private pools as a standard expectation, while at lower price points pools are less common and therefore command a more noticeable premium when present.
Infinity pools or larger designer pools do command higher premiums than standard pools in Tivat, often adding an extra 5% to 10% beyond a basic pool, particularly when they're positioned to maximize sea views or are part of a professionally landscaped outdoor entertainment area.
Does beachfront location multiply villa prices in Tivat in 2026?
As of early 2026, beachfront or first-line sea location can multiply villa prices in Tivat by 1.5 to 3 times compared to a similar inland or hillside property, making waterfront access the single biggest price multiplier in the entire Tivat market.
This beachfront premium exists because true first-line supply in Tivat municipality is extremely limited, and strong international demand from buyers seeking genuine waterfront lifestyle keeps pushing these rare properties into a category of their own, often reaching €10,000 to €15,000+ per square meter ($10,800 to $16,200+/m²).
What are other features adding a lot of value to villas in Tivat?
Beyond sea views and pools, the top five value-adding features for villas in Tivat in 2026 are walkability to Porto Montenegro's marina lifestyle, gated security with managed services, guaranteed private parking or garage space (critical in tighter coastal zones), clean and fully legalized paperwork with clear title, and a protected view corridor that ensures your sea view cannot be blocked by future construction.
Large private gardens or quality Mediterranean landscaping typically add a 5% to 12% premium to villa prices in Tivat, with the premium being strongest on properties where outdoor space is genuinely usable for entertaining and where mature plantings provide immediate privacy.
For villa owners in Tivat looking at return on investment, the features that pay back best are paperwork legalization (removes buyer risk and speeds transactions), energy efficiency upgrades like good insulation and modern HVAC (increasingly valued as year-round living grows), and any improvement that enhances rental potential such as self-contained guest quarters or professional-grade outdoor kitchens.
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.
What extra costs are hidden behind villa prices in Tivat?
How much are purchase taxes and fees for villas in Tivat in 2026?
As of early 2026, the total purchase taxes and fees for villas in Tivat typically add between 4% and 6% to your purchase price for resale properties, or around 2% to 4% for new developer sales where VAT is already included in the listed price.
The main categories of taxes and fees villa buyers must pay in Tivat include a progressive transfer tax of roughly 3% to 6% depending on the price band (with higher-priced villas trending toward the higher rate), or alternatively 21% VAT on first sales from developers which is usually embedded in the asking price, plus notary fees, registration charges, and translation costs.
Legal and notary fees for villa purchases in Tivat typically run between €1,500 and €4,000 ($1,600 to $4,300) depending on transaction complexity, property value, and whether you need additional services like power of attorney arrangements for a buyer who cannot be present for all signings.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Tivat.
What are typical annual maintenance costs for villas in Tivat in 2026?
The typical annual maintenance cost for a standard villa in Tivat in 2026 ranges from approximately €5,000 to €15,000 ($5,400 to $16,200) depending on villa size, whether you have a pool, and whether you use the property year-round or just seasonally.
The main categories of recurring maintenance expenses for villas in Tivat include pool and garden upkeep (€2,000 to €8,000 per year depending on size and staffing), property insurance and a small repairs reserve (€1,000 to €3,000 per year, higher for older stone homes), utilities which vary significantly based on usage, and annual property tax which runs roughly 0.25% to 1% of the assessed value.
Pool maintenance specifically in Tivat costs villa owners approximately €1,500 to €4,000 ($1,600 to $4,300) per year for a standard private pool, covering regular cleaning, chemical balance, seasonal opening and closing, and minor equipment repairs.
The unexpected or often-overlooked maintenance costs villa owners in Tivat should anticipate include accelerated wear from salt air and humidity (especially on roofs, stonework, and metal fixtures), higher repair reserves for older traditional stone houses, potential costs for view corridor maintenance like tree trimming, and management fees if you use a property management service for rental periods when you are not present.
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What insider pricing realities should foreigners know in Tivat?
Are villa asking prices usually negotiable in Tivat in 2026?
As of early 2026, most resale villa asking prices in Tivat are negotiable, particularly for properties that have been sitting on the market for a while, have paperwork uncertainties, or where sellers priced emotionally rather than based on comparables, though branded developer inventory at places like Luštica Bay tends to be far less flexible.
For typical resale villas in Tivat, buyers can realistically expect to negotiate a 5% to 10% discount from the asking price, while rare or "A-grade" properties (waterfront, perfect paperwork, or branded) may only move 0% to 5%, and stale or problematic listings might offer 10% or more though you should not count on it.
