Tivat Economic Profile 2026
Key macroeconomic and demographic indicators
Population
15,500
Montenegro Statistical Office, Census 2023
Average gross salary
€1,438
▼ 3.6% YoY
Ø Q2 '26 (Jun est.)
Tourist overnights Q2 '26
61,865
5.1% of coastal share
Tivat Apartment Prices by Type — Q2 2026
Average for Q2 2026
Below are the average apartment prices in Tivat by type, based on active listings on Estitor.
| Property type | Avg price/m2 | Avg total price | Annual trend | Listings |
|---|---|---|---|---|
| studios | 4,670 €/m² | 156,247 € | +1.2% | 151 |
| one-bedroom apartments | 4,655 €/m² | 260,718 € | +13.3% | 865 |
| two-bedroom apartments | 4,278 €/m² | 365,788 € | +3.8% | 972 |
| three-bedroom apartments | 3,900 €/m² | 427,009 € | -5.8% | 211 |
📎 Listings = ads included in the average-price calculation; the sum may differ from total active listings.
Note: Average prices are calculated based on the prices of active listings on the Estitor platform and do not include negotiation discounts, which average 5-10%.
Tivat Property Price History
Avg price/m² trend for apartments
Avg price/m² apartments in Tivat (EUR)
Quarterly Price Change Trend in Tivat:
Price per m² in Tivat has increased by 6.7% over the last 12 months (from 4,115 €/m² to 4,391 €/m²).
| Period | Avg price/m² | Quarterly change | YoY change |
|---|---|---|---|
| Q2 2026 | 4,391 € | +4.7% | +6.7% |
| Q1 2026 | 4,192 € | +4.5% | +6.3% |
| Q4 2025 | 4,013 € | -2.2% | — |
| Q3 2025 | 4,101 € | -0.3% | — |
| Q2 2025 | 4,115 € | +4.4% | — |
| Q1 2025 | 3,943 € | — | — |
Tivat Neighborhood & Location Analysis
Prices and trends by location
Tivat se sastoji od nekoliko ključnih zona, svaka sa specifičnom dinamikom cijena i ciljnom grupom kupaca — premium lokacije uz more bilježe najviše cijene, dok zaleđe nudi pristupačnije opcije. Detaljan pregled cijena po naseljima dat je u tabeli ispod.
Porto Montenegro Declining
Per m²: 6,705 €/m²
YoY change: -1.5%
Active listings: 331
Luštica Bay Rising
Per m²: 7,220 €/m²
YoY change: +8.2%
Active listings: 312
Donja Lastva Rising
Per m²: 3,983 €/m²
YoY change: +10.6%
Active listings: 257
Centar Stable
Per m²: 4,256 €/m²
YoY change: +2.9%
Active listings: 162
Seljanovo Declining
Per m²: 3,949 €/m²
YoY change: -10.5%
Active listings: 113
Mrčevac Rising
Per m²: 3,673 €/m²
YoY change: +10.0%
Active listings: 110
Luštica Declining
Per m²: 6,051 €/m²
YoY change: -12.2%
Active listings: 83
Kava Rising
Per m²: 3,796 €/m²
YoY change: +19.9%
Active listings: 81
Krašići Rising
Per m²: 3,754 €/m²
YoY change: +14.2%
Active listings: 58
Mažina Rising
Per m²: 4,126 €/m²
YoY change: +13.1%
Active listings: 52
Đuraševići Rising
Per m²: 4,523 €/m²
YoY change: +14.9%
Active listings: 44
Radovići Rising
Per m²: 3,500 €/m²
YoY change: +13.4%
Active listings: 32
📎 Listings = ads included in the average-price calculation; the sum may differ from total active listings.
