Apartments for sale in Budva to live in and invest
The most interesting apartments on sale now, from a studio in Bečići to a sea-view apartment by Slovenska Beach, price per m² and yield by area, costs on top of the price and residence through owning a home.
In 2026 a square metre of an apartment in Budva costs about $3,540 (3,150 euros) in listings, and by area from $2,890 in Petrovac to $4,700 in the centre. Long-term letting brings 4.5% a year before tax, and 5.6% in Pržno and Sveti Stefan. A studio by the sea costs $95,000, and a home from $169,000 gives residence.
Below are the most interesting offers on sale now, price per m² and rental yield by area, and all the costs on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
What apartments are for sale in Budva
The most interesting apartments from $95,000 to $393,000 in the centre, by Slovenska Beach, in Bečići, Babin Do, Lazi and Petrovac, from a studio 300 m from the sea to an 11th-floor apartment with sea views. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
A 29 m² studio with a terrace in a new building 300 m from the sea
$95,000
A 29 m² studio on the raised ground floor of a seven-storey 2021 building with two lifts in Bečići, 300 m from the sea as the crow flies: sold furnished, with parquet floors and windows facing south-east, and a 15 m² terrace comes with the studio. Title is registered in the cadastre. A square metre here costs $3,290 (2,930 euros), 4% below the median for Bečići, Rafailovići and Babin Do of $3,410, and the long-term rental yield here is 4.9% a year before tax.
A renovated 35 m² one-bedroom with sea views
$97,000
A 35 m² apartment on the 1st floor of a three-storey building without a lift in the quiet Babin Do quarter, about 10 minutes on foot from the old town and the beach: 28 m² registered in the cadastre plus a 7 m² terrace with sea views. It is fully renovated and sold with furniture and appliances, ready to move into or let to tourists. A square metre here costs $2,760 (2,460 euros), 19% below the median for Bečići, Rafailovići and Babin Do of $3,410.
A 62 m² two-bedroom with its own entrance in Podkošljun
$161,000
A 62 m² apartment in a 2005 building in Podkošljun next to the centre of Budva, at ground level with its own entrance: two bedrooms, a living room, a dining area and kitchen, a bathroom, a balcony, a terrace in front of the entrance and a wide hallway. It needs renovation, faces south, has no encumbrances, and title is registered in the cadastre. A square metre here costs $2,590 (2,310 euros), 45% below the median for the centre and Podkošljun of $4,700: the discount comes from the renovation and the lower floor.
A 60 m² one-bedroom in a new building in Lazi
$180,000
A 60 m² apartment on the raised ground floor of a newly completed building in Lazi: nobody has lived in it, it is fully furnished and equipped, and it has a single owner and clean documents. A square metre here costs $2,990 (2,670 euros), 12% below the median for Lazi, Babilonija and Golubovina of $3,390, the long-term rental yield here is 4.9% a year before tax, and by price the apartment meets the residence threshold.
A 90 m² three-bedroom with a garden and a garage in Petrovac
$202,000
A 90 m² apartment on the raised ground floor of a four-storey building with a lift in Petrovac, 10 minutes from the sea: three bedrooms, three bathrooms, a private garden, its own garage and a parking space. It is sold furnished and ready to move into, the apartment is legalised, and title is registered in the cadastre. A square metre here costs $2,250 (2,000 euros), 22% below the Petrovac median of $2,890: there is enough space for a family living by the sea all year round.
A 71 m² two-bedroom with a garage in a new building in central Budva
$337,000
A 71 m² apartment on the 1st floor of an eight-storey new building with a lift in central Budva, about 5 minutes on foot from the sea: two separate bedrooms, a spacious living room, a dining area and kitchen, a bathroom and a guest toilet, and an east-facing terrace with morning sun. Its own 14 m² garage is included in the price, title is registered in the cadastre, and the apartment is sold furnished. A square metre here costs $4,740 (4,230 euros), 1% above the median for the centre and Podkošljun of $4,700.
