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 has become one of Montenegro's most sought-after property markets, thanks to its world-class marina at Porto Montenegro and its position as the gateway to the stunning Bay of Kotor.
In this article, we break down the current housing prices in Tivat, explore recent trends, and share our forecasts for the coming years.
We constantly update this blog post to reflect the latest market data and insights.
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 in 2026 average around 4,200 euros per square meter, which is roughly 80% higher than the broader Montenegro coastal average of 2,450 euros per square meter.
- Porto Montenegro waterfront apartments now command 6,000 to 12,000 euros per square meter, placing them among the most expensive residential properties on the entire Adriatic coast outside of Dubrovnik.
- Tivat Airport handled over 1.18 million passengers in the first nine months of 2025, a 17% jump from the same period in 2024, directly fueling demand for short-term rental properties in the area.
- The Gary Player-designed golf course at Lustica Bay, with nine holes opening in 2026 and full completion by 2028, is expected to add a new premium layer to Tivat's property market.
- Montenegro's mortgage rates hover around 5% to 7% for foreign buyers, which limits local financing but keeps the market heavily dependent on cash purchases and international capital flows.
- Rental yields in Tivat average between 4.4% and 4.8%, lower than Podgorica's 6.4%, but capital appreciation of 6% to 9% annually more than compensates for investors with a medium-term horizon.
- The Bar-Boljare highway extension, backed by 350 million euros from the EBRD and EU, will eventually improve connectivity between Tivat's coast and northern Montenegro, broadening investor interest.
- Tivat now commands a 20% to 25% price premium over nearby Budva and Kotor, a gap that has widened significantly over the past five years due to concentrated luxury development at Porto Montenegro.
What are the current property price trends in Tivat as of 2026?
What is the average house price in Tivat as of 2026?
As of early 2026, the average home purchase price in Tivat is approximately 380,000 euros (around 395,000 US dollars), though this figure varies widely depending on whether you're looking at a modest apartment or a waterfront villa.
The average price per square meter for residential properties in Tivat currently sits at around 4,200 euros (about 4,370 US dollars), which reflects the town's premium positioning compared to other Montenegrin coastal areas.
To give you a realistic picture, roughly 80% of property purchases in Tivat fall between 150,000 and 800,000 euros (156,000 to 832,000 US dollars), with mainstream apartments starting around 3,200 euros per square meter and prime waterfront units climbing well above 6,000 euros per square meter.
How much have property prices increased in Tivat over the past 12 months?
Property prices in Tivat have increased by an estimated 6% to 9% over the past 12 months, a pace that reflects strong but steady demand rather than the explosive growth seen in some other Montenegrin markets.
The range of price increases varies by property type, with luxury waterfront apartments and new-build units at the higher end (around 8% to 10%) and older resale apartments showing more modest gains of 4% to 6%.
The single most significant factor behind this price movement is the continued strength of international buyer demand, supported by record passenger numbers at Tivat Airport and the town's growing reputation as a premium Adriatic destination.
Which neighborhoods have the fastest rising property prices in Tivat as of 2026?
As of early 2026, the top three neighborhoods with the fastest rising property prices in Tivat are Porto Montenegro and its Synchro Yards extension, Donja Lastva, and Seljanovo.
Porto Montenegro is seeing annual price growth of around 8% to 12%, Donja Lastva follows at roughly 7% to 10%, and Seljanovo is growing at approximately 6% to 9%, all driven by their waterfront access and walkability.
The main demand driver behind these neighborhoods is their combination of limited buildable coastline, proximity to the marina lifestyle, and strong appeal to international buyers seeking both personal use and rental income.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Tivat.
We have made this infographic to give you a quick and clear snapshot of the property market in Montenegro. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Tivat as of 2026?
As of early 2026, the ranking of property types by value appreciation in Tivat goes as follows: new-build apartments and penthouses lead the pack, followed by townhouses and duplexes, then villas, and finally older resale apartments.
New-build waterfront apartments are appreciating at approximately 8% to 12% annually, especially those in branded developments like Porto Montenegro's Synchro Yards.
The main reason this property type is outperforming others is the combination of turnkey delivery, modern amenities, and strong appeal to international buyers who prefer move-in-ready homes with rental potential.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Tivat?
