Kotor: apartment prices — October 2026
Kotor: the median asking price of a flat is €3,620/m² on 21 Oct 2026 (78 listings).
Updated: 21 Oct 2026 · Asking prices of active listings, not the prices flats sold for. How we calculate
Flat for sale, €/m²
€3,620/m²
Median flat price
€259,000
Listings in sample
78
Flat prices by number of rooms
Median asking prices of flats for sale by layout. Rooms are counted as bedrooms.
| Layout | €/m² | Median price | Range (80% of listings) | Listings |
|---|---|---|---|---|
| Studio | — | — | — | 5 |
| 1 bedroom | €3,790/m² | €188,000 | €123,000 – €270,000 | 26 |
| 2 bedrooms | €3,720/m² | €322,000 | €208,000 – €605,000 | 29 |
| 3 bedrooms | €3,760/m² | €466,000 | €300,000 – €921,000 | 10 |
| 4+ bedrooms | — | — | — | 5 |
A cell is empty when it has fewer than 10 listings.
Price trend
Median price of a flat per m², by month. The series starts in March 2026.
By quarter
| Quarter | €/m² |
|---|---|
| Q1 2026 | — 1 of 30 days |
| Q2 2026 | €3,540/m² |
| Q3 2026 | €3,430/m² |
| Q4 2026 (to 21.10.) | €3,700/m² |
The quarterly change is shown only when both quarters have at least 30 days of data and a similar number of listings.
Places and districts: Kotor
Median price of a flat per m² in places and districts with at least 10 listings, against the median for Montenegro.
New builds
New flats are asked at €4,160/m², which is 15.0% above all flats (€3,620/m²). Sample: 26 new-build listings.
New builds on StanovinaHouses and villas
The median price of a house or villa is €988,000, €3,940/m² of living area, 80% of listings are in the range €316,000 – €2,463,000 (55 listings).
Supply
- New flat listings in the last 30 days: 11.
- Active flat listings today: 80.
- At the start of the quarter (01.10.) there were 73; today there are 7 more.
Costs of buying
Besides the price, a buyer pays tax, a notary and the cadastre registration. The amounts below are calculated for the median flat of €259,000.
| Cost | Amount | Note |
|---|---|---|
| Property transfer tax | €9,950for €259,000 | The buyer pays it within 15 days, on the secondary market only. From €150,000 to €500,000 it is €4,500 plus 5% of the amount above €150,000. Above €500,000 it is €22,000 plus 6% of the amount above €500,000.Buying property |
| New build | no transfer tax | VAT is included in the price of the flat (art. 6, Sl. list CG 33/26), so no transfer tax is paid. |
| First home | exemption up to 20 m² | The tax exemption covers up to 20 m² per household member and applies only to citizens of Montenegro (art. 12). |
| Notary | €610for €259,000, excluding VAT | Tariff of Sl. list CG 49/26, excluding VAT. Up to €119,999 the fee depends on the value bracket and is at most €480. Above that, €13 for every started €15,000 over €120,000, at most €8,000.Buying property |
| Cadastre registration | €2 + €3 tax + €10 fee | Registration of ownership. Property sheet: €2 + €3 tax.Registering ownership, Property sheet |
| Agency | by contract | The brokerage contract sets the commission. Check the agent in the register of brokers before you sign.Brokerage contract, Agency licensing in Montenegro |
| Annual property tax | 0.25–1% | Of the market value of the property. The municipality sets the rate.Property tax |
A new build pays no property transfer tax. The procedures are explained on eParcela (eparcela.me). This overview is for information and is not legal advice. Check the current rules and tariffs before you sign.
How to buy a flat: seven steps
Each step links to the procedure on eParcela.
- Check the property: owner, charges and mortgages. Checking a property before you buy, Property sheet
- Sign a pre-contract and pay the deposit against written proof of payment. Buying property
- If you are a foreigner, check the conditions for foreigners before you pay. Buying property as a foreigner
- Sign the sale contract before a notary. Buying property
- Pay the transfer tax within 15 days. Buying property
- Register your ownership in the cadastre. Registering ownership
- If you let the flat, arrange the lease and the registration of the accommodation. Letting property, Registering tourist accommodation
Frequently asked questions
What is the price per m² of a flat in Kotor?
The median asking price of a flat is €3,620/m² (78 listings, as of 21 Oct 2026). It is a median, not an average: half of the listings are cheaper and half dearer. The price of a flat in 80% of listings is in the range €121,000 – €633,000.
Which places in Kotor are the cheapest and which the dearest?
Are flat prices in Kotor rising?
There is no reliable quarterly change yet. We started recording prices in March 2026, and a quarter enters the comparison only with at least 30 days of data and a number of listings similar to the previous one. The monthly chart above shows what we have.
How much does buying a flat cost on top of the price?
For the median flat of €259,000, on the secondary market the buyer pays about €9,950 property transfer tax and about €610 to the notary, excluding VAT, plus small fees for the cadastre. A new build pays no transfer tax because VAT is in the price.
Can foreigners buy property in Montenegro?
Yes, foreigners can buy a flat or a house, and some kinds of land are restricted. eParcela describes the procedure for foreigners.
Does owning property give a right of residence?
Ownership alone does not give a right of residence automatically. It can be a ground for temporary residence, on the conditions that eParcela describes.
Methodology
- The source is the asking prices of active listings on Stanovina. They are not the prices flats sold for.
- We use the median, not the average, so one expensive listing does not move the result. The p10–p90 range covers 80% of listings.
- A listing counts if it is in euros and has a price and an area above 5 m². The price per m² must be plausible: 200–30,000 €/m² for sale and 1–60 €/m² a month for rent. A flat is an apartment, a studio or a penthouse.
- A median is shown from 10 listings. A municipality report is indexed from 30 flats for sale. A yield needs 10 listings in both sale and rent, for the same place and layout. A quarter has a value from 30 days of data; the value of a quarter is the median of its daily medians. Two quarters are compared only when their typical number of listings differs by no more than 1.5 times: otherwise the median follows a change in supply, not in prices.
- The position is as of 21 Oct 2026. A snapshot is taken once a day.
- Days before 7 Oct 2026 are reconstructed from listing creation and closing dates and today's prices; they are dashed on the chart. Older history is reconstructed less often than daily, so a quarter without 30 days of data has no value.
- Rent means monthly rental listings (long-term and short-term, not daily). Seasonal rent is not separated.
The data is public under the CC0 1.0 licence. Download the data: JSON, CSV.
How to cite
Source: Stanovina, Property market — Kotor, 21 Oct 2026, https://stanovina.me/en/market/montenegro/kotor