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SUMMARY
We analyzed villa rental yields in Tivat, as of 2026, for foreign residential villa buyers using the raw dataset provided and a manually built market framework focused on purchase prices, long-term rents, and realistic owner returns.
This tracker is designed to be constantly updated, so the figures should be read as a May 2026 snapshot of the Tivat villa market rather than a permanent forecast.
The main finding is clear: Tivat villas can produce reasonable gross rental yields, but net yields are much lower once villa operating costs, vacancy, management, garden care, pool care, insurance, repairs, and tax friction are considered.
Kava has the strongest yield profile in the dataset. Its 2-bedroom villas are estimated at €360,000, with €1,650 monthly rent, 5.5% gross yield, and 3.4% net yield.
Mrčevac and Dumidran also stand out for practical income buyers. They do not carry the same marina prestige as Porto Montenegro or Donja Lastva, but their lower purchase prices allow 2-bedroom and 3-bedroom villas to stay near 3.1% to 3.2% net yield.
The weakest yield profile is in the most expensive lifestyle areas. Porto Montenegro / Seljanovo, Luštica Bay / Radovići, and large Donja Lastva villas can command high monthly rent, but their purchase prices compress net yields to about 2.3% to 2.6% for many larger villas.
Three-bedroom villas usually offer the best balance in Tivat. They cost more than 2-bedroom villas, but they fit family tenants, relocation tenants, and remote-working households better than small houses.
Four-bedroom villas are more sensitive to operating costs and tenant depth. A 4-bedroom villa in Porto Montenegro / Seljanovo is modelled at €1,950,000 and €6,800 monthly rent, but the net yield is only 2.3%.
For a beginner foreign buyer, the safest interpretation is not to chase the most famous address. The better strategy is to compare net yield, access, tenant depth, condition, maintenance burden, seasonality, and resale liquidity together.
The practical takeaway is that Kava, Mrčevac, Dumidran, and Tivat Center / Kalimanj look more rational for income, while Donja Lastva, Porto Montenegro / Seljanovo, and Luštica Bay / Radovići are stronger for lifestyle, prestige, and capital-preservation logic.
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Villa rental yields in Tivat in 2026
This table compares villa rental yields in Tivat by neighborhood and villa size. It covers 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas across the main residential and coastal villa areas in the dataset.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield. The wider analysis also considers annual ownership and operating costs where available, occupancy and time-to-rent assumptions, main demand, main risk, and the likely investment profile for a foreign individual buyer.
Finally, please note you'll find much more detailed data in our real estate pack about Tivat.
| Neighborhood | 2-bedroom villa average purchase price | 2-bedroom villa average monthly rent | 2-bedroom villa gross rental yield | 2-bedroom villa net rental yield | 3-bedroom villa average purchase price | 3-bedroom villa average monthly rent | 3-bedroom villa gross rental yield | 3-bedroom villa net rental yield | 4-bedroom villa average purchase price | 4-bedroom villa average monthly rent | 4-bedroom villa gross rental yield | 4-bedroom villa net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Bogišići | €320,000 | €1,350 | 5.1% | 3.0% | €480,000 | €2,100 | 5.2% | 3.1% | €720,000 | €3,000 | 5.0% | 3.0% |
| Donja Lastva | €520,000 | €2,250 | 5.2% | 3.0% | €840,000 | €3,400 | 4.9% | 2.8% | €1,450,000 | €5,200 | 4.3% | 2.5% |