- 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 much should you pay for a studio in Tivat?
What is driving property prices up or down in Tivat as of 2026?
As of early 2026, the top three factors driving property prices in Tivat are strong international buyer demand fueled by record airport traffic, the continued expansion of branded luxury developments like Porto Montenegro, and the town's established reputation as a premium Adriatic destination.
The single factor with the strongest upward pressure is Tivat Airport's passenger growth, which reached over 1.18 million travelers in the first nine months of 2025 alone, directly supporting demand for both second homes and short-term rental properties.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Tivat here.
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What is the property price forecast for Tivat in 2026?
How much are property prices expected to increase in Tivat in 2026?
As of early 2026, property prices in Tivat are expected to increase by approximately 4% to 8% over the course of the year, with prime waterfront properties likely at the higher end of that range.
Forecasts from different analysts range from a conservative 3% to an optimistic 10%, depending on assumptions about tourism performance and global economic conditions.
The main assumption underlying most price increase forecasts is that Tivat Airport passenger numbers will continue growing, supporting sustained international demand for both vacation homes and rental investments.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Tivat.
Which neighborhoods will see the highest price growth in Tivat in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Tivat are Porto Montenegro and the Synchro Yards area, Donja Lastva's waterfront band, Seljanovo, and the Lustica Bay corridor including The Peaks development.
These top neighborhoods are projected to see price growth of 6% to 12% in 2026, with Porto Montenegro at the higher end due to its new luxury inventory and global marketing reach.
The primary catalyst is the delivery of new branded residences and the opening of Montenegro's first golf course at Lustica Bay, which will attract a new segment of lifestyle buyers.
One emerging neighborhood that could surprise with higher-than-expected growth is Mrcevac, located between central Tivat and the airport, where upgrading older stock is creating value opportunities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tivat.
What property types will appreciate the most in Tivat in 2026?
As of early 2026, new-build apartments and penthouses in prime waterfront locations are expected to appreciate the most in Tivat, followed by townhouses in resort-style communities.
The projected appreciation for top-performing new-build waterfront units is approximately 8% to 12% in 2026, driven by limited supply and strong international demand.
The main demand trend driving this appreciation is the preference among foreign buyers for turnkey, move-in-ready properties that can generate rental income during the tourism season.
On the other hand, older apartments in non-prime locations are expected to underperform, with appreciation closer to 2% to 4%, because they require renovation and lack the amenities that attract today's buyers.
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.
How will interest rates affect property prices in Tivat in 2026?
As of early 2026, current interest rate trends are having a moderate dampening effect on the local-financed segment of Tivat's property market, though the prime segment remains largely insulated because most buyers pay cash.
Mortgage rates in Montenegro currently sit around 5% to 7% for foreign buyers, and most analysts expect them to remain relatively stable through 2026, with no major easing anticipated.
A 1% change in interest rates typically affects monthly mortgage payments by around 10% to 12%, which can shift affordability for local buyers, though Tivat's market is more driven by cash-rich international purchasers than by local financing.
You can also read our latest update about mortgage and interest rates in Montenegro.
What are the biggest risks for property prices in Tivat in 2026?
As of early 2026, the top three biggest risks for property prices in Tivat are a potential downturn in tourism if economic conditions weaken in key source markets, overpricing in near-prime zones that could lead to longer selling times, and any geopolitical or regulatory shifts that might affect foreign buyer sentiment.
The risk with the highest probability of materializing is tourism volatility, because Tivat's rental math depends heavily on seasonal visitor flows, and a soft summer season would quickly show up in investor returns.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Tivat.
Is it a good time to buy a rental property in Tivat in 2026?
As of early 2026, buying a rental property in Tivat can be a solid decision if you focus on walkable, liquid locations near the marina or town center, though it requires careful property selection to ensure sustainable returns.
The strongest argument in favor of buying now is that Tivat Airport traffic continues to grow strongly, rental demand remains robust during the tourism season, and capital appreciation of 4% to 8% annually adds to your total return.
The strongest argument for waiting is that mortgage rates remain elevated for financed buyers, and some near-prime zones are priced optimistically, meaning you could negotiate better deals if you're patient.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Tivat.
