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 property in Tivat, you're probably wondering whether January 2026 is the right moment to make your move or if you should hold off a bit longer.
This guide breaks down everything you need to know about Tivat's housing prices, market trends, and what the data actually says about where things are headed.
We constantly update this blog post with the freshest numbers and insights so you always have the latest picture of Tivat's real estate 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.
So, is now a good time?
Our verdict for January 2026 is "rather yes" for buying property in Tivat, but only if you pick the right type of property in the right location.
The strongest signal supporting this is that tourism demand and airport connectivity remain solid going into 2026, which keeps buyer interest alive and supports rental income potential.
Another strong signal is that the construction pipeline in Tivat is steady but not overwhelming, so there's no flood of new supply about to crash prices.
We also see that foreign investment keeps flowing into Montenegro's coast, the banking system looks stable, and prime waterfront areas still face real scarcity.
The best strategy is to focus on 1 to 2 bedroom apartments near Porto Montenegro, Seljanovo, or Donja Lastva if you want rental income and easy resale, and avoid overpriced "almost luxury" units far from the marina.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Tivat, or should I wait as of 2026?
Do real estate prices look too high in Tivat as of 2026?
As of early 2026, property prices in Tivat sit above what typical coastal Montenegro fundamentals would suggest, but this reflects the town's unique split between a normal coastal market and an ultra-luxury marina segment rather than a pure bubble.
One clear signal that supports this is that standard apartments away from the waterfront in Tivat are trading around 2,800 to 4,000 euros per square meter, while official coastal averages from MONSTAT hover in the low-to-mid 2,000s, showing a premium but not an extreme disconnection.
Another sign to watch is that resale properties with weaker locations or finishes tend to sit longer on the market, which tells you that buyers are being selective and not just paying any price, so the stretch is concentrated in prime spots near Porto Montenegro where demand genuinely justifies higher values.
You can also read our latest update regarding the housing prices in Tivat.
Does a property price drop look likely in Tivat as of 2026?
As of early 2026, the likelihood of a big property price drop in Tivat looks low to medium, with a selective cool-down in overpriced segments being more probable than a broad crash.
A plausible range for Tivat property prices over the next 12 months would be somewhere between a 5% decline in weaker pockets and a 5 to 10% gain in prime waterfront areas, meaning the market could move in different directions depending on location and property type.
The single most important factor that could tip prices downward in Tivat would be a sustained period of higher mortgage rates squeezing out local and mid-market buyers who rely on financing.
However, this scenario looks only moderately likely because the ECB has shown signs of easing, Montenegro's banking system remains well-capitalized according to the IMF, and foreign cash buyers continue to prop up the luxury end regardless of local credit conditions.
Finally, please note that we cover the price trends for next year in our pack about the property market in Tivat.
Could property prices jump again in Tivat as of 2026?
As of early 2026, the likelihood of a renewed price surge in Tivat is medium, with any jump most likely concentrated in the prime waterfront and branded marina segments rather than spreading across the whole town.
If conditions align favorably, Tivat property prices in the best locations could rise another 5 to 15% over the next 12 months, especially if credit eases and new luxury project phases attract fresh international buyers.
The single biggest demand-side trigger that could push Tivat prices higher would be a meaningful drop in borrowing costs as ECB rate cuts filter through to Montenegro's euroized banking system, making mortgages more affordable and bringing more buyers into the market.
Please also note that we regularly publish and update real estate price forecasts for Tivat here.
Are we in a buyer or a seller market in Tivat as of 2026?
As of early 2026, the Tivat property market sits closer to balanced than a pure seller's market, though prime waterfront properties still lean in favor of sellers due to genuine scarcity.
While Tivat doesn't publish a neat months-of-inventory figure, the combination of steady tourism demand and a moderate construction pipeline suggests something in the 4 to 6 month range for standard properties, which typically means neither buyers nor sellers have a strong upper hand.
Price reductions appear more common on hillside properties and resales with dated finishes or poor parking, which tells you that sellers outside the prime marina corridor are feeling more pressure to negotiate, giving buyers some leverage in those segments.
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.
Are homes overpriced, or fairly priced in Tivat as of 2026?
Are homes overpriced versus rents or versus incomes in Tivat as of 2026?