| Dumidran | €330,000 | €1,450 | 5.3% | 3.2% | €520,000 | €2,200 | 5.1% | 3.1% | €760,000 | €3,100 | 4.9% | 3.0% |
| Gošići | €300,000 | €1,250 | 5.0% | 3.0% | €460,000 | €1,900 | 5.0% | 3.0% | €680,000 | €2,700 | 4.8% | 2.9% |
| Gornja Lastva | €430,000 | €1,750 | 4.9% | 2.8% | €700,000 | €2,750 | 4.7% | 2.7% | €1,100,000 | €4,100 | 4.5% | 2.6% |
| Kava | €360,000 | €1,650 | 5.5% | 3.4% | €570,000 | €2,500 | 5.3% | 3.2% | €850,000 | €3,600 | 5.1% | 3.1% |
| Krašići | €390,000 | €1,600 | 4.9% | 2.8% | €620,000 | €2,450 | 4.7% | 2.7% | €980,000 | €3,800 | 4.7% | 2.7% |
| Luštica Bay / Radovići | €650,000 | €2,600 | 4.8% | 2.6% | €980,000 | €3,900 | 4.8% | 2.6% | €1,600,000 | €6,200 | 4.7% | 2.6% |
| Mažina | €370,000 | €1,600 | 5.2% | 3.1% | €590,000 | €2,400 | 4.9% | 2.9% | €880,000 | €3,500 | 4.8% | 2.9% |
| Mrčevac | €340,000 | €1,500 | 5.3% | 3.2% | €540,000 | €2,300 | 5.1% | 3.1% | €790,000 | €3,300 | 5.0% | 3.1% |
| Porto Montenegro / Seljanovo | €720,000 | €2,900 | 4.8% | 2.6% | €1,150,000 | €4,300 | 4.5% | 2.4% | €1,950,000 | €6,800 | 4.2% | 2.3% |
| Radovići village | €310,000 | €1,350 | 5.2% | 3.1% | €500,000 | €2,100 | 5.0% | 3.0% | €760,000 | €3,000 | 4.7% | 2.8% |
| Tivat Center / Kalimanj | €500,000 | €2,200 | 5.3% | 3.1% | €780,000 | €3,300 | 5.1% | 2.9% | €1,250,000 | €4,900 | 4.7% | 2.7% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Tivat?
The best net-yield neighborhoods among areas people actually want to live in Tivat are Kava, Mrčevac, Dumidran, and Tivat Center / Kalimanj.
These areas combine practical access with purchase prices that are still low enough for the rent to work. Kava is the clearest example, with 2-bedroom villas at 3.4% net yield, 3-bedroom villas at 3.2%, and 4-bedroom villas at 3.1%.
Mrčevac is close behind. Its 2-bedroom villas are estimated at €340,000 and €1,500 monthly rent, while 3-bedroom villas are estimated at €540,000 and €2,300 monthly rent.
Dumidran has a similar income profile, with 2-bedroom villas at 3.2% net yield and 3-bedroom villas at 3.1%. The area is less glamorous than Donja Lastva or Porto Montenegro, but that is exactly why the purchase price does not absorb so much of the rent.
For a beginner buyer, the honest interpretation is that the best Tivat villa rental yield is not in the most famous marina locations. It is usually in functional areas where tenants pay for access, parking, space, and reasonable rent rather than prestige.
Where can I find villas with above-average yields and below-average entry prices in Tivat?
The best places to find villas with above-average yields and below-average entry prices in Tivat are Kava, Mrčevac, Dumidran, Bogišići, and Radovići village.
Kava offers the strongest income signal. A 2-bedroom villa is estimated at €360,000 with €1,650 monthly rent, which gives 5.5% gross yield and 3.4% net yield.
Mrčevac and Dumidran are also efficient. Mrčevac has a 2-bedroom villa price of €340,000 and 3.2% net yield, while Dumidran has a 2-bedroom villa price of €330,000 and the same 3.2% net yield.
Bogišići and Radovići village are cheaper, with 2-bedroom villa prices around €300,000 to €320,000. Their yields are still around 3.0% to 3.1% net, but tenant demand and resale liquidity are thinner than in Kava or central Tivat.
The practical takeaway is that lower entry price only helps if the villa is easy to rent and easy to resell. A cheap villa with poor road access, weak parking, old systems, or no clear tenant base can become more expensive than it looks.
Where does the rent level justify the purchase price most clearly in Tivat?
The rent level most clearly justifies the villa purchase price in Kava, Mrčevac, Dumidran, and Tivat Center / Kalimanj.
