Budva Real Estate: 2026 New Buildings Catalog – Prices, Best Residential Complexes, and Purchase Terms

In 2026, Budva continues to maintain its status as the "investment heart" of the Adriatic coast, with demand for quality housing reaching its peak. In this article, we'll discuss the best places to buy property from a developer in new buildings in Budva, whether you want to relocate and obtain a residence permit or earn high rental income from short- or long-term rentals. If you've already decided on a neighborhood, browse the full catalog of developer apartments for sale in Budva on our website: gomonte.me

Get a consultation with our real estate lawyer: +382 67 322 888 Viber/WhatsApp/Telegram

1. How to choose an apartment in a new building in Budva: Three rules:

• Location is paramount: For rentals, choose areas close to the Old Town or on the waterfront in Becici. For a more residential option, choose the quiet neighborhoods of Rozino or Dubovica.
• Developer Check: Review the company's completed projects. Check for mold on the facades and the work of the management companies.
• Legal Support: Always engage an independent lawyer to verify the List Nepokretnosti (ownership certificate) and the absence of "tereti i ograničenja" (encumbrances).

2. Budva Real Estate Market Overview in 2026

This season, the primary housing market is characterized by a shift from infill development to the creation of multifunctional residential neighborhoods. In 2026, buyers will have access not just to square meters, but to a complete ecosystem: with concierge service, underground parking, and private recreation areas.

When looking at apartments in Budva, prices and the 2026 catalog show moderate but steady growth—on average, 7-10% higher than last year's figures. Key market drivers:

• Limited number of plots on the first and second coastlines.
• Improving energy efficiency standards for buildings.
• High demand from digital nomads and European retirees.

For those planning to buy apartments in a new building in Budva, now is a strategic moment: many projects launched in 2024-2025 are reaching the final finishing stage, allowing you to see the true quality of construction before purchasing. At the same time, the start of new construction offers the most favorable entry threshold for those interested in long-term investments in Budva real estate.

3. A Catalog of the Best Residential Complexes in Budva: From Economy to Premium

On our website, you'll find a convenient search catalog for apartments by Budva neighborhood: gomonte.me

Next, we'll review the best residential complexes, neighborhoods, and their advantages and features. This will help you choose an apartment to move into or rent out for additional income.

3.1. Beachfront Complexes in Budva

Coastal properties are the city's "golden capital." The emphasis here is on architectural excellence and impeccable views.

• Location: Marina area and the coastline toward Becici.
• Features: Floor-to-ceiling glazing, terraces overlooking the Old Town and St. Nicholas Island. Buyers have access to private beaches and infinity pools.
• Target Audience: Connoisseurs of luxury and prestigious housing.

3.2. Family-friendly residential complexes in the Lazi and Podkosljun districts

For those planning a permanent move, the best residential complexes in Budva are often located slightly away from the bustling waterfront.

• Lazi District: Considered the city's "green lungs," modern low-rise buildings with spacious apartments are being built here.
• Podkosljun District: Ideal in terms of infrastructure—the best schools, supermarkets (HDL, Voli), and fitness centers are all within walking distance.
• Advantages: Full-fledged playgrounds, enclosed courtyards without cars, and a more affordable price per square meter compared to the city center.

3.3. Investment Aparthotels in Montenegro

If your goal is to invest in Budva real estate, consider the condo-hotel format.

• Format: You purchase the apartment outright, and a professional management company takes care of finding tenants, maintenance, and marketing.
• Profitability: Properties with guaranteed returns (from 5% to 8% per annum in euros) are in highest demand in 2026.
• Services: Includes 24/7 reception, spa areas, and restaurants on the complex grounds, increasing the property's liquidity for subsequent resale.

4. Budva Neighborhoods for New Construction: Where is the Best Place to Invest?

The choice of location determines not only the current comfort but also the future liquidity of the property. Our agency's sales specialists highlight the following best areas of Budva for purchasing new-build apartments: the city center, Rafailovići, Dubovica, and Mainski Put. We'll discuss them in more detail below.