As of early 2026, Tivat homes look stretched when measured against local incomes but can appear more reasonable when you factor in the strong short-term rental potential that tourism brings to this coastal town.
The price-to-rent ratio in Tivat varies dramatically by location: a standard apartment away from the marina might sit around 20 to 25 times annual rent, which is on the high side, but properties near Porto Montenegro with strong seasonal rental income can bring that ratio down to a more workable 15 to 18.
The price-to-income picture is more challenging because MONSTAT reports average net wages in Montenegro around 1,000 euros per month, meaning a typical Tivat apartment priced at 150,000 euros or more represents 12 to 15 years of income, well above the 5 to 8 year ratio that would signal easy affordability for locals.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tivat.
Are home prices above the long-term average in Tivat as of 2026?
As of early 2026, Tivat property prices are clearly above their long-term average, reflecting years of strong growth driven by tourism development, foreign investment, and the transformation of the waterfront into a luxury destination.
The recent 12-month price change in Tivat's broader coastal region has been significant, with MONSTAT data showing double-digit percentage gains in new-build prices over recent years, a pace well above the slower pre-2015 trend when the marina ecosystem was still emerging.
When adjusted for inflation, Tivat prices have likely surpassed their prior cycle peak, especially in the prime Porto Montenegro corridor where luxury developments have reset reference pricing to levels that would have seemed unthinkable a decade ago.
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What local changes could move prices in Tivat as of 2026?
Are big infrastructure projects coming to Tivat as of 2026?
As of early 2026, the most impactful infrastructure discussion in Tivat centers on the proposed city boulevard, which could reshape traffic flow and accessibility across the town and potentially boost property values in neighborhoods that gain better connections.
The timeline for this project remains uncertain because the 2026 draft spatial investment program is still being debated publicly, meaning approval, funding, and construction could stretch over several years before residents see real changes on the ground.
For the latest updates on the local projects, you can read our property market analysis about Tivat here.
Are zoning or building rules changing in Tivat as of 2026?
The most significant zoning-related activity in Tivat involves the ongoing updates to the municipal spatial planning framework, which determines where and what type of construction can happen in this geographically constrained coastal town.
As of early 2026, any tightening of height limits, parking requirements, or coastal setbacks in Tivat would likely push up prices for existing properties that already have permits, while making it harder for new supply to come online and compete.
The areas most sensitive to zoning changes in Tivat include Seljanovo, Donja Lastva, and the Lustica peninsula side of the municipality around Radovici, where development pressure is high but land is limited and rules can shift what actually gets built.
Are foreign-buyer or mortgage rules changing in Tivat as of 2026?
As of early 2026, mortgage conditions are the bigger swing factor for Tivat property prices than foreign-buyer eligibility rules, because borrowing costs directly affect how much local and mid-market buyers can afford to pay.
There are no imminent foreign-buyer restrictions being actively considered in Montenegro, though any future tightening of residency rules, reporting requirements, or transaction taxes would matter significantly given that real estate accounts for a large share of foreign direct investment into the country.
On the mortgage side, the key factor to watch is whether local banks adjust their lending terms as ECB rates evolve, since Montenegro's euroized economy means that shifts in European monetary policy eventually filter through to what Tivat buyers pay for their loans.
You can also read our latest update about mortgage and interest rates in Montenegro.
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.
Will it be easy to find tenants in Tivat as of 2026?
Is the renter pool growing faster than new supply in Tivat as of 2026?
As of early 2026, tenant demand in Tivat remains strong thanks to continued tourism activity, but the rental market is competitive because there's already substantial accommodation capacity in town.
The best indicator of renter demand in Tivat is the tourism flow data, and MONSTAT figures show arrivals and overnight stays holding up well into late 2025, which translates directly into demand for short-term rentals in this coastal resort town.
On the supply side, MONSTAT building permits indicate ongoing construction of new dwellings in the coastal region, meaning more rental units will enter the market over time, so landlords need to stay competitive on location and quality.
Are days-on-market for rentals falling in Tivat as of 2026?
As of early 2026, there's no official days-on-market series for Tivat rentals, but tourism demand indicators suggest that well-located, furnished 1 to 2 bedroom apartments near the marina corridor are getting snapped up quickly while poorly positioned properties sit longer.