Tivat Investment Potential & Rental ROI
ROI analysis and investment opportunities
Rental yield by municipality / neighbourhood
| Municipality | Avg price/m2 | Avg rent/m² | Avg size | Gross yield |
|---|---|---|---|---|
| Porto Montenegro | 6,705 € | 39 € | 86 m² | 7.0% |
| Luštica Bay | 7,220 € | 25 € | 70 m² | 4.2% |
| Donja Lastva | 3,983 € | 15 € | 70 m² | 4.5% |
| Centar | 4,256 € | 16 € | 67 m² | 4.5% |
| Seljanovo | 3,949 € | 13 € | 57 m² | 4.0% |
| Mrčevac | 3,673 € | 12 € | 61 m² | 3.9% |
| Kava | 3,796 € | 14 € | 64 m² | 4.4% |
| Mažina | 4,126 € | 15 € | 54 m² | 4.4% |
Investment Example Calculation
Average apartment of 71m² in Tivat — based on current market data.
Purchase price
311,761 €
71m² x 4,391 €
Annual rental income
13,632 €
gross income
Gross yield
4.4%
annually
5-year projection
443,425 €
with 7.3% annual growth
Disclaimer: These projections are based on historical trends and do not guarantee future results.
Purchase Costs in Tivat
| Item | Amount | Note |
|---|---|---|
| Property transfer tax | 3% – 6% | Progressive scale for values above €150,000 |
| VAT (new build) | 21% | Already included in price; 3% transfer tax does not apply |
| Notary fees | ~€400 – €700 | Mandatory, set by notary tariff |
| Land registry fee | €50 – €200 | Administrative fees for title registration |
| Agency commission | 3% – 6% | Not fixed; paid by buyer, seller, or both |
| Legal fees | €500 – €2,000+ | Recommended for legal security |
🎯
Purchasing power and apartment prices
Can local salaries keep up with apartment prices?
Affordability Index
How far does a local salary go toward buying an apartment
Very low
~216salaries for a 71m² apartment
🔴 A coastal investment market — prices significantly exceed local purchasing power.
Gross Salary Trend (€)
Quarterly overview — Tivat
📎 Montenegro Statistical Office — MSP 6/2026 (Apr–May 2026)
Ø salary Q2 '26
€1,438
Annual change
-3.6%
Average gross salary (Tivat) is €1,438 (Ø Q2 '26), a 3.6% decline (Apr+May vs 2025). April: €1,462, May: €1,466, June (est.): €1,385.
Gross Salary — Tivat 2026
| Period | Salary | Source |
|---|---|---|
| April '26 | €1,462 | 📎 |
| May '26 | €1,466 | 📎 |
| June '26 * | €1,385 | est. |
| Q2 '26 avg | €1,438 | 📊 |
📎 Montenegro Statistical Office data. Q2 Ø = Apr & May actual + Jun estimate (Jun '25 × Apr+May YoY).
Tivat Property Buying Guide
Step-by-step process for domestic and foreign buyers
Purchase Process
- 1 Property search & selection — Browse listings via agencies and platforms, analyse location and prices, schedule viewings.
- 2 Negotiation & offer — Agree on price, timeline and conditions with the seller.
- 3 Legal check (due diligence) — Verify ownership at the land registry, any liens or mortgages, building and occupancy permits, and potential legal restrictions or disputes.
- 4 Preliminary contract (optional) — Sign a preliminary contract with a deposit (typically ~10%) while final checks are completed.
- 5 Foreign buyer registration number — Foreign buyers must obtain a registration number from the Tax Authority, required for the transaction and tax obligations.
- 6 Notarisation of the purchase agreement — The contract is signed before a notary. For foreign nationals who do not speak the official language, a licensed court interpreter is legally required.
- 7 Payment & land registry — Payment is made exclusively via bank transfer, after which the notary submits the title registration request.
Required Documentation
- Identity document (ID card or passport)
- Registration number (for foreign buyers)
- Proof of address (if required)
- Proof of source of funds (required by the bank for the transaction)
- Property sheet (land registry extract)
- Building and occupancy permit (if applicable)
- Energy certificate (if available)
- Marriage certificate (if applicable, with translation)
- Power of attorney (if one party is not present)
- Court interpreter (for foreign buyers)
- Confirmation of local bank account (from which the transfer is made)
Important notes:
- Payment is made via bank transfer, with mandatory proof of source of funds in line with anti-money laundering regulations.