4.1. City Center and Gospostina

The city center and the Gospostina district remain the most sought-after locations. The most expensive new construction properties in Budva from the developer are concentrated here.

• Investment Potential: Maximum rental prices during the summer season. Apartments here never lose value due to a shortage of available building sites.
• Pros: The Old Town is a 5-minute walk away, along with top restaurants and proximity to the beaches of Richardova Glava and Mogren.
• Cons: High noise levels during peak season and difficult parking.

4.2. Becici and Rafailovići

• Development type: Large residential complexes with their own amenities (swimming pools, gyms, reception) predominate here.
• Pros: If you're looking for property in Budva to rent out to families with children, Becici is an ideal option. The wide promenade and lack of steep hills make this area very attractive.
• Outlook: The area is actively developing, and property values ​​here are growing faster than in the established city center.

4.3. Dubovitsa and the Main Route

For those planning to live in Montenegro year-round, the districts of Dubovitsa and the Main Route offer the best value for money.

• Infrastructure: Major supermarkets, a university, a bus station, and a clinic are located here. Life in these areas continues throughout the winter.
• Price Policy: These locations offer the most balanced offers in terms of price and quality. Housing costs are lower here due to the absence of "tourist" markups on services.
• Landscape: It's important to note that Dubovitsa is located on a hill, which provides stunning sea views, but requires a car for comfortable transportation.

5. Prices for new buildings in Budva: What are you paying for?

The Montenegrin real estate market is showing steady growth in 2026, and Budva remains the leader in price per square meter. When buying new buildings in Budva, it's important to understand that price isn't just a figure, but a combination of factors: from the building's completion stage to the apartment's technological features.

5.1. Comparative analysis of the cost per square meter: When is the best time to buy?

Investing in the early stages remains the most effective way to save. The price gap between a groundbreaking project and a completed property in Budva can range from 15% to 30%.

• Poundbreaking stage: The lowest prices and the widest choice of layouts. Investors enter projects at this stage to resell the property upon completion.
• Rough construction stage: The price increases by 10-15%. The risks are minimal, as the building's frame is already visible.
• Completed property (completed): Maximum price. The buyer pays for the opportunity to immediately receive the keys and start a rental business or move in.

5.2. The Impact of Sea View on the Final Price

In Budva, a panoramic view from the window is a valuable asset. Buying an apartment in Budva with a sea view costs, on average, 20-50% more than a similar apartment with a view of the mountains or neighboring buildings.

• First line: A direct view that is guaranteed not to be obscured by new construction in the future. This is the "golden reserve" of real estate.
• Side view: A compromise option that allows you to save money while maintaining aesthetic pleasure.
• City and mountain views: Often chosen for permanent residence. Such apartments are less exposed to sea winds in winter and are significantly less expensive.

5.3. Hidden Pricing Factors: Comfort in the Details

Modern buyers are looking not just for walls, but for a certain standard of living. The final price in Budva real estate catalogs for 2026 is influenced by:

• Parking availability: Budva has a severe shortage of parking spaces. Having a private underground garage significantly increases the property's liquidity.
• Quality of finishes: Using Italian tiles, Villeroy & Boch sanitary ware, and natural parquet flooring adds several hundred euros to the price per square meter, but saves time on renovations.
• Smart home systems: Remote control of climate control, lighting, and security is becoming standard for premium residential complexes.
• Energy efficiency: Modern insulation systems and high-quality double-glazed windows reduce electricity bills (air conditioning and heating), which is an important selling point.

6. Purchase Terms: Installments, Discounts, and Legal Details

The process of purchasing real estate in Budva in 2026 has become extremely flexible for foreign investors. Developers compete with each other, offering a variety of financial instruments—from significant discounts to long-term payment plans.

6.1. How to obtain customized terms from a developer with 100% payment

Full payment for the property immediately after signing the contract is the most powerful lever for reducing the price. If you have the full amount, you can count on "VIP investor" status.

