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The Rise of New Build Property in Montenegro - While charming stone houses in Kotor or Budva’s historic streets still hold their allure, the biggest movement in the market today is the surge of new build developments - modern residences that combine luxury, convenience, and strong investment potential. Over the past two years, Montenegro’s new build market has accelerated rapidly. Luxury residential projects are reshaping the skylines of Budva, Kotor, Tivat, and Bar, with high-profile developments like Porto Montenegro, Lustica Bay, and Portonovi offering everything from private marinas and wellness centres to eco-conscious architecture.
The Rise of New Build Property in Montenegro - While charming stone houses in Kotor or Budva’s historic streets still hold their allure, the biggest movement in the market today is the surge of new build developments - modern residences that combine luxury, convenience, and strong investment potential. Over the past two years, Montenegro’s new build market has accelerated rapidly. Luxury residential projects are reshaping the skylines of Budva, Kotor, Tivat, and Bar, with high-profile developments like Porto Montenegro, Lustica Bay, and Portonovi offering everything from private marinas and wellness centres to eco-conscious architecture.Beyond the glamour, the capital Podgorica is also witnessing a wave of contemporary apartment projects (around a 20% rise yoy), catering to both local professionals and a growing expat community. This expansion is supported by rising tourism numbers, digital nomad visas, and an increasing demand for year-round rentals.
For buyers, this surge in new construction represents a chance to secure property in Montenegro at a pivotal point in its growth curve — before prices fully align with other Mediterranean hot spots.
New build pricing varies depending on location and proximity to the coast:
Prime coastal apartments in Budva or Kotor typically range from €3,000–€4,200 per m², while branded luxury residences in Porto Montenegro or Lustica Bay can reach €5,000–10,000 per m² — with penthouses and marina-front homes pushing even higher.
Emerging locations like Bar and Ulcinj offer more attainable entry points around €1,100–2,500 per m², attracting buyers looking for future appreciation.
Despite rising prices, Montenegro remains highly competitive compared to neighbouring Croatia or Italy, where similar waterfront properties often command two to three times the cost. This relative affordability, combined with Montenegro’s 5–7% average rental yields — and up to 10% in peak season for premium properties — positions new builds as a lucrative investment.
One of the main attractions of new build properties is their simplified tax structure. Unlike resales, which incur a property transfer tax of 3–6%, new builds are exempt from this charge. Instead, buyers pay 21% VAT, which is usually included in the developer’s asking price.
Additional costs — such as notary, registration, and legal fees — typically amount to 4–5% of the property price, but professional agencies like CMM Montenegro ensure the process remains smooth, with full legal verification of the development and its permits.
Modern developments in Montenegro offer a host of benefits beyond the financials:
Turnkey living: Fully equipped apartments with pools, gyms, and a reception/concierge
Eco-conscious and efficient: Many projects use sustainable materials and energy-saving designs.
Stronger rental appeal: Contemporary amenities and prime locations attract both seasonal tourists and long-term tenants.
Off-plan opportunities: Early buyers can benefit from price appreciation by securing units before completion.
With Montenegro’s tourism season stretching from April to October and digital nomads driving off-season occupancy, new builds have quickly become the preferred choice for investors seeking consistent rental income.
As one of Montenegro’s largest and most trusted real estate agencies, CMM Montenegro is at the forefront of this new build wave. Their team offers access to the most exclusive projects along the coast and in the capital, providing expert guidance on location selection, legal procedures, and rental strategies.
Whether your goal is a waterfront apartment in Tivat, a modern penthouse in Budva, or an off-plan investment in Podgorica, CMM can connect you with opportunities that balance lifestyle and profit potential.
Here's just a few New Build Projects that are definitely worth considering:
Royal View Resort & Spa - Budva - Priced from €130,000%20-%20Copy.jpeg)
Sunny Side Resort & Spa - Budva - Priced from €269,294
30.07.2025