Kava has the strongest rent-to-price relationship in the table. A 3-bedroom villa at about €570,000 and €2,500 monthly rent gives 5.3% gross yield and 3.2% net yield.
Mrčevac also looks rational. A 4-bedroom villa there is modelled at €790,000 and €3,300 monthly rent, producing 5.0% gross yield and 3.1% net yield.
Tivat Center / Kalimanj is more expensive, but the rent is supported by walkability, marina access, town services, restaurants, and year-round convenience. A 3-bedroom villa is estimated at €780,000 and €3,300 monthly rent, producing 5.1% gross yield and 2.9% net yield.
By contrast, Porto Montenegro / Seljanovo has high rent but even higher purchase prices. A 4-bedroom villa at €1,950,000 and €6,800 monthly rent produces only 2.3% net yield.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Tivat?
The best places to buy for stable rental income rather than maximum yield in Tivat are Donja Lastva, Tivat Center / Kalimanj, Kava, and Porto Montenegro / Seljanovo.
Donja Lastva is important because it has a strong residential identity, waterfront appeal, and proximity to Porto Montenegro. The 3-bedroom villa model shows €840,000 purchase price, €3,400 monthly rent, and 2.8% net yield.
Tivat Center / Kalimanj is also stable because it attracts year-round tenants who want services, restaurants, marina access, and easier daily life. Its 4-bedroom villas are estimated at €1,250,000 and €4,900 monthly rent.
Kava is the best mix of stability and yield. It is less prestigious than Donja Lastva, but the 3-bedroom villa net yield of 3.2% is stronger and the rent level is still practical for long-term tenants.
Porto Montenegro / Seljanovo can be stable for excellent villas because the tenant pool includes wealthy expats, executives, and yacht-linked renters. The risk is that the buyer pays heavily for brand and address, which reduces the income yield.
Which villa type gives the best return for the lowest total investment in Tivat?
The villa type that gives the best return for the lowest total investment in Tivat is usually the 2-bedroom villa in Kava, Mrčevac, or Dumidran.
The numbers show why. A 2-bedroom villa in Kava is estimated at €360,000 and 3.4% net yield, while Mrčevac is estimated at €340,000 and 3.2% net yield.
Dumidran is also efficient, with a 2-bedroom villa at €330,000, €1,450 monthly rent, 5.3% gross yield, and 3.2% net yield. That is a lower entry point than Donja Lastva, Tivat Center / Kalimanj, or Porto Montenegro / Seljanovo.
Three-bedroom villas are often better for tenant depth. A 3-bedroom villa in Kava costs about €570,000 and rents for €2,500 per month, which gives slightly lower yield than the 2-bedroom model but broader appeal to families and relocation tenants.
Four-bedroom villas have higher absolute rent but weaker efficiency. In Porto Montenegro / Seljanovo, the 4-bedroom villa rent is €6,800 per month, but the purchase price is close to €2 million and the net yield falls to 2.3%.
We give you more details in the our real estate pack about Tivat.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Tivat?
The Tivat neighborhoods that offer strong rental income with the lowest vacancy risk are Donja Lastva, Tivat Center / Kalimanj, Porto Montenegro / Seljanovo, and Kava.
Donja Lastva has strong tenant recognition and an established residential profile. Its 3-bedroom villa rent is estimated at €3,400 per month, which is high enough to support income even though the net yield is only 2.8%.
Tivat Center / Kalimanj works because tenants value everyday convenience. A 3-bedroom villa rents for about €3,300 per month, and a 4-bedroom villa rents for about €4,900 per month.
Porto Montenegro / Seljanovo has the highest absolute rents in the dataset. A 3-bedroom villa is estimated at €4,300 monthly rent, while a 4-bedroom villa reaches €6,800 monthly rent.
The important caution is that low vacancy risk does not always mean high yield. In luxury areas, the rent can be high, but the tenant pool is narrow and purchase prices are even higher.
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Which areas look overpriced relative to their rental income in Tivat?