• Direct Discount: With 100% payment during the construction phase, the discount can range from 5% to 10% of the total property price.
• Bonuses: Often, instead of a direct discount, developers offer "package" solutions: a free parking space, fully furnished apartments, or the installation of a smart home system as a gift.
• Priority choice: You gain access to the best apartments on high floors with top-notch views.

6.2. Interest-free installment plans until completion

For those looking to spread the financial burden, installment plans for new buildings in Budva are the optimal solution. Unlike a mortgage, they don't require complex bank approval and are interest-free.

• Downpayment: Typically 25-50% of the purchase price.
• Payment schedule: The remaining balance is divided equally until construction is completed (on average, 1.5-2 years).
• Flexibility: In some cases, "custom installment plans" are available, where the payment schedule is tailored to the buyer's budget (e.g., quarterly payments).

6.3. Specifics of a Purchase and Sale Agreement on the Primary Market (VAT/VAT)

The legal integrity of a transaction in Montenegro is ensured by the mandatory participation of a notary, but purchasing a new property has its own tax nuances.

• Real Estate Tax (3%): When purchasing an apartment directly from a developer who is a VAT payer, the buyer is exempt from paying the 3% title transfer tax. This represents a significant savings for large transactions.
• Documentation Verification: Before signing the agreement, the notary verifies the existence of a building permit and the absence of encumbrances on the land.
• Registration of Title: After construction is completed and full payment has been made, the property is entered into the Real Estate Cadastre, and you receive a Certificate of Ownership.

7. Return on Investment (ROI) for Renting Out Property During the Tourist Season

Investing in new buildings in Budva is attractive not only due to the property's capitalization growth but also due to high rental yields. Budva remains the most popular resort in Montenegro, with the tourist season lasting from May to October.

• Short-term rentals (daily): During peak season (July–August), one-bedroom apartments within walking distance of the sea rent for €100–180 per night. With proper management, net yields are 6–8% per annum.
• Long-term rentals: Demand for 12-month rentals (Digital Nomads, relocators) is growing. This yields a stable 4–5% per annum, with no downtime during the winter months.
• Payback period: On average, investments in a high-quality property pay for themselves in 12–15 years solely through rental income, excluding increases in the market value of the property itself.

8. Technical Standards and Quality of Real Estate Construction in Montenegro

Many buyers are concerned about the specifics of the coastal climate (high humidity, winter rains). Modern developers will adopt European standards in 2025–2026, addressing these issues.

8.1. Modern Thermal and Waterproofing Standards in the Montenegrin Climate

When choosing an apartment in Budva, it's important to pay attention not to the external façade, but to the building's interior:

• Ventilated Façades: The use of stone wool and modern panels (Fundermax and similar) prevents mold and maintains coolness in summer.
• Waterproofing: Particular attention is paid to terraces and foundations. High-quality membrane waterproofing is the key to dry housing during winter storms.
• Split and Multi-Split Systems: Inverter air conditioning systems (Daikin, LG) provide efficient heating in winter, which is much more energy-efficient than oil-filled radiators.

8.2. Designer Finishing and Turnkey Furnishing: Is It Worth the Extra Pay?

Most new buildings in Budva are delivered with a finished finish (parquet flooring, tiles, plumbing). However, the "fully furnished" option is becoming increasingly popular.

• Pros: You get a ready-made business product that can be completed the day after receiving the keys. Developers often have contracts with furniture factories in Italy and Turkey, which is cheaper than retail.
• Cons: The extra cost for design can range from €15,000 to €30,000. If you plan to live alone, it's better to choose a basic finish and implement a custom design.

New buildings in Budva in 2026 are not just about square meters; they're a liquid asset in one of the fastest-growing economies in the Balkans. View the full catalog of new properties on our website: gomonte.me

To book an apartment viewing or get advice on buying real estate in Montenegro: +382 67 322 888 Viber/WhatsApp/Telegram