A 106 m² three-bedroom with a sauna and four terraces
$360,000
A new 106 m² apartment on the 4th floor in Bečići, 300 m from the sea: a spacious living room with a dining area and fitted kitchen, three bedrooms, two bathrooms, a private sauna and four terraces, facing south. Underfloor heating in the bathrooms, air conditioning in every room, electric curtains and its own parking space; it is sold fully furnished. A square metre here costs $3,400 (3,030 euros), in line with the median for Bečići, Rafailovići and Babin Do of $3,410, and the long-term rental yield here is 4.9% a year before tax.
A 63 m² one-bedroom on the 11th floor with sea views
$393,000
A 63 m² apartment on the 11th floor by Slovenska Beach: a living room, a modern kitchen, a bedroom and a bathroom, with a partial sea view from the windows. It is renovated and sold fully furnished, a parking space and a garage space come with the apartment, and the building has an occupancy permit. A square metre here costs $6,240 (5,560 euros), 33% above the median for the centre and Podkošljun of $4,700: the premium comes from the high floor and the sea view.
How much a square metre costs in Budva areas
A square metre of an apartment in Budva costs about $3,540 (3,150 euros) in listings, and $4,700 in the centre and Podkošljun: the old town, Slovenska Beach and new buildings a few minutes from the sea. In Pržno and Sveti Stefan a square metre costs $3,780, in Dubovica and Adok $3,450, and in Bečići, Rafailovići and Babin Do $3,410. A square metre is cheapest in Petrovac, $2,890, a resort town in the south of the municipality, and in Rozino, Maine and Podmaine, $3,220, residential quarters further from the sea. So we value an apartment by its area, not by the city.
| Area | Per m², $ | Per m², euros | 60 m² apartment, $ |
|---|---|---|---|
| Centre and Podkošljun | $4,700 | 4,190 | $282,000 |
| Pržno and Sveti Stefan | $3,780 | 3,370 | $227,000 |
| Outskirts | $3,690 | 3,290 | $221,000 |
| Dubovica and Adok | $3,450 | 3,070 | $207,000 |
| Bečići, Rafailovići and Babin Do | $3,410 | 3,040 | $205,000 |
| Lazi, Babilonija and Golubovina | $3,390 | 3,020 | $203,000 |
| Rozino, Maine and Podmaine | $3,220 | 2,870 | $193,000 |
| Petrovac | $2,890 | 2,570 | $173,000 |
| Whole city | $3,540 | 3,150 | $212,000 |
Data for 2026: areas are medians of the price per m² in apartment sale listings on 20 October 2026, all of Budva is the median price per m² in all apartment sale listings in Budva municipality including Petrovac on the same date, with repeat listings of the same apartment removed. Dollars at 1.1225 per euro.
What rental yield an apartment in Budva gives
Gross long-term rental yield in Budva is 4.5% a year before tax. It is highest in Pržno and Sveti Stefan, 5.6%, and in Dubovica and Adok, 5.1%: a square metre there is cheaper than in the centre, while rents are the same or higher. Yield is lowest in the centre and Podkošljun, 3.8%: a square metre there is the most expensive, and rents lag behind prices.
| Area | Monthly rent of a 60 m² apartment | Yield a year |
|---|---|---|
| Pržno and Sveti Stefan | $1,060 (940 €) | 5.6% |
| Dubovica and Adok | $880 (780 €) | 5.1% |
| Lazi, Babilonija and Golubovina | $830 (740 €) | 4.9% |
| Bečići, Rafailovići and Babin Do | $840 (750 €) | 4.9% |
| Rozino, Maine and Podmaine | $770 (690 €) | 4.8% |
| Centre and Podkošljun | $900 (800 €) | 3.8% |
| Whole city | $800 (710 €) | 4.5% |
Data for 2026: rent is the median monthly rent per m² in long-term apartment rental listings in the area on 20 October 2026 multiplied by 60 m², the area yield is the annual rent per m² divided by the median price per m² in sale listings, and for all of Budva the same across all listings in the municipality. Daily letting is not included. The yield is gross, before rental income tax, building costs and vacancy.
