TL;DR: We have 68 sea view houses for sale in Montenegro right now, and the middle price is €795,000. A house right on the water costs about twice as much per m² as a house with no sea view.
Sea view houses for sale in Montenegro start at about €155,000 and go up to €4.8 million. Most of ours cost under €1 million. Most are in Tivat and Kotor, on the Bay of Kotor.
Below, we’ll show you the prices, the best spots, the tax you’ll pay and what to check before you buy.
How much do sea view houses for sale in Montenegro cost?
It depends on how close you are to the water. But here’s the big picture.
We looked at every house and villa we have for sale. That’s 95 homes. 68 of them have a sea view.
| Price | Sea view houses |
|---|---|
| Under €500,000 | 16 |
| €500,000 to €1 million | 27 |
| €1 million to €2 million | 15 |
| Over €2 million | 10 |
The middle price is €795,000. Half cost less and half cost more.
The middle house is big. It has four bedrooms and about 240 m² of space.
You don’t need a million, though. One in four of our sea view houses costs under €500,000. The lowest is a small two-bedroom house in Lepetani for €155,000.
Sea view, close to the beach or first line: what’s the difference?
These three things sound the same. They’re not, and the price shows it.
| Type of house | Middle price per m² | Middle price |
|---|---|---|
| No sea view | €3,390 | €735,000 |
| Sea view | €3,898 | €795,000 |
| First line | €7,150 | €1,575,000 |
A sea view adds a little. The first line adds a lot. A first-line house costs about twice as much per m² as a house with no view.
Why? There aren’t many of them. We have just 16, and none costs under €650,000.
One more thing about the first line. In the Bay of Kotor, a small coastal road often runs between the house and the water. Ask us what’s in front of the house before you visit.
A pool lifts the price too. Our houses with a pool have a middle price of €957,000. Without a pool, it’s €650,000.
Where are the sea view houses in Montenegro?
Most of ours are on the Bay of Kotor.
| Area | Sea view houses | Middle price |
|---|---|---|
| Tivat | 46 | €809,000 |
| Kotor | 15 | €790,000 |
| Luštica | 3 | €450,000 |
| Herceg Novi | 2 | About €400,000 |
| Budva | 2 | €2.9 million |
In Tivat, three villages stand out:
- Krašići. It’s on the Luštica side of the bay. We have 11 sea view houses there, and some are right on the water.
- Donja Lastva. It’s an old stone village near Porto Montenegro. We have 6.
- Lepetani. It’s by the ferry, with wide views of the bay. We have 6.
In Kotor, the first-line houses are in Muo, Prčanj and Stoliv. These are old villages with stone houses on the water.
How does that compare with the whole market? The Estitor market report puts the usual price of all homes at €4,391 per m² in Tivat and €3,701 in Kotor. Our sea view houses sit close to that. Our first-line houses sit far above it.
What does it cost to buy a house by the sea?
The price isn’t the only cost. The biggest extra is the transfer tax.
You pay this tax when you buy a house that’s been owned before. The more the house costs, the higher the rate. These rates began on 1 January 2024:
- 3% on the first €150,000
- 5% on the part from €150,000 to €500,000
- 6% on the part over €500,000
| House price | Tax you pay | Share of the price |
|---|---|---|
| €155,000 | €4,750 | 3.1% |
| €450,000 | €19,500 | 4.3% |
| €795,000 | €39,700 | 5.0% |
| €1,575,000 | €86,500 | 5.5% |
A new home sold by a builder is different. The price has 21% VAT in it, and there’s no transfer tax.
You’ll have a few smaller costs too:
- A lawyer, at about 1% to 2% of the price
- A notary, at a few hundred euros
- A court translator, if you don’t speak the language
Our guide to the hidden costs of buying property in Montenegro lists them all.
Want to rent the house out when you’re away? See our guide to rental yields by city.
Rules to know before you buy a house by the sea
A house by the sea comes with a few more rules than a flat in town. Here are the ones that matter.
You can buy a house if you’re not from Montenegro. You don’t need to live here. The one limit is farm land. You can’t buy that in your own name. Some houses sit on land that’s still marked as farm land, so check first. Read more in can foreigners buy property in Montenegro.
The shore is public. By law, the strip next to the sea belongs to everyone. It’s at least six meters wide. Beaches must stay open to all. So you can live on the water, but you can’t own the beach. A pier or a dock needs a permit. Ask to see it.
The house must be legal. Since August 2025, a house built without a permit can’t be sold until the owner makes it legal. Old houses by the sea often had rooms or floors added later. Check that every part is on the title papers.
Kotor has a building freeze. In March 2026, a new law stopped new building in Kotor. It also stopped owners from making old add-ons legal. It lasts until new plans to guard the old town are done. It touches parts of Tivat and Herceg Novi too. You can still buy a legal house there. But don’t count on adding a floor or a pool soon.
A house can help you stay. If your home is worth €150,000 or more on the tax office’s books, you can ask for a permit to live here. That rule began in January 2026.
The beach rules may change. Right now, one state firm runs all the beaches. A new plan would hand that job to the towns. It wasn’t law yet when we wrote this.
Rules change, and this isn’t legal advice. Use a local lawyer before you sign.
Six checks before you buy a house by the sea
Do these six things before you pay.
- Check the title papers. Make sure the seller is the owner. Make sure there’s no loan on the house.
- Check the house is legal. Every room and floor should be on the papers.
- Check what the land is. Farm land is a problem if you’re not from Montenegro.
- Check the shore. Ask if the pier or dock has a permit.
- Check the view. Ask to see the town plan. It shows if someone can build in front of you.
- Add up the costs. Count the tax, the lawyer and the notary before you agree on a price.
Here’s a tip from our own listings. Ask about water. One of our Krašići houses has its own water tanks. That’s handy in a dry summer.
Sea view houses for sale in Montenegro: FAQs
How much is a sea view house in Montenegro?
Ours start at €155,000. The middle price is €795,000. A first-line house has a middle price of about €1.6 million.
Can foreigners buy a house by the sea in Montenegro?
Yes. You can buy a house or a villa in your own name. You can’t buy farm land in your own name.
What does “first line” mean?
It means nothing is built between your house and the sea. In the Bay of Kotor, there’s often a small coast road in front.
Can I own the beach in front of my house?
No. The strip by the sea is public, and beaches must stay open to all.
What tax do I pay when I buy?
On a house that’s been owned before, you pay 3% to 6%. The rate goes up with the price. On a €795,000 house, the tax is €39,700.
Can I live in Montenegro if I buy a house?
You can ask for a permit if your house is worth €150,000 or more on the tax office’s books. Check the rules with a lawyer first.
Key takeaways
- We have 68 sea view houses for sale in Montenegro. The middle price is €795,000.
- One in four costs under €500,000. The lowest is €155,000.
- First-line houses are rare. They cost about twice as much per m².
- The transfer tax is 3% to 6%. Plan for it before you make an offer.
- Check the papers, the land, the shore and the view before you pay.
Want to see a house by the sea? Look at all our homes for sale or send us a message. We’ll set up the visits for you.
Thinking of buying in Montenegro?
Tell us your budget and what you’re looking for. We’ll send you homes that fit, including ones that aren’t listed yet. Valentina or one of the team will reply.
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