Official new-build prices reached €2,557 per m² in Q2 2026, €2,838 on the coast. Town-by-town ranges, purchase costs and budget examples.
How much does property cost in Montenegro? The official average for a new dwelling was €2,557 per m² in the second quarter of 2026, and €2,838 on the coast. Real asking prices depend heavily on the town and the project, from about €2,000 per m² to well above €7,000 in the most exclusive addresses. Figures are as of October 2026.
The official picture: Monstat
Monstat, the national statistics office, publishes the average price per m² of dwellings in new buildings, counting only dwellings sold for the first time:
- Q1 2026: €2,445 nationally; Podgorica €2,395, coast €2,575, north €1,708
- Q2 2026: €2,557 nationally; Podgorica €2,510, coast €2,838, north €2,145
- Q2 2025: €2,201 nationally; Podgorica €2,108, coast €2,333, north €1,547
So new-build prices rose about 16% nationally and about 22% on the coast over a year. Treat that with care: Monstat itself notes that the average depends on the mix of dwellings sold in the quarter, so a few large projects can move it. It is also a new-build series; it does not tell you what resale flats cost, and we did not find a reliable official figure for that gap. Compare any resale quote with new-build vs resale in Montenegro.
Price per m² by town (asking prices)
These are agency and listing ranges, not official statistics, and they move quickly:
- Budva: from about €2,100-2,300 per m² for early-stage off-plan, and about €3,200-3,800 for modern completed complexes
- Tivat: about €3,000-7,000 and above, with Porto Montenegro and Luštica Bay at the top; new complexes in Seljanovo about €3,800-5,000
- Bar: about €2,200-3,500
- Herceg Novi: about €2,400-4,800, villas and family apartments at the upper end
- Podgorica: asking prices average around €2,324, with about €1,600-2,800 depending on the district
Premium coastal addresses are quoted from about €3,500 to €9,000 per m², and the very top of Porto Montenegro above €12,000. A 60 m² flat then costs very roughly: Podgorica about €150,000 at the official new-build average, Bar €130,000-210,000, Budva in a modern complex €190,000-230,000. For where to look by lifestyle and budget, see best areas to buy in Montenegro.
What buying really costs
On top of the price, a buyer pays:
- Transfer tax on a resale. Most current agency sources describe a progressive scale in force since 1 January 2024: 3% up to €150,000, then €4,500 plus 5% of the amount above €150,000 up to €500,000, then €22,000 plus 6% above that. Some sources still say a flat 3%. We cannot settle this from a primary source, so ask your lawyer which applies to your contract. It is the same caveat we make in our guide to residence through property.
- VAT instead of transfer tax on a first sale by a VAT-registered developer. The price is reportedly quoted with 21% VAT included and no transfer tax is paid on top.
- Notary: agencies quote about €350-1,000 plus 21% VAT; the buyer normally pays, together with a sworn translator if you do not speak the language.
- Lawyer and, if you use one, agent. Agency sources put notary, translation, legal and agency costs together at roughly 2-4% of the price on top of the tax.
Budget for the purchase being about 5-8% above the price on a resale, and less on a new-build bought directly from the developer.
Annual cost of owning
Owners pay an annual municipal property tax. Sources give different ranges, roughly 0.1% to 1% of the assessed value, and the rate and the assessment are set by each municipality, with tourist areas such as Budva and Kotor reported at the higher end. The tax bill is usually paid in two instalments. Add building service charges and utilities. Any rental income has its own tax, covered in our article on rental yield in Montenegro.
Budget examples
These use our arithmetic on the figures above and are not quotes.
- A €120,000 resale flat: transfer tax of €3,600 (3%), plus other costs of about €2,400-4,800, so €6,000-8,400 on top of the price.
- A €250,000 resale flat: on the progressive scale, transfer tax of €9,500 (€4,500 plus 5% of €100,000); on a flat 3% it would be €7,500. With other costs of about €5,000-10,000, the extra is about €12,500-19,500 depending on which rule applies.
- A €200,000 new flat from a VAT-registered developer: no transfer tax, with legal and notary costs on top, and VAT already inside the price.
FAQ
What is the average price per m² in Montenegro? The official new-build average was €2,557 in Q2 2026; the coast is higher at €2,838 and the north lower.
Are prices still rising? Monstat's new-build average rose year on year to Q2 2026, but the series is volatile and is not a forecast. Our news item on Montenegrin building permits covers the supply side.
Which is the cheapest part of the coast? Bar and the early-stage projects in Budva start lowest in the listings we reviewed; Tivat and Herceg Novi cost more at the top end.
Does a foreigner pay more? We found no separate price for foreigners. The rules on ownership and on residence are covered in residence through property.
How we help
We match a budget to a town and a project in Montenegro, check how the price is made up (tax or VAT, notary, fees), and coordinate the lawyer and notary for the purchase. If you need a loan, see mortgages for foreigners in Montenegro.
Informational only, not legal, tax or investment advice. Figures are indicative as of October 2026 and change; confirm prices and tax rules locally before you buy.