You'll also find a dedicated document about this specific question in our pack about real estate in Tivat.
Buying real estate in Tivat can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Tivat?
What is the 5-year property price forecast for Tivat as of 2026?
As of early 2026, cumulative property price growth in Tivat over the next 5 years is expected to reach approximately 25% to 45% total, depending on how the macro environment and tourism sector evolve.
The range of 5-year forecasts spans from a conservative 20% (if tourism softens or global conditions deteriorate) to an optimistic 50% or more (if infrastructure improvements and luxury development continue to attract international capital).
This translates to a projected average annual appreciation rate of roughly 4.5% to 7.5% per year over the next 5 years in Tivat.
The key assumption most forecasters rely on is that Montenegro's tourism sector will remain resilient and that major projects like the Bar-Boljare highway and Lustica Bay's golf course will come online as planned, supporting broader demand.
Which areas in Tivat will have the best price growth over the next 5 years?
The top three areas in Tivat expected to have the best price growth over the next 5 years are Porto Montenegro and its expanding districts, Donja Lastva's waterfront, and the Lustica Bay corridor including The Peaks neighborhood.
These top-performing areas are projected to see 5-year cumulative price growth of 35% to 55%, outpacing the broader Tivat market due to their scarcity, amenities, and global marketing reach.
This largely aligns with our shorter-term 2026 forecast, though over five years, Lustica Bay gains more prominence as its golf course matures and draws a new segment of lifestyle buyers.
One currently undervalued area with the best potential for outperformance over 5 years is Mrcevac, where proximity to the airport and town center creates value opportunities as older stock gets upgraded.
What property type will give the best return in Tivat over 5 years as of 2026?
As of early 2026, mid-size turnkey apartments in the walkable ring around Porto Montenegro and central Tivat are expected to give the best total return over 5 years, balancing solid appreciation with rental liquidity.
The projected 5-year total return for this property type, combining appreciation and rental income, is approximately 45% to 65%, assuming consistent occupancy during the tourism season.
The main structural trend favoring this property type is the continued growth of Tivat Airport traffic, which supports year-over-year increases in short-term rental demand.
For those seeking a balance of return and lower risk, 1- to 2-bedroom apartments in established areas like Seljanovo or Kalimanj offer easier resale and a broader renter base than ultra-prime or remote properties.
How will new infrastructure projects affect property prices in Tivat over 5 years?
The top three major infrastructure projects expected to impact property prices in Tivat over the next 5 years are the Bar-Boljare highway extension (backed by 350 million euros from the EBRD and EU), the Gary Player-designed golf course at Lustica Bay, and the ongoing airport concession that could bring major upgrades to Tivat Airport.
Properties near completed infrastructure projects in Tivat typically see a price premium of 10% to 20% compared to similar properties without that access or amenity advantage.
The neighborhoods that will benefit most from these developments are Lustica Bay and The Peaks (from the golf course), Mrcevac and central Tivat (from airport improvements), and potentially northern Tivat areas as highway connectivity improves over the longer term.
How will population growth and other factors impact property values in Tivat in 5 years?
The projected population growth in Montenegro is modest, but Tivat's property values are driven less by local demographics and more by seasonal population, second-home ownership, and international demand, which are all expected to remain strong over the next 5 years.
The demographic shift with the strongest influence on property demand in Tivat is the growing number of remote workers and retirees from Western Europe seeking a Mediterranean lifestyle at a lower cost than Croatia or Italy.
Migration patterns, especially the continued interest from European, Middle Eastern, and diaspora buyers, are expected to support property values in Tivat over the next 5 years, as the town becomes better known as a luxury Adriatic destination.
The property types and areas that will benefit most from these demographic trends are turnkey apartments in walkable locations that appeal to seasonal residents, and branded residences in Porto Montenegro and Lustica Bay that attract global buyers.
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 is the 10 year property price outlook in Tivat?
What is the 10-year property price prediction for Tivat as of 2026?
As of early 2026, cumulative property price growth in Tivat over the next 10 years is expected to reach approximately 60% to 110% total, which translates to nearly doubling values in an optimistic scenario.