The areas that look most overpriced relative to their rental income in Tivat are Porto Montenegro / Seljanovo, Luštica Bay / Radovići, Donja Lastva large villas, and parts of Gornja Lastva.
Porto Montenegro / Seljanovo is the clearest case. A 4-bedroom villa is estimated at €1,950,000 and €6,800 monthly rent, but the net yield is only 2.3%.
Luštica Bay / Radovići also looks expensive for income buyers. A 3-bedroom villa is modelled at €980,000 and €3,900 monthly rent, with a 2.6% net yield.
Donja Lastva is more balanced for smaller villas, but large villas are stretched. A 4-bedroom villa at €1,450,000 and €5,200 monthly rent produces only 2.5% net yield.
The trade-off is lifestyle versus income. These areas can be excellent places to own, but the buyer is paying for waterfront identity, resort surroundings, prestige, scarcity, or resale visibility rather than superior rental yield.
Which neighborhoods should I avoid even if the rental yield looks attractive in Tivat?
Beginner investors should be careful with Bogišići, Gošići, Radovići village, and some older stock in Krašići even if the rental yield looks attractive.
Bogišići and Gošići show acceptable net yields around 3.0% to 3.1%, but the tenant pool is thinner than in Kava, Mrčevac, or Tivat Center / Kalimanj.
Radovići village is cheaper than Luštica Bay / Radovići, with a 3-bedroom villa at €500,000 and 3.0% net yield. The risk is paying too much for a non-resort villa because nearby resort branding makes sellers optimistic.
Krašići can be attractive because of sea access, but the stock quality is uneven. Older coastal villas can carry damp, roof, access, parking, renovation, and summer-only demand issues.
The practical takeaway is that a beginner should not buy a Tivat villa where the investment depends on expert renovation, legal cleanup, or a perfect resale buyer. The yield must be supported by practical rentability.
Which neighborhoods look risky even though the rental yield is high in Tivat?
The neighborhoods that can look risky even though the rental yield is high in Tivat are Bogišići, Gošići, Radovići village, Dumidran, and parts of Mrčevac.
Dumidran and Mrčevac look good numerically. Dumidran 2-bedroom villas show 3.2% net yield, and Mrčevac 4-bedroom villas show 3.1% net yield.
The risk is micro-location. Road noise, access, parking, building condition, and distance from daily services can change tenant demand quickly in these functional areas.
Bogišići and Gošići have low entry prices, with 2-bedroom villas around €300,000 to €320,000. That can support yield, but the lower price partly reflects thinner demand and less obvious resale liquidity.
Radovići village carries a different risk. The area benefits from Luštica visibility, but a village villa is not the same rental product as a managed resort villa with services, security, and brand appeal.
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What neighborhoods should I avoid when buying a rental villa in Tivat?
When buying a rental villa in Tivat, a beginner should avoid weak versions of Gošići, Bogišići, Radovići village, and secondary Krašići locations.
This is not a blanket warning against those neighborhoods. It is a warning against villas with poor access, old systems, unclear documentation, weak parking, no view, or heavy renovation needs.
In Gošići, the 3-bedroom villa model shows €460,000 purchase price, €1,900 monthly rent, and 3.0% net yield. That can work, but only if the villa is easy to maintain and easy to reach.
In Bogišići, the issue is property selection. A 3-bedroom villa at €480,000 and €2,100 monthly rent looks reasonable on paper, but tenant demand is less automatic than in Kava or Donja Lastva.
In Radovići village, avoid paying Luštica Bay prices for a non-Luštica property. The 3-bedroom model works at about €500,000, but the buyer must stay disciplined on price.
In Krašići, avoid older houses with large renovation exposure unless the purchase price is deeply discounted. Coastal appeal does not remove maintenance risk.
Which neighborhoods are seeing rental demand weaken, and why, in Tivat?
The neighborhoods where rental demand looks more vulnerable in Tivat are Krašići, Gošići, Bogišići, and some expensive large-villa stock in Porto Montenegro / Seljanovo.
Krašići is vulnerable because long-term villa demand is more seasonal than in central Tivat, Donja Lastva, or Kava. The dataset keeps Krašići net yields around 2.7% to 2.8%, despite its sea-access appeal.