- Foreign buyers can freely purchase property, except for certain categories of land (e.g. agricultural land).
- The notary plays a key role in validating the transaction and initiating the registration process.
The property purchase process in Montenegro is well-defined and relatively standardised, but requires careful legal verification and compliance with banking and tax procedures, especially for foreign investors.
Tivat Real Estate Forecast 2026
What to expect in the real estate market
Based on current trends, macroeconomic indicators and development plans, we expect moderate price growth in Tivat real estate during 2026. Average asking price: <strong class="text-gray-700">4,391 €/m²</strong>, with variations by location and property type.
Key Factors Affecting the Tivat Market — Backed by Data
Porto Montenegro ↑ Positive
The luxury yachting hub Porto Montenegro positions Tivat in the premium segment and acts as a magnet for foreign and high-net-worth buyers.
Porto Montenegro
Highest salaries in the country → Neutral
Average gross salary €1,438 — the highest in Montenegro, though down YoY (-3.6%).
MSR 6/2026
Airport & connectivity ↑ Positive
Tivat Airport and proximity to Kotor and Porto Montenegro ensure strong seasonal and foreign demand.
Tivat Airport
Premium new construction ↑ Positive
A concentration of luxury waterfront projects keeps prices among the highest on the coast; 61,865 overnight stays (5.1% share, Q2 '26).
MSR 6/2026
Price Projections for 2026
Starting price: 4,391 €/m² (Q2 2026, average). Projections based on historical trend and Montenegro Statistical Office indicators.
| Scenario | Expected annual growth | Avg price/m² end of 2026 | Probability |
|---|---|---|---|
| Optimistic | +11-13% | 4,918 €/m² | 25% |
| Base BASE | +6-8% | 4,698 €/m² | 55% |
| Conservative | +1-3% | 4,479 €/m² | 20% |
Disclaimer: Based on official Montenegro Statistical Office data (Monthly Statistical Review 6/2026). They do not constitute financial advice and do not guarantee future results. Actual price growth depends on global macroeconomic conditions, geopolitical situation and local regulatory changes.
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Frequently Asked Questions
Frequently asked questions about real estate in Tivat
Based on analysis of 2616 active listings, the average price for an apartment in the city of Tivat is 4,391 €/m².
Analyzing current market data, property prices in the city of Tivat show steady growth of 6.7% annually.
Sales velocity: A listing of an apartment stays on the market for 45-60 days before it is removed.
The average monthly rent is 1,136 €. The estimated average annual gross return on investment (ROI) is 4.4%, excluding property value appreciation.
According to Estitor data for Q2 2026 (incl. June est.), the average apartment price in Tivat is about 4,391 €/m² — the highest on the Montenegrin coast. Within the city, Luštica Bay sees the highest prices (~7,220 €/m²), while Radovići offers more affordable options (~3,500 €/m²).
Tivat holds the highest prices on the Montenegrin coast thanks to Porto Montenegro and the luxury segment. The market is premium and stable year-round, with constant foreign demand for quality seaside property.
The highest gross rental yield is currently recorded in Porto Montenegro (~7.0%), based on the displayed rental data. A detailed yield-by-neighborhood breakdown is shown in the rental-yield table above.
Yes, foreigners can buy property in Montenegro with the same rights as citizens. A foreigner's registration number from the Tax Administration is required. The procedure usually takes 30-60 days.
The average gross rental yield in Tivat is approximately 4.4% per year, based on the ratio of average rent to sale price (see the rental-yield table above). Porto Montenegro and seafront locations offer premium seasonal rental, while a permanent foreign community also supports long-term rental.
Methodology: Data in this report is based on analysis of active and sold listings on the Estitor platform, publicly available data from the Real Estate Directorate of Montenegro, and aggregated data from partner agencies. Prices represent asking prices from active listings and may differ from final transaction prices. The report is automatically updated at the beginning of each quarter.
Last updated: Q2 2026 | Next update: October 2026
Last updated: Q2 2026 | Next update: October 2026