Seaside villas for sale in Montenegro: A catalog of exclusive and family-friendly properties from Tivat to Budva

Our GoMonte real estate agency catalog will help you analyze the Adriatic coast real estate market to select the best exclusive and family-friendly villas for sale in Montenegro by the sea.You'll also learn why investing in waterfront real estate in Montenegro is the most sought-after and fastest-growing category, as well as information about property taxes and the residence permit program.

1. A Brief Overview of the Attractiveness of the Montenegrin Coast

Owning a villa is more than just a place to live; it's an entry ticket to an exclusive lifestyle. Waterfront properties, whether historic palazzos in the Bay of Kotor or modern residences on the Budva Riviera, remain the most sought-after, as available building plots are virtually exhausted. Buying a waterfront home in Montenegro means acquiring an asset that is not only protected from inflation but also capable of generating high income.

The appeal of the Montenegrin coast is due to a unique combination of factors: breathtaking natural beauty, minimal taxation (one of the lowest corporate income taxes in Europe), and a simple residence permit program. At the same time, the market exhibits clear segmentation. If you're looking for affordable villas, you can find attractive offers in inland areas, but investors are primarily focused on properties with high growth potential and liquidity.

Our guide will help you navigate the market conditions and choose the best among exclusive and family-friendly options.

2. Pricing and Market Segmentation of Seaside Villas

Buying a seaside villa in Montenegro requires a clear understanding of how the asset's value is formed and which factors ensure maximum capital appreciation. GoMonte real estate agency experts identify three key factors:

• Exclusive location (waterfront or panoramic views)
• Premium infrastructure (swimming pool, pier)
• Legally clear property, guaranteeing its market liquidity

Below, we'll discuss how to choose a suitable investment property and present offers in different price segments.

2.1. Budget Classification: Find Your Segment

To simplify the buyer's choice, the market can be divided into three main categories:

• Elite (from €800,000): These are villas with an exclusive location (waterfront or panoramic slopes), designer renovations, large areas, often with a spa area or cinema. This category appeals to investors seeking status and maximum ROI from short-term rentals.
• Family (€350,000–€800,000): This range includes modern villas suitable for relocation and permanent residence, with ample bedrooms, plots, and good long-term rental potential.
• Budget: Properties located in remote municipalities or requiring complete renovation, targeted at the most budget-conscious buyers.

2.2. Price Increasing Factors

The price of a beachfront villa is determined not only by its size but also by premium features:

• A panoramic sea view can increase the price by 20-30% compared to a similar property without a view.
• A private mooring or pier is an extremely rare and valuable advantage, crucial for boat and yacht owners and significantly increases the price.
• Proximity to centers such as Porto Montenegro or Luštica Bay automatically elevates the property to the premium category due to the availability of elite infrastructure and services.

3. Catalog of exclusive premium offers from our Montenegro real estate agency, GoMonte

The most prestigious and expensive properties are concentrated in areas that combine history and yachting luxury.

3.1. Villas for sale in Boka Kotorska Bay (Tivat, Dobrota)

Boka Kotorska is an ideal choice for those who value aesthetics and privacy.

• Features: Properties here are often restored stone palazzos, combining centuries-old history with modern comfort. Locations like Dobrota are sought after for their sunny location and direct access to the water.
• Investment Focus: Properties in Tivat, located near Porto Montenegro, are particularly in demand. These investments cater to superyacht owners and the ultra-premium market, guaranteeing top short-term rental rates (€/m²).

Property 1. Two-story, 4-bedroom villa with sea views in Tivat

• Area: 250 m²
• Plot size: 474 m²
• Number of bathrooms: 4
• Garage for two cars, swimming pool

Price: €795,000

Property 2. Furnished, 4-bedroom villa with panoramic views in Tivat

• Number of bedrooms: 4
• Area: 285 m²
• Plot size: 734 m²
• Outdoor parking, terrace, swimming pool

Price: €1,500,000

Book a viewing: +382 69 777 680 Viber/WhatsApp/Telegram

3.2. Budva Riviera (Sveti Stefan and Becici): Modernity and Maximum Profitability

The Budva Riviera offers a completely different, more dynamic and contemporary lifestyle and investment opportunity.

The villas in the immediate vicinity of the legendary island hotel of Sveti Stefan are considered some of the most prestigious in Montenegro. They feature contemporary design, minimalist architecture with panoramic windows, and, as a rule, private courtyards. Buying here means investing in a prestigious location that offers the highest rental rates in the country.

Property 3. Villa with sea views in Sveti Stefan

• Number of bedrooms: 5+
• Area: 392 m²
• Plot size: 1,372 m²
• Number of bathrooms: 6
• Sea view, terrace, parking

Price: € 1,850,000

Book a viewing: +382 69 777 680 Viber/WhatsApp/Telegram

The Becici area is attractive due to its long and well-maintained beaches. Properties here often offer direct beach access and are integrated into the infrastructure, geared towards premium family vacations.