Are real estate agents reliable for villas in Tivat right now?
The reliability of real estate agents dealing with villas in Tivat is mixed: there are excellent, professional agents with international standards and full documentation, but there are also less professional "key-holders" who simply repost listings from other portals without adding much value or vetting.
The most common issues foreign buyers report with villa agents in Tivat include agents who cannot produce documentation early (title sheets, cadastre extracts, legalization status), unclear or undisclosed fee structures, properties listed by multiple agents with conflicting information, and agents who push urgency without being transparent about why a property has sat unsold.
The typical agent commission rate for villa transactions in Tivat is around 3% to 5% of the purchase price, usually paid by the seller but sometimes shared or passed through, so it is worth clarifying the fee structure in writing before you commit to working with any particular agent.
Dealing with a bad agent is one of the mistakes people sometimes make when buying a property in Tivat.
Do foreigners usually overpay for villas in Tivat?
Foreign buyers in Tivat often pay a 5% to 15% premium compared to well-informed local buyers, not because sellers deliberately overcharge foreigners but because foreign buyers tend to rely more heavily on asking prices, skip local comparables research, and underestimate renovation costs on older properties.
The main reasons foreigners overpay for villas in Tivat include paying "Porto Montenegro prices" for non-Porto locations (mistaking general marina proximity for branded ecosystem value), overpaying for unprotected sea views that could be blocked by future construction, underestimating capital expenditure needed on older stone houses, and treating asking prices as market prices rather than starting points for negotiation.
Hiring a local representative, independent lawyer, or buyer's agent does help foreigners get better villa prices in Tivat, because these professionals can verify documentation, pull recent comparable transactions, identify negotiation leverage, and ensure you are not paying a branded-resort premium for a property that does not actually deliver branded-resort value.
By the way, we have built our pack covering the property buying process in Tivat also because a lot of foreign buyers make big mistakes (such as overpaying for a villa).
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 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 We Trust It | How We Used It |
|---|---|---|
| MONSTAT Q3 2025 Housing Prices | Montenegro's official statistics office publishing the national reference housing price series. | We used it as our clean "official anchor" for coastal home prices per square meter. We then scaled villa prices above that anchor using multiple villa-specific market signals. |
| Central Bank of Montenegro Financial Stability Report 2024 | The central bank's systemic-risk report explicitly discussing real-estate price dynamics. | We used it to confirm prices were at or near record highs and potentially overvalued. We framed negotiation advice as risk-management guidance, not opinion. |
| IMF Montenegro 2025 Article IV Consultation | Top-tier international institution with heavily data-driven country assessments. | We used it for macro context on inflation, growth, and credit conditions. These factors shape buyer behavior and negotiating power in Tivat. |
| KPMG Montenegro Tax Alert | Major global advisory firm summarizing actual legal amendments with Official Gazette references. | We used it to support the progressive transfer-tax framework affecting villa purchases. We translated the rules into simple buyer math for typical price points. |
| Luštica Bay Real Estate | Official sales platform for one of Tivat's two biggest price-setting developments. | We used it to confirm branded zone specifics and villa product mix. We triangulated their pricing using independent luxury portals. |
| Porto Montenegro Synchro Yards | Official developer source describing the newest ultra-prime project. | We used it to understand where the highest-priced product is concentrated. We treated it as primary project confirmation, not as a neutral price index. |
| The Times | Major national newspaper with clearly stated price-per-square-meter figures for named developments. | We used it to cross-check that ultra-prime pricing levels are consistent with what global agents market. We treated it as corroborating rather than sole evidence. |
| JamesEdition | Recognized global luxury marketplace with structured listings and summary statistics. | We used it to estimate the shape of the luxury price distribution. We used their data only as asking-price evidence, not transaction proof. |
| Estitor | Large regional portal that timestamps listing refreshes and shows prices plus sizes. | We used it as a near-real-time snapshot for early 2026 asking prices. We combined it with other sources to avoid letting one portal skew results. |
| Realitica | Long-running Balkan property portal useful for neighborhood-level market signals. | We used it to ground neighborhood examples with real euro prices and sizes. We treat portal data as the best available signal, not official transactions. |
| Montenegro Sotheby's Realty | Established international brokerage with professional guidance on local taxes and fees. | We used it to validate property tax ranges and annual ownership costs. We converted their guidance into practical budgeting percentages for buyers. |
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