The range of 10-year forecasts spans from a conservative 50% (if Montenegro faces economic headwinds or tourism loses momentum) to an optimistic 120% or more (if the country continues its trajectory toward EU integration and luxury development accelerates).
This works out to a projected average annual appreciation rate of roughly 4.8% to 7.6% per year over the next 10 years in Tivat.
The biggest uncertainty factor in making 10-year predictions for Tivat is the pace of Montenegro's EU accession and whether geopolitical or economic shocks disrupt the steady flow of international capital into the property market.
What long-term economic factors will shape property prices in Tivat?
The top three long-term economic factors that will shape property prices in Tivat over the next decade are tourism competitiveness (Montenegro's ability to attract visitors year-round), air connectivity (especially Tivat Airport capacity and route expansion), and the country's progress toward EU membership.
The single long-term factor with the most positive impact on property values in Tivat is likely to be continued air traffic growth, because it directly fuels both second-home demand and short-term rental yields.
The single long-term factor posing the greatest structural risk is over-reliance on seasonal tourism, which leaves the market vulnerable to any external shock that disrupts summer travel patterns.
You'll also find a much more detailed analysis in our pack about real estate 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 | Why it's authoritative | How we used it |
|---|---|---|
| MONSTAT Q1 2025 Dwelling Prices | Official national statistics agency with benchmark price data. | We used this as our base layer for coastal region pricing, then adjusted upward for Tivat's premium market position. |
| MONSTAT Q2 2025 Dwelling Prices | Updated quarterly data with consistent methodology. | We anchored the most recent coastal price level and gauged quarter-to-quarter momentum heading into 2026. |
| MONSTAT Q3 2025 Release | Official release channel for newest quarterly readings. | We confirmed late-2025 pricing direction before our January 2026 as-of date. |
| Central Bank of Montenegro Financial Stability Report 2024 | Central bank's core publication on credit and systemic risks. | We analyzed mortgage and credit conditions to understand financing constraints for 2026 buyers. |
| CBCG Bank Lending Survey Q2 2025 | Banks' own reported tightening and demand for housing loans. | We judged whether credit is becoming more supportive or restrictive for property buyers. |
| IMF Montenegro 2025 Article IV | Top-tier macro institution with transparent forecasts. | We used IMF data for macro context on growth, inflation, and risks that affect housing demand. |
| Montenegro Airports Statistical Data | Official airport operator with long-run passenger series. | We used Tivat Airport traffic as a demand proxy for tourism and second-home usage. |
| MONSTAT Tourism Totals 2024 | Official national totals for arrivals and overnights. | We quantified how tourism-heavy demand is and analyzed source-country mix for buyer patterns. |
| EBRD Bar-Boljare Highway Financing | Major development bank announcing signed, funded infrastructure. | We supported our 5-10 year infrastructure uplift forecasts with verified project commitments. |
| Government of Montenegro Highway Update | Official government channel for project timelines. | We sanity-checked that projects are real and anchored timing assumptions for price effects. |
| Savills Synchro Yards Listing | Major international brokerage with consistent listing standards. | We used this as a verifiable high-end price signal for Porto Montenegro's prime submarket. |
| Porto Montenegro Synchro Yards | Official developer source for new luxury supply. | We confirmed project details and translated the prime product pipeline into neighborhood demand signals. |
| Golf Business News Lustica Bay | Specialist industry outlet reporting project milestones. | We anchored golf course timing (nine holes in 2026, full completion by 2028) for Lustica Bay price uplift forecasts. |
| Global Property Guide Montenegro | Respected property analytics platform with regional data. | We cross-checked our price growth estimates and rental yield calculations against their published data. |
| Global Property Guide Mortgage Rates | Tracks mortgage rate trends for foreign buyers. | We sourced current interest rate levels to assess affordability impacts on Tivat's market. |
| World Bank Montenegro | Authoritative source for demographic and economic indicators. | We used population data to contextualize that Tivat's demand is driven by mobile international buyers rather than local growth. |
| UN Tourism Data Dashboard | Official UN tourism statistics platform. | We cross-checked tourism definitions and seasonality patterns against local data for consistency. |
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If you want to go deeper, you can read the following: