TL;DR: Long-term rentals in Kotor cost about €950 a month for a two-bedroom apartment and about €3,150 for a house or villa. Most homes for rent are in Dobrota, on the hillside towards Tivat and in the Grbalj villages, not inside the Old Town walls.
A two-bedroom apartment in Kotor rents for about €950 a month. Houses and villas start at around €2,400 and reach €6,400. These are asking prices from the Kotor homes we currently list for rent, so they show what owners are asking right now.
This guide covers what long-term rentals in Kotor cost, where the homes are, how Kotor compares with Tivat, and what a new 2026 law means for anyone signing a lease here.
How much do long-term rentals in Kotor cost?
Most two-bedroom apartments in Kotor are listed between €800 and €1,150 a month. Houses and villas mostly sit between €2,500 and €3,500, with two large villas above €5,000.
| Home type | Homes listed | Lowest rent | Highest rent | Middle price | |
|---|---|---|---|---|---|
| One-bedroom apartment | 2 | €680 | €1,800 | Too few to say | |
| Two-bedroom apartment | 8 | €700 | €2,000 | €950 | |
| Three-bedroom apartment | 2 | €1,500 | €1,950 | Too few to say | |
| House or villa | 8 | €2,400 | €6,400 | €3,150 |
The two highest apartment prices are for unusually large homes: a 130 m² penthouse with a pool, and a 160 m² two-bedroom in Dobrota.
One-bedroom apartments are scarce in our listings. A recent market report puts a typical one-bedroom in Kotor at €600 to €850 a month and a two-bedroom at €800 to €1,150, which matches what we see (Investropa, September 2026).
Sea views are close to standard. Of the 20 homes, 17 have a sea view, 8 have a pool and 12 are marked as furnished.
Where to find long-term rentals around Kotor
Homes for rent are spread across three areas, and the cheapest apartments are in the Grbalj villages, not by the bay.
| Area | Places | Homes | Apartments | Houses and villas |
|---|---|---|---|---|
| By the bay, near the Old Town | Dobrota, Skaljari, Orahovac | 7 | €680 to €2,000 | €5,400 |
| Hillside between Kotor and Tivat | Kavac, Przice | 7 | €800 to €1,800 | €2,400 to €3,500 |
| Grbalj villages and the outer coast | Lastva Grbaljska, Dub, Naljezici, Sutvara, Krimovica, Bigova | 6 | €700 to €900 | €2,500 to €6,400 |
By the bay. Dobrota runs along the water just north of the Old Town and has the most apartments. It suits people who want to walk to the Old Town and live by the sea.
The hillside. Kavac and Przice sit between Kotor and Tivat, a short drive from both. Homes here are newer, often with a pool and wide views, and you will need a car.
Grbalj and the outer coast. These villages lie south of Kotor towards Budva. Apartments are the cheapest in the area, and the large villas near the open sea are the most expensive.
We currently have no long-term rentals listed inside the Old Town walls. If you are thinking of buying there instead, see our guide to buying property in Kotor.
Kotor or Tivat: which is better for renting?
Kotor is slightly cheaper for a two-bedroom apartment and has more sea views, but Tivat has far more homes to choose from.
A two-bedroom apartment asks about €950 a month in Kotor and about €1,100 in Tivat. Tivat has 115 homes listed against 20 in Kotor, so you are more likely to find the size and street you want there.
Choose Kotor if you want a sea view, a quieter setting or a villa. Choose Tivat if you want a newer apartment, more choice and a flat walk to shops and the marina. Our guide to apartments for rent in Tivat has the prices by area.
What the 2026 building freeze means for renters
Since March 2026, new construction in Kotor is paused and the legalization of unpermitted buildings is on hold. Renters should check a home’s papers before signing, because a problem with them cannot be fixed quickly.
Kotor has been a UNESCO World Heritage site since 1979. After UNESCO raised concerns about uncontrolled building, Montenegro changed the law that protects the Kotor area. The freeze stays in place until a protection study and a management plan are adopted.
Two things follow if you are renting:
- A home that is not legalized cannot legally be rented. Under Montenegro’s 2025 legalization law this applies across the country. In Kotor the owner cannot start legalizing for now, so ask for the title extract (list nepokretnosti) before you pay anything.
- New supply is likely to stay limited. With few new buildings coming, the number of homes for rent will not grow much while the freeze lasts.
Six checks before you sign a lease in Kotor
Confirm these six things before you pay a deposit.
- Ask for the title extract. It shows who owns the home and whether the building is registered.
- Confirm what the rent includes. Get it in writing: utilities, internet, parking and building fees.
- Check parking and access. The Old Town is car-free and the roads along the bay are narrow, so ask where you will park and how deliveries reach you.
- Ask about heating and damp. Winters by the bay are wet. Check how the home is heated and whether it has been lived in through a winter.
- Get a written lease. It should state the rent, deposit, lease length, notice period and who pays for repairs.
- Register your stay. Foreign tenants must register their address in Montenegro. Your landlord or agent can do this with you.
What it costs to move in
Expect to pay the first month’s rent and a security deposit before you get the keys. If you use an agent, the fee is due only once the lease is signed. Montenegro’s brokerage law does not allow agents to charge in advance.
After that, budget for utilities. Electricity, water and internet for an apartment typically come to between €80 and €170 a month, and more for a villa with a pool. Our guides to upfront rental costs and utilities and bills in Montenegro go into the detail.
When to look for a long-term rental in Kotor
The best time to look is October to April. Demand for homes in Kotor peaks from June to August and is lowest from December to February, so owners are most open to a yearly lease, and to negotiating, in winter.
In summer many coastal homes switch to daily tourist rates. If you need to move then, start looking in spring and agree a 12-month lease. Our guide to short-term vs long-term rentals in Montenegro explains the difference.
Kotor rental FAQs
How much is rent in Kotor?
Rent in Kotor is about €950 a month for a two-bedroom apartment. One-bedroom apartments typically cost €600 to €850, and houses and villas cost from €2,400 to €6,400.
Is Kotor cheaper than Tivat for renting?
Slightly, for apartments. A two-bedroom asks about €950 a month in Kotor and about €1,100 in Tivat. Houses and villas tend to ask more in Kotor.
Can I rent long-term in Kotor Old Town?
We have no long-term rentals listed inside the Old Town walls at the moment. Most long-term homes are in Dobrota, Skaljari and the villages around Kotor.
Can foreigners rent a home in Kotor?
Yes. Foreigners can rent in Kotor with a passport and a signed lease. You do not need residency to rent, but you do need to register your stay. Renting does not qualify you for a residence permit. Residence through property requires owning a home with a tax-assessed value of at least €150,000.
Are long-term rentals in Kotor furnished?
More than half of our Kotor rental listings are marked as furnished.
How do I know a Kotor home can legally be rented?
Ask for the title extract, which shows who owns the home and whether the building is registered. Buildings that have not been legalized cannot be rented, and in Kotor legalization is on hold, so have an agent or a lawyer check before you sign.
Key takeaways
- Long-term rentals in Kotor cost about €950 a month for a two-bedroom apartment and about €3,150 for a house or villa.
- Most homes are in Dobrota, on the Kavac hillside and in the Grbalj villages, not in the Old Town.
- Kotor is slightly cheaper than Tivat for apartments and has more sea views, but far fewer homes.
- Building and legalization are frozen in Kotor, so check the title extract before you sign.
- Look between October and April for the best choice and price.
Ready to look? See our current homes for rent, or contact us with your budget and dates and we will send you the Kotor homes that match.
Looking for a rental in Kotor?
Tell us your budget, the area and when you want to move in. We’ll send you homes that fit, including ones that aren’t listed yet. Adrijana or one of the team will reply.
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