Property 4. Art Nouveau villa for sale in Becici

• Number of bedrooms: 5+
• Area: 831 m²
• Plot area: 329 m²
• Garage, terrace, sauna, gym

Price: €3,100,000

Book a viewing: +382 69 777 680 Viber/WhatsApp/Telegram

Maximum Rental Yield: Thanks to the long and intense tourist season on the Riviera, villas in these locations demonstrate the highest rental yield (gross yield) compared to most other regions. They are liquid, easily rented out short-term, and in high demand among tourists from Western Europe and the Middle East.

4. Family and Investment Villas Catalog: The Optimal Choice

4.1. Relocation Properties (Budva and Bar Areas)

This segment is ideal for families planning long-term relocation and year-round residence, as well as for investors seeking stable long-term rentals. The main priority here is proximity to schools, kindergartens, large stores, and medical centers.

In the areas of Budva (e.g., Lazi, Rozino) and Bar, you can find modern, spacious villas with attractive plots. These properties offer optimal prices and the best value for money, as they do not include a price premium for a "front line" location or historical prestige. They allow you to obtain a residence permit and enjoy coastal life with maximum urban comfort.

Property 5. Two-bedroom villa with sea views for sale in Budva

• Number of bedrooms: 2
• Area: 220 m²
• Number of bathrooms: 1
• Garage, terrace, pool

Price: €690,000

Property 6. Five-bedroom house with a sauna

• Number of bedrooms: 5+
• Area: 300 m²
• Outdoor parking, furnished, sauna

Price: €1,150,000

Book a viewing: +382 69 777 680 Viber/WhatsApp/Telegram

4.2. New Projects with Guaranteed Income: Investments in Service

Villas in new, large-scale complexes are the ideal solution for passive investors who don't want to deal with operational management.

Lustica Bay Villas Overview: Projects like Luštica Bay offer villas integrated into resort infrastructure, including golf courses, marinas, and private beaches. Developers often offer guaranteed rental programs that lock in the owner's annual income (usually 4-6% of the property's value). This provides the owner with passive income in euros, freeing them from the burden of maintenance, finding tenants, and paying utilities. This is the safest way to invest in premium Montenegrin real estate.

5. Legal Protection and Financial Aspects of Purchasing a Villa

5.1. Tax Benefits

One of the key financial advantages is the opportunity to save on the one-time property transfer tax:

How can I avoid the 3% tax when purchasing a new villa from a developer? Buyers are exempt from paying this tax (Porez na promet nepokretnosti) if they purchase a new villa directly from a legal entity (the developer) that is a VAT payer. In this case, VAT is already included in the price, and there is no need to repay the VAT. This rule makes purchasing real estate on the primary market more financially advantageous.

5.2. Transaction Security

Protecting your capital begins with a thorough legal due diligence of the property:

• The importance of legal due diligence: Before signing the final contract, an independent legal due diligence must be conducted. A lawyer verifies all construction and occupancy permits (Upotrebna dozvola).
• Checking for encumbrances in the Cadastre: The main tool for protecting the property is checking for encumbrances in the Cadastre (List nepokretnosti). This document must confirm the title deed is clear, the absence of mortgages (hipoteka), easements, and, crucially, the absence of any illegal construction. Any encumbrances discovered before the transaction must be removed by the seller.

5.3. Annual Expenses

When planning your budget, it is important to consider all annual expenses in addition to the purchase price:

• Annual Property Tax: The owner pays an annual local property tax, the rate of which varies from 0.25% to 1.0% of the market value, as determined by the municipality.
• Maintenance Costs: This category includes utilities, insurance, and grounds and pool maintenance costs. If the villa is rented out, a management company commission (15-30% of the income) is added to this item. Careful consideration of these factors provides a realistic picture of the final cost of owning a villa in Montenegro.

6. GoMonte Services for Buying a Villa in Montenegro

To maximize your investment and avoid legal risks, it's essential to partner with trusted experts. Our real estate agency, GoMonte, specializes in premium villa sales in Montenegro. We offer more than just services; we provide a full range of client protection services, including independent legal due diligence and access to a closed catalog of villas not available on the open market. By choosing our agency, you're choosing the best partner for selling villas in Montenegro, guaranteeing transparency, transaction security, and the selection of the most marketable properties.

GoMonte offers comprehensive support for villa purchases, ensuring maximum security and investment efficiency for our clients:

1. Personalized property selection:

• Access to a closed catalog of villas (including properties not available on the open market).
• Villa selection for specific purposes: relocation, rental income (ROI), or obtaining a residence permit.

2. Legal Due Diligence:

• Full due diligence of the villa and developer.
• Checking for encumbrances in the Cadastre and operating permits.

3. Transaction Support:

• Organizing the purchase process and drafting the contract with a notary.
• Payment control and registration of title in the buyer's name with government agencies.

4. After-Sales Service:

• Assistance in obtaining a residence permit through the purchase of real estate.
• Villa management and rental services for passive income.

Ready to invest in the Adriatic's most reliable asset?

Contact us for a personalized property selection and consultation: +382 69 777 680 Viber/WhatsApp/Telegram

A full catalog of villas for sale in Montenegro is available on our website in the section: gomonte.me

Also read other articles about life on the Adriatic coast: Porto Montenegro Yacht Club (PMYC): Privileges and Membership for Superyacht Owners: gomonte.me/blog/post/65