Catalogue data · 2026 snapshot
Montenegro property market report 2026: asking prices and inventory
This report turns the active Montenegro Estate catalogue into a reproducible view of advertised supply. It shows listing counts and medians, while keeping asking prices separate from completed transaction prices.
The catalogue snapshot
1,063
Published listings
1,044
For-sale listings
916 (87.7%)
Sales with a disclosed price
795
Residential €/m² sample
Median asking price
€362,196
Median €/m²
€3,378
How the figures were calculated
- For-sale listings
- 1,044
- Rental listings
- 19
- 01The snapshot contains listings with published status on 13 August 2026. Rentals remain in the total count but are excluded from sale-price calculations.
- 02A disclosed sale price must contain a positive numeric value. Median asking price uses valid sale listings across all property types.
- 03Price per square metre is limited to apartments, penthouses, houses and villas with valid price and area. Guardrails exclude implausible parsing outliers.
- 04The market table includes only locations with at least 50 sale listings. Each row shows its own price and area sample sizes.
- 05One listing is one observation. The catalogue can include similar units in the same development and does not represent every property offered in Montenegro.
Advertised supply by major market
Medians describe the middle listing in this catalogue, not the value of a typical completed transaction. Product mix, condition, sea view, development and exact micro-location can move two properties far apart.
For-sale inventory by property type
567
Apartments
313
Houses
65
Penthouses
60
Land
38
Commercial
1
Villas
What the snapshot can tell a buyer
Supply is concentrated on the coast
Budva, Bar, Bečići, Tivat, Kotor, Herceg Novi and Luštica account for most published sale inventory in the snapshot. This makes them useful starting points for a broad shortlist, not automatic recommendations.
Ticket price and €/m² answer different questions
A larger home can have a high total price but a lower unit rate. Compare both measures and then inspect condition, legal status, parking, outdoor area and the exact building.
Luštica and Tivat show a premium mix
Their catalogue medians reflect a larger share of resort and higher-specification stock. They should not be read as destination-wide valuations or direct forecasts for an individual unit.
Bar has a lower unit-rate median in this sample
The difference may reflect product type, plot and house share, age, location and data mix. A median alone cannot replace a like-for-like comparable set.
How to use the report for a purchase
- 1Choose two or three markets that fit your travel, lifestyle and ownership brief.
- 2Filter the live catalogue by property type, budget and location instead of treating the market median as a target price.
- 3Build a comparable set with similar area, condition, view, parking, completion status and recurring charges.
- 4Check title, permits, seller authority and payment route before treating any asking price as actionable.
- 5Update the comparable set immediately before an offer because availability and asking prices change.
Questions about the data
Are these completed sale prices?
No. They are advertised asking prices in the published Montenegro Estate catalogue. Final transaction prices may differ and are not inferred here.
Why use a median instead of an average?
A median is less distorted by a small number of unusually expensive or inexpensive listings, but it still depends on the catalogue mix.
Does the highest median identify the best investment?
No. It describes this listing sample. Investment assessment also needs demand, occupancy, costs, legal permissions, liquidity and exit assumptions.
Can I value a property from this table?
Not reliably. Use recent like-for-like comparables and inspect the exact unit, documents, condition, rights and costs.
