Where these figures come from and how to read them
These are not official market statistics or transaction prices. They are asking prices of apartments for sale in our catalogue at the end of September 2026. We took all 323 apartments listed in the sales catalogue and calculated the median, the value that splits the sample in half. The median is less distorted by a few very expensive penthouses than the average.
Keep two things in mind. First, the final sale price is often below the asking price; by how much depends on the property and the seller. Second, samples in smaller towns are modest (for example, 9 apartments in Sveti Stefan), so treat these values as a guide, not a valuation. We show the number of listings for every figure.
Apartment prices by coastal town
Median price per square metre and median apartment price by town (number of listings in brackets):
- All apartments in the catalogue: 323 listings, median €3,288/m²
- Budva: 101 listings — €3,291/m², median price €192,000
- Bečići: 72 listings — €3,430/m², €240,000
- Tivat: 32 listings — €5,090/m², €328,810
- Bar: 23 listings — €2,935/m², €146,900
- Petrovac: 18 listings — €2,422/m², €184,950
- Rafailovići: 17 listings — €3,288/m², €269,000
- Sveti Stefan: 9 listings — €3,681/m², €266,000
What explains the differences between towns
Budva is the largest market on the coast and the benchmark: its median almost matches the catalogue as a whole. The choice ranges from studios in residential districts to apartments near the Old Town, so the price spread is wide.
Bečići and Rafailovići have higher apartment prices than Budva: the beach is within walking distance and many new complexes offer larger units. Sveti Stefan has an expensive square metre with only a few listings.
Tivat stands out, with prices per m² roughly one and a half times Budva's. The main reason is the Porto Montenegro effect: the marina, premium developments and services push up prices in and around the town.
Bar and Petrovac are the most affordable per square metre. In Bar, apartments are cheaper overall, while in Petrovac the median apartment price is higher despite the low price per m² because typical units are larger.
Apartment prices by number of bedrooms
Median asking price across all towns by layout (number of listings in brackets):
- Studio: €109,000 (26 listings)
- One-bedroom apartment: €157,450 (110)
- Two-bedroom apartment: €237,875 (134)
- Three-bedroom apartment: €390,000 (39)
What drives the price per square metre
Our catalogue shows several consistent factors. Note that this is a simple comparison of medians: new builds, for example, are more often close to the sea, so the effects partly overlap.
- Town and neighbourhood are the strongest factor: from €2,422/m² in Petrovac to €5,090/m² in Tivat.
- The sea: apartments with a sea view or near the sea have a median of €3,481/m² versus €3,121/m² for the rest, a difference of about 12%. See our selection of apartments by the sea.
- New build or resale: €3,500/m² versus €2,897/m², so new buildings cost about 20% more. Browse new builds.
- Parking: a garage or outdoor space is valued, especially in Budva and Bečići in summer, and is sometimes sold separately.
- Floor, lift, pool, condition and furniture also shift the price noticeably within the same town.
What €100k, €150k, €250k and €400k buys
Estimates based on catalogue medians. Actual properties may be cheaper or more expensive depending on the specific building.
- Up to €100,000: a small studio (the median studio is €109,000), usually in Bar or in parts of Budva further from the sea; at Bar's price per m² that is about 34 m².
- Around €150,000: a one-bedroom apartment (median €157,450), roughly 45 m² in Budva or about 50 m² in Bar.
- Around €250,000: a two-bedroom apartment (median €237,875), roughly 75 m² in Budva, about 70 m² in Bečići or about 50 m² in Tivat.
- Around €400,000: a three-bedroom apartment (median €390,000), a spacious flat near the sea in Budva or Bečići, or about 80 m² in Tivat.
How to negotiate and what to check before buying
The asking price is a starting point. Room for negotiation depends on how long the property has been on the market, the seller's motivation and how the price compares with similar units. Your best argument is a comparison with specific similar apartments in the same area or building.
- Compare the price per m² with the town median and with 3–5 similar apartments in the catalogue.
- Check the land registry extract (list nepokretnosti): owner, area, and no encumbrances or seizures.
- For new builds, confirm the occupancy permit (upotrebna dozvola) and, if still under construction, the completion date.
- Ask for proof that there are no utility or property tax debts.
- Find out whether parking, a storage room and furniture are included; these are useful bargaining points.
- Budget for transaction costs in advance: taxes, notary and translation. Details are in our guide to purchase costs and taxes.