The gap in rental absorption time between the best areas like Porto Montenegro, Seljanovo, and Donja Lastva versus hillside or outer neighborhoods like Mrcevac or Kava can be substantial, with prime units often filling within days during peak season while weaker stock struggles for weeks.
One reason rental days-on-market tends to fall in Tivat's best pockets is the concentrated seasonal demand: when tourism peaks and airport arrivals climb, the limited supply of walkable-to-marina apartments faces intense competition from short-stay visitors.
Are vacancies dropping in the best areas of Tivat as of 2026?
As of early 2026, vacancy pressure in Tivat's best rental areas like Porto Montenegro, Seljanovo, Donja Lastva, and Kalimanj tends to stay low during the tourism season, though competition among landlords is real given the town's substantial accommodation capacity.
Prime areas near the marina typically achieve higher occupancy rates than the overall Tivat market, with furnished apartments in Seljanovo or Donja Lastva often running near full during summer months while properties further from the waterfront see more gaps.
A practical sign that the best areas are tightening first is when landlords in Porto Montenegro's orbit can raise nightly rates without losing bookings, while owners in Mrcevac or Lepetane still need to discount to attract guests.
By the way, we've written a blog article detailing what are the current rent levels in Tivat.
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Am I buying into a tightening market in Tivat as of 2026?
Is for-sale inventory shrinking in Tivat as of 2026?
As of early 2026, we don't have a clean official for-sale inventory count for Tivat, but the combination of steady construction permits and supportive demand signals suggests the market is not dramatically tighter than a year ago, though prime waterfront stock remains genuinely scarce.
Montenegro doesn't publish a standard months-of-supply metric for Tivat specifically, but based on construction activity and transaction patterns, the broader market likely sits somewhere in the balanced range of 4 to 6 months, while the most desirable Porto Montenegro-adjacent properties feel much tighter.
The main reason inventory stays tight in the prime corridor is simply geography: there's only so much walkable-to-marina, waterfront-adjacent land in Tivat, so even as new apartments come online elsewhere, the truly premium supply remains limited.
Are homes selling faster in Tivat as of 2026?
As of early 2026, turnkey apartments in prime Tivat locations like Seljanovo, Donja Lastva, and near Porto Montenegro tend to sell faster than they did a few years ago when the market was less established, while average or poorly located stock can linger for months.
Year-over-year, the trend in Tivat shows that correctly priced properties in high-demand areas are moving more quickly, while sellers who overprice relative to actual product quality are seeing their listings sit longer without offers.
Are new listings slowing down in Tivat as of 2026?
As of early 2026, we don't have a precise new listings tracker for Tivat, but MONSTAT building permit data shows continued construction planning in the coastal region, so new supply should keep appearing even if it doesn't flood the market.
The seasonal pattern in Tivat typically sees more listing activity in spring and early summer as owners prepare for the tourist season, with January being a quieter period, so current levels may simply reflect normal seasonality rather than a structural slowdown.
Is new construction failing to keep up in Tivat as of 2026?
As of early 2026, new construction in Tivat appears adequate to meet general demand across the municipality, but it's clearly failing to keep up with buyer appetite in the specific waterfront and marina-adjacent pockets where everyone wants to own.
MONSTAT building permits show ongoing residential construction activity in the coastal region, with hundreds of new dwellings planned, though these spread across various locations rather than concentrating in the prime areas that command the highest prices.
The biggest bottleneck limiting new construction in Tivat's most desirable areas is simply land scarcity: the coastline is finite, the marina corridor is largely built out, and zoning constraints limit how much more density can be added to the walkable core.
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.
Will it be easy to sell later in Tivat as of 2026?
Is resale liquidity strong enough in Tivat as of 2026?
As of early 2026, resale liquidity in Tivat is reasonably strong for the right property types in the right locations, thanks to the town's unusual international buyer base and strong connectivity through Tivat Airport.
Well-priced 1 to 2 bedroom apartments near Porto Montenegro or in Seljanovo typically sell within 2 to 4 months, which is healthy for a small coastal market, while larger or poorly located properties can take 6 months or longer to find a buyer.
The property characteristic that most improves resale liquidity in Tivat is proximity to the marina and waterfront: a compact, furnished apartment within walking distance of Porto Montenegro will always attract more interest than a bigger property up in the hills with no view and limited parking.