Gošići and Bogišići are vulnerable because renters have practical alternatives. A tenant with €2,000 to €2,500 per month can often compare them with Dumidran, Mrčevac, Mažina, or Kava.
Porto Montenegro / Seljanovo is different. Demand is not weak, but the 4-bedroom villa rent of €6,800 per month depends on a narrow high-income tenant pool.
The real signal is tenant depth. In village areas, the risk is fewer year-round tenants. In prime luxury areas, the risk is fewer tenants who can afford the full monthly cost.
Which neighborhoods are seeing new developments that could create stronger rental demand in Tivat?
The neighborhoods where new development could create stronger rental demand in Tivat are Luštica Bay / Radovići, Radovići village, Mrčevac, Tivat Center / Kalimanj, and Porto Montenegro / Seljanovo.
Luštica Bay / Radovići has the clearest development-led story because resort infrastructure, security, services, and master-plan visibility can support long-term appeal. The income yield is still modest, with 3-bedroom villas at 2.6% net yield.
Radovići village can benefit from the same wider visibility, but it remains a different product. The 3-bedroom village model at €500,000 and €2,100 monthly rent is more yield-focused than resort-focused.
Mrčevac benefits from practical access and its role as a developing local center. Its 3-bedroom villa model shows €540,000 purchase price, €2,300 monthly rent, and 3.1% net yield.
Tivat Center / Kalimanj and Porto Montenegro / Seljanovo benefit from marina-led and town-service demand. The issue for investors is that much of the good news is already reflected in higher prices.
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Which neighborhoods have become less attractive for villa investors over the last 12 months in Tivat?
The neighborhoods that have become less attractive for yield-focused villa investors in Tivat are Porto Montenegro / Seljanovo, Donja Lastva large villas, Luštica Bay / Radovići, and parts of Krašići.
These areas remain desirable, but the income case has become less forgiving when prices rise faster than realistic long-term rent.
Porto Montenegro / Seljanovo shows the clearest yield compression. The 4-bedroom villa model gives only 2.3% net yield despite €6,800 monthly rent.
Donja Lastva large villas also look stretched. A 4-bedroom villa is estimated at €1,450,000 and €5,200 monthly rent, producing 2.5% net yield.
Luštica Bay / Radovići is attractive for resort security and long-term prestige, but the villa income return is modest. All three villa sizes in the table sit around 2.6% net yield.
Krašići is less attractive for a different reason. The area has lifestyle appeal, but stock quality, seasonality, access, and maintenance exposure make the average yield less reliable.
Which villa types are becoming harder to rent in Tivat, and in which neighborhoods?
The villa type becoming harder to rent in Tivat is the expensive 4-bedroom villa, especially in Porto Montenegro / Seljanovo, Luštica Bay / Radovići, Donja Lastva, and high-end Krašići.
The issue is not that luxury tenants do not exist. The issue is that the tenant pool narrows sharply once monthly rent reaches €5,000 to €7,000 and the owner still has heavy operating costs.
The dataset shows the pressure clearly. A 4-bedroom villa rents for about €6,800 per month in Porto Montenegro / Seljanovo, €6,200 in Luštica Bay / Radovići, and €5,200 in Donja Lastva.
Those rents sound strong, but the net yields are only 2.3% to 2.6% because purchase prices and villa-specific costs are high.
Two-bedroom villas can also be harder to rent in remote village areas if they lack privacy, outdoor space, or a clean layout. In those cases, a tenant may prefer a modern apartment or townhouse closer to Tivat Center.
The safest beginner format remains the 3-bedroom villa in Kava, Mrčevac, Dumidran, or Tivat Center / Kalimanj. It is large enough for family demand but not so large that the investment depends on a very small pool of luxury tenants.
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INSIGHTS
These insights are drawn from the Tivat villa rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential villa to rent out.
You’ll find even more insights in our our real estate pack about Tivat.
