Tivat.

Yes. A foreign individual can own apartments, houses, villas and built property freehold and directly in their own name in Tivat, on the same footing as a Montenegrin citizen, with no nationality restriction for ordinary coastal residential property. This covers stock at Porto Montenegro, Luštica Bay, Central Tivat, Seljanovo and Donja Lastva. The exceptions are agricultural land, forest land, islands and property within roughly one kilometre of the state border, which a foreigner cannot own directly; that border distance should be confirmed on title before proceeding.

Tivat town averaged about €3,700 per square metre in June 2025, with a wide spread by district. Porto Montenegro waterfront is the priciest on the coast, broadly €5,000 to €10,000-plus per square metre and reaching beyond €14,000 for the best units, with branded marina residences typically from around €1m. At Luštica Bay, indicative project-wide entry is near €333,000, with current developer phases listing higher. Outlying areas such as Mrčevac, Kavač and Lepetane sit around €2,000 to €3,200 per square metre. All figures are indicative, agent-sourced and vary by unit and view.

Yes. Under amendments to the Law on Foreigners in force since 17 January 2026, owning a property with a minimum taxable value of €150,000, as assessed by the Tax Authority rather than the headline price, can support a renewable one-year temporary residence permit for the owner and family. It is a route to residency, not citizenship: the former citizenship-by-investment scheme closed at the end of 2022. EU, EEA and Swiss nationals have separate, lighter status and do not need this route to buy.

Resale purchases carry the national transfer tax, applied marginally: 3% on the portion up to €150,000, 5% on the portion from €150,000 to €500,000, and 6% above €500,000, so a €600,000 resale comes to €28,000. First sales of new-builds from a developer carry 21% VAT instead, usually included in the advertised price, which is the relevant charge on most off-plan Tivat branded stock. Annual municipal property tax runs about 0.25% to 1.00% of assessed value. Transfer tax is due within fifteen days of contract.

Porto Montenegro's second-phase Synchro Yards is the headline pipeline, a waterