Tivat Real Estate 2026: Prices, Best Areas and How to Buy

TL;DR: Tivat real estate has a middle asking price of €274,000 for an apartment in 2026, or about €4,000 per m². Most areas cost €3,000 to €4,700 per m², and Porto Montenegro costs about twice as much.

Tivat is a small town on the Bay of Kotor with an airport, a big yacht marina and a lot of new homes. It’s where we do most of our work. Right now we have 266 homes and plots for sale here.

Below, we’ll show you what homes cost, which areas to look at, how to buy, and what rules changed this year.

How much does Tivat real estate cost in 2026?

A one-bedroom apartment costs about €210,000. A two-bedroom costs about €280,000.

Those are the middle asking prices of the 150 Tivat apartments we have for sale. Half cost less and half cost more.

Houses and land cost more.

How does Tivat stack up against the rest of the coast? The state’s own numbers say a new flat on the coast cost €2,838 per m² in spring 2026. That’s up 22% in one year. Our Tivat homes sit well above that, at about €4,000 per m².

Tivat real estate prices by area

Where you buy in Tivat matters more than what you buy.

Here’s the big picture. Most of Tivat costs €3,000 to €4,700 per m². The two marina resorts cost about twice as much.

Some areas have only a few homes, so read those numbers as a guide.

The best areas to buy in Tivat

There’s no one best area. It depends on what you want. Here are six to start with.

Porto Montenegro. This is the big marina, with more than 500 boat spaces, shops and hotels. It’s the priciest part of town. We have a two-bedroom in Boka Place for €675,000.

Seljanovo. It’s by the beach, a short walk from the marina and the town. Lots of families and people from abroad live here. We have a new one-bedroom near the sea for €234,000.

Donja Lastva. It’s an old stone village on the water. It’s quiet, and it has sea views. We have a two-bedroom 130 m from the sea for €280,000.

Town centre. You can walk to all you need. We have a two-bedroom with a sea view for €281,500.

Kava and Mažina. These areas have new buildings near the airport and the town. You get more space for your money. We have a one-bedroom in Kava for €250,000 and a one-bedroom in Mažina with a roof pool for €220,000.

Kalimanj. It’s a local part of town, near the market and the small marina. We have a one-bedroom with a garage for €210,000.

Radovići. It’s a quiet village on the Luštica side, next to Luštica Bay. It’s our lowest-priced area. We have a new two-bedroom for €168,000.

Want a house by the sea? Look at Krašići and Lepetane. We have a small house in Lepetane for €155,000 and a house with a pool in Krašići for €450,000.

Want to know more about the marina? Read why buy property in Porto Montenegro and our Porto Montenegro real estate guide.

Why do people buy in Tivat?

Three things set Tivat apart.

The airport is in town. It’s 3 km from the centre. About 1.34 million people flew through it in 2025. Keep in mind that most flights run from May to September.

The marina changed the town. Porto Montenegro brought yachts, shops, hotels and jobs. Prices near it are the highest in Tivat.

The town is growing. Tivat had about 14,000 people in 2011. The last count, in 2023, found about 17,100. People from about 50 nations live here.

What’s changing in Tivat in 2026

Three things are worth a look this year.

A new road is almost done. The Tivat to Jaz boulevard is 16 km long and has four lanes. It links Tivat with the Budva coast. All four lanes opened in May 2026. The rest should be done by the end of the year.

The airport may get a new boss. In April 2026, the government picked a firm from South Korea to run both of Montenegro’s airports for 30 years. The plan for Tivat has a new terminal and a longer runway. But parliament hadn’t voted on it by July. So it’s not a done deal.

Building rules got tighter. We cover that in the rules below.

How to buy a home in Tivat

Buying here takes six steps.

1. Set your budget. Add the tax, the lawyer and the notary to the price of the home.
2. Pick an area and visit. See a few homes in two or three areas before you choose.
3. Sign a first contract. You and the seller agree the price. You pay a deposit, often 10%.
4. Check the papers. Your lawyer checks who owns the home and that it was built with a permit.
5. Sign at the notary. You sign the final contract and pay the rest.
6. Pay the tax and register. Then the home is put in your name.

The tax is the cost most people miss. A home that’s been owned before has a transfer tax of 3% to 6%. The more the home costs, the higher the rate.

A new home from the builder is different. The price has VAT in it, and there’s no transfer tax.

For the full list of costs, read our guide to the hidden costs of buying property in Montenegro. For each step in detail, read how to buy property in Montenegro.

Rules to know before you buy in Tivat

Four rules matter in Tivat right now.

You can buy if you’re not from Montenegro. You can own a flat, a house or a plot you can build on. You can’t buy farm land in your own name. Read more in can foreigners buy property in Montenegro.

A home can help you stay. Since January 2026, your home must be worth €150,000 or more on the tax office’s books to ask for a permit to live here. Some of our lowest-priced flats fall under that line.

The home must be legal. A home built without a permit can’t be sold until the owner makes it legal. And in the part of Tivat that sits in the protected zone of the Bay of Kotor, that process is on hold since March 2026. So check the papers with care, most of all for older homes.

Building permits are harder to get in that zone. A new permit there now needs a yes from the state heritage office. If you plan to build or add on, ask a lawyer first.

Rules change, and this isn’t legal advice. Use a local lawyer before you sign.

Can you rent out a home in Tivat?

Yes. And the numbers are fair.

In our rental listings, a one-bedroom rents for about €950 a month. A two-bedroom rents for about €1,100. You can see the full list in our guide to apartments for rent in Tivat.

Let’s do the math.

That’s before tax, bills and empty months. For more, see our guide to rental yields by city.

Summer lets can pay well too. The owner of the Mažina flat above says it earned €14,000 in the summer of 2025. But the season is short, so don’t count on that all year.

Tivat real estate: FAQs

How much is an apartment in Tivat?

The middle asking price is €274,000. A one-bedroom is about €210,000 and a two-bedroom is about €280,000.

What’s the price per m² in Tivat?

It’s about €4,000 across our apartments. Most areas cost €3,000 to €4,700. Porto Montenegro is about €8,300.

Which area of Tivat costs the least?

In our listings, it’s Radovići and Kalimanj, at about €3,000 per m².

Can foreigners buy property in Tivat?

Yes. You can buy a flat, a house or building land in your own name. You can’t buy farm land.

What tax do I pay when I buy in Tivat?

On a home that’s been owned before, you pay 3% to 6%. On a €210,000 flat, that’s €7,500. A new home from the builder has no transfer tax.

Is Tivat a good place to buy?

It has an airport, a marina and a growing town. Prices are higher than most of the coast. Rent brings in about 5% a year before costs.

Key takeaways

• A Tivat apartment has a middle asking price of €274,000, or about €4,000 per m².
• Most areas cost €3,000 to €4,700 per m². Porto Montenegro costs about twice as much.
• Radovići and Kalimanj cost the least. Seljanovo and Donja Lastva sit in the middle.
• The transfer tax is 3% to 6% on a home that’s been owned before.
• Check the papers with care. Some homes can’t be made legal right now.

Want to see homes in Tivat? Look at our apartments for sale in Tivat, our houses for sale in Tivat, our homes in Porto Montenegro or send us a message. We’ll set up the visits for you.