The new build market: what the Easy Monte catalogue shows
At the start of October 2026 the Easy Monte catalogue listed 221 new build apartments and 98 resale apartments for sale. The median asking price was 3,500 €/m² for new builds against 2,897 €/m² for resale, so new apartments are listed roughly a fifth higher. These are asking prices, not transaction data.
Most developer offers are on the Budva Riviera: Budva 67 apartments, Bečići 50, Tivat 30, Bar 24 and Petrovac 8, with the rest in other locations. See the current selection under new builds and developer apartments in Budva on property in Budva.
New build or resale: pros, cons and taxes
The choice depends on your timeline, budget and patience. The key tax difference: on the first sale of a new unit by a VAT-registered developer, 21% VAT applies and the buyer does not pay property transfer tax. Resale purchases carry progressive transfer tax: 3% up to €150,000, 5% on the part between €150,000 and €500,000 and 6% above that. Details are in our guide to buying costs and taxes; confirm the treatment of your specific deal with the notary.
- New build pros: modern layouts and building systems, new lifts and facades, often parking and shared amenities, lower prices at an early stage and a choice of floor and view.
- New build cons: higher price per m², risk of delayed completion, no title registration or address registration until the use permit is issued, construction may continue nearby.
- Resale pros: move in or rent out immediately, the real condition of the building and neighbours is visible, ownership is already registered.
- Resale cons: the building may need repairs, modern formats are harder to find, the buyer pays transfer tax.
Buying off-plan or in a completed building
Buying off-plan offers the lowest price and the widest choice, but also the highest risk. Montenegro has no mandatory escrow or completion insurance, so buyer protection relies on documents: a notarised contract, an annotation of your right (zabilježba) registered in the cadastre against the specific unit, and a payment schedule linked to construction stages.
A completed building with a use permit is the calmest option: title is registered right after the deal and you can inspect and use the apartment at once. A middle ground is a building that has reached the roof and is in the finishing stage: the risk of an unfinished project is lower, while the price is usually still below that of a completed one.
How to check a developer and a project
Do the checks before paying a deposit, not after. Easy Monte checks each property before publishing it, but an independent document review by a lawyer or notary remains good practice.
- Building permit (građevinska dozvola) or registration of works: the design, number of floors and areas must match what you are buying.
- Title sheet (list nepokretnosti) from the cadastre: who owns the land, whether it is the developer or a joint-venture agreement with the landowner exists.
- Encumbrances: bank mortgages, seizures, disputes. If the land is mortgaged, obtain the bank's written consent to the sale and release of your unit.
- Use permit (upotrebna dozvola) for a completed building, or a realistic date for it on a project under construction.
- Developer track record: completed buildings, past delays, how management works in finished projects. Talking to residents helps.
- Company registration and no blocked accounts in public registers.
Contract and payment schedule
The contract with the developer is signed before a notary and must describe the specific unit: number, floor, area, floor plan, finishing specification and completion date. Payments above €10,000 go through a bank; cash is not allowed. The overall process is covered in how to buy property in Montenegro.
- Staged payments: for example, a first instalment on signing, then after the frame, roof and facade, and the last one at key handover. Paying 100% upfront at an early stage calls for extra caution.
- Link the final payment to the issue of the use permit where possible.
- A penalty for late completion and the right to terminate with a refund if the delay is substantial.
- Area tolerance: how the price is adjusted if the actual area differs from the design.
- A bank guarantee or a mortgage in the buyer's favour is rare and not required by law; if a developer offers one, it is a plus.
What the price includes, timelines and handover
New builds are sold in different states: with full finishing (the most common option on the coast), with partial finishing, or turnkey with furniture and appliances. Parking spaces or garages are usually sold separately, as are storage rooms. Check whether air conditioning, kitchen, sanitary ware, utility connections and paperwork are included.
After completion, owners pay building maintenance charges (cleaning, lift, pool, security, depending on the complex) and an annual property tax set by the municipality. A handover record is signed at delivery; note any defects in writing. Title can be registered in the cadastre once the use permit is issued and the building is divided into individual units.
Residence permit through a new build
Owning property in Montenegro is a basis for a one-year, renewable temporary residence permit that does not allow employment. Since January 2026, third-country nationals need a property with a tax value of at least €150,000; EU citizens are exempt. You can apply only after your ownership is registered, so an apartment still under construction does not yet qualify.
How the tax value is assessed for new builds sold with VAT is worth confirming in advance with Easy Monte or a notary. Requirements and support costs are in the guide to residence through property.