Is selling time getting longer in Tivat as of 2026?
As of early 2026, selling time in Tivat appears stable or slightly longer for mid-market properties compared to the post-pandemic boom years, while prime waterfront stock continues to move at a healthy pace.
The current median days-on-market in Tivat likely ranges from around 60 days for well-priced marina-area apartments to 120 days or more for hillside homes or properties with issues like weak parking or dated interiors.
One clear reason selling time can lengthen in Tivat is affordability pressure: when mortgage rates stay elevated around 5% or higher, the pool of qualified local and mid-market buyers shrinks, leaving sellers more dependent on cash-heavy international purchasers who take longer to decide.
Is it realistic to exit with profit in Tivat as of 2026?
As of early 2026, the likelihood of exiting with a profit in Tivat is medium to high if you buy the right product, hold for an adequate period, and price realistically when you sell.
A realistic minimum holding period for Tivat property is 3 to 5 years, which gives you time to absorb transaction costs and benefit from the town's ongoing development trajectory rather than trying to flip quickly in a small market.
Round-trip transaction costs in Tivat, including buying fees, taxes, notary, and selling commissions, typically run around 6 to 10% of the property value, or roughly 9,000 to 15,000 euros on a 150,000 euro apartment (about the same in USD given near-parity).
The factor that most increases your profit odds in Tivat is buying in a genuinely liquid micro-location like Seljanovo or Donja Lastva, where both rental demand and resale interest are consistently strong, rather than chasing lower prices in harder-to-sell areas.
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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 Housing Prices | Montenegro's official statistics office publishing the country's housing price series. | We used it as the anchor for coastal pricing benchmarks. We treated it as the baseline for what normal coastal Montenegro pricing looks like. |
| MONSTAT Building Permits | Official pipeline data on future housing supply in Montenegro. | We used it to judge whether supply is accelerating or constrained. We translated that into oversupply risk signals for 2026. |
| MONSTAT Earnings Data | The official wage series used by government and international institutions. | We used it to calculate affordability ratios for local buyers. We also used wage growth to gauge demand pressure. |
| MONSTAT Tourism Statistics | Official, regularly published tourism demand indicator for Montenegro. | We used it to validate whether tourism demand supports rental markets. We treated it as a demand proxy for short-stay rental pressure. |
| CBCG Interest Rates | Central bank statistics providing the best source for mortgage rate reality in Montenegro. | We used it to assess whether financing conditions are supportive or restrictive. We connected it to affordability and demand analysis. |
| IMF Article IV Report | Top-tier macro and financial stability reference for Montenegro. | We used it to frame macro risks that could spill into housing. We treated it as the stress test for downturn scenarios. |
| World Bank Montenegro | Highly trusted benchmark for growth drivers and structural risks. | We used it to cross-check the macro direction and tourism reliance. We translated that into what could realistically move Tivat prices. |
| U.S. State Dept Investment Climate | Compiles official-style investment facts with sourcing and scrutiny. | We used it to confirm how dominant real estate is in foreign investment. We treated it as an external sanity check on demand narratives. |
| Tivat Strategic Development Plan | Municipality document with local infrastructure and capacity figures. | We used it for Tivat-specific facts on accommodation capacity. We grounded local pipeline discussions in official data. |
| Tivat 2026 Investment Program | Primary local planning document for 2026 projects and priorities. | We used it to identify infrastructure changes that can move micro-markets. We treated it as what the municipality is actually budgeting. |
| ECB Interest Rates | Montenegro is euroized, so ECB rates matter for local borrowing costs. | We used it to explain why Montenegro's mortgage pricing connects to European policy. We connected ECB direction to local affordability. |
| OECD Housing Methodology | Widely used definitions that make affordability ratios comparable and transparent. | We used it to explain how we judge overpricing versus rents and incomes. We applied the logic with Tivat-specific inputs. |
| The Times | Major newspaper reporting concrete luxury price points for Montenegro. | We used it only for the ultra-luxury ceiling in Porto Montenegro. We cross-checked those points against official coastal averages. |
| SeeNews Airport Traffic | Regional business wire that cites official statistics in accessible form. | We used it as a demand proxy for second-home buyers and rental pressure. We treated airport flows as a leading indicator for market liquidity. |
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.
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