- Kava is the cleanest income signal in the Tivat villa market. Its 2-bedroom villas have the highest net yield in the dataset at 3.4%, and the area still has practical access to town, airport-side demand, and everyday services.
- Mrčevac and Dumidran show why functional neighborhoods can outperform prestige neighborhoods. Their prices are lower, but their rents are still strong enough to keep 2-bedroom and 3-bedroom net yields near 3.1% to 3.2%.
- Porto Montenegro / Seljanovo proves that high rent is not the same as high yield. A 4-bedroom villa can rent for €6,800 per month, but the €1,950,000 purchase price reduces the estimated net yield to only 2.3%.
- Donja Lastva is better for stability than for maximum yield. Its tenant pool is strong and recognizable, but large-villa prices reduce the income return.
- Luštica Bay / Radovići is a prestige and security story, not a top-yield story. Its net yields cluster around 2.6% across villa sizes because resort value is already built into prices.
- Three-bedroom villas are the most balanced Tivat product. They are large enough for family tenants but do not carry the same operating burden or narrow renter pool as 4-bedroom villas.
- Two-bedroom villas offer the lowest capital risk when the location is practical. In Kava, Mrčevac, and Dumidran, they combine lower purchase prices with the strongest net yields in the table.
- Four-bedroom villas need a rent premium that is hard to sustain year-round. Pools, gardens, security, repairs, staff, and vacancy can turn a strong gross rent into a modest net return.
- Krašići requires careful property selection. Sea access is attractive, but seasonality, uneven stock quality, renovation needs, and access issues can reduce real owner income.
- Bogišići and Gošići are not bad areas, but they are thinner rental markets. A buyer needs a clear discount, strong condition, good parking, and a convincing reason tenants will choose the villa.
- Tivat Center / Kalimanj is useful for year-round demand. It is not the highest-yield area, but walkability, marina proximity, services, and restaurants make rental income more dependable.
- Large villas in famous districts can become lifestyle assets rather than income assets. That is acceptable if the buyer values personal use or capital preservation, but it should not be confused with a high-yield rental strategy.
- The gap between gross yield and net yield matters more for villas than for smaller residential units. Garden care, pool maintenance, repairs, vacancy, management, and insurance can materially reduce owner income.
- The most important Tivat investment risk is not the neighborhood name alone. It is whether the specific villa has access, privacy, clean documentation, manageable maintenance, strong tenant appeal, and credible resale liquidity.
- For a beginner foreign buyer, the best Tivat villa rental yield strategy is to buy a practical property in a practical area. Kava, Mrčevac, Dumidran, and Tivat Center / Kalimanj are more income-rational than the most prestigious waterfront names.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Tivat neighborhoods, we built our own analysis manually from the ground up. For each area, we looked separately at 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas, using comparable villa-style properties where possible.
For each segment, we manually researched current residential sale listings across recognized Montenegro and international property platforms such as Estitor, Prianproperty, and Realting. We did not reuse a third-party yield dataset.
We collected comparable sale listings by neighborhood and property type, then cleaned the sample. Duplicate listings, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and clearly non-comparable properties were removed.
Sale prices were normalized using the best available comparable evidence. We used the median price as the main reference where possible, or the average only when the sample was clean and the listings were genuinely comparable by location, size, condition, and listing quality.
We then built the rental side separately. For the same neighborhood and villa type, we manually reviewed rental listings, removed outliers and non-comparable properties, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and villa type to estimate gross rental yield. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we avoided applying one flat discount across every property. The deduction was adjusted by neighborhood and villa type because villas in Tivat can have very different cost structures.
For villas, this matters a lot. Net yield can be affected by property tax, insurance, repairs, vacancy, leasing or management fees, garden care, pool care, security, estate fees, furnishing replacement, utilities, tax friction, and the cost of managing a property remotely.
We also considered villa-specific quality signals when the raw data supported them. These include road access, beach access, view quality, privacy, seasonality, tenant depth, management complexity, resale liquidity, and whether the location supports year-round rental demand or mainly seasonal demand.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area was widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. 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.