Apartments in Budva are let long-term to people who live and work in the town all year round, and to tourists by the day in summer. Rental income is taxed at 15% plus a municipal surtax of up to 13% of the tax amount, and for daily letting the apartment is registered with the municipal tourist organisation and a tourist tax is paid for guests. The annual property tax is 0.25-1% of the market value by municipal decision.
In 2023 Russia suspended the main articles of its double taxation agreement with Montenegro, so the tax on rent is paid in Montenegro. Rates and examples are on the page Montenegro taxes.
What costs to add to the price of an apartment
The main payment on resale is the transfer tax: 3% up to $169,000 (150,000 euros), 5% on the part of the price up to $562,000 (500,000 euros) and 6% on the part above. For an apartment at $202,000 (180,000 euros) it is $6,740 (6,000 euros), 3.4% of the price. In a new building from a developer, 21% VAT is already in the price and there is no transfer tax.
| Payment | Apartment for $202,000 (180,000 euros) | Share of price |
|---|---|---|
| Transfer tax on resale | $6,740 (6,000 euros) | 3.4% |
| Notary | by tariff from the deal price | by tariff |
| Registration of title in the cadastre | cadastre fee | by tariff |
| New building from a developer | 21% VAT already in the price | no transfer tax |
Data for 2026: the transfer tax is calculated on the market value assessed by the tax administration, which can be higher than the contract price; a notary certifies the sale contract, and title is confirmed by a cadastre extract. A manager will calculate the costs for a specific apartment.
In Budva the apartment is checked against the cadastre before the deposit
Mistakes cost more than the tax: a smaller area registered in the cadastre than in the listing, an apartment still going through legalisation instead of finished ownership, a building without an occupancy permit, a tax value below $169,000 (150,000 euros) that does not give residence, or debts on property tax and utility bills. Murblz support removes these risks: we find an apartment, check the cadastre, encumbrances, permits and the seller, check the tax value before the deposit, and handle the deal at the notary up to the title registration and residence permit documents together with locally licensed partners.
The cost of support depends on the budget and the goal of the purchase; a manager will calculate it in the chat.
Does buying an apartment give a residence permit
Yes, from $169,000. An owner of a home with a tax value of at least $169,000 (150,000 euros) receives a temporary residence permit, renewed while the home stays in their ownership. The tax value is set by the tax administration and does not always match the contract price, so an apartment near the threshold is checked before the deposit. By price, the apartments in the cards from the apartment in Lazi for $180,000 to the apartment by Slovenska Beach for $393,000 meet the threshold.
From 1 November 2026 citizens of Russia and Belarus need a visa to enter Montenegro, and a residence card replaces it. Spending more than 30 days in a row outside Montenegro ends a residence permit based on a home, so trips are planned in advance; permanent residence is granted after 5 years of continuous living in the country. More on the page Montenegro residence permit.
How we find an apartment
- Goal and budget: living by the sea, letting, a residence permit or all of these. The manager clarifies the area, the distance to the sea, the size, the floor and how you will pay.
- Shortlist: apartments at the seller's price, with the construction stage for new buildings and a yield calculation from rents in the area.
- Checks: the cadastre extract and encumbrances, the occupancy permit of the building, the tax value for the residence permit, and debts on property tax and utility bills.
- Deal in person or by power of attorney: a contract with a deposit, the sale contract at the notary, the transfer tax, the cadastre entry and residence permit documents.
The manager sends the shortlist in the chat, with the sellers' prices on the date of the shortlist.
Read also
- Investment property in Montenegro: what to buy and what it costs
- Apartments for sale in Tivat to live in and invest
- Apartments for sale in Podgorica to live in and invest
- Apartments for sale in Bar to live in and invest
- Buying a flat in Montenegro in 2026: prices, tax, residency
- How to get a Montenegro residence permit in 2026
All countries and budgets compared - on the page Investment property abroad.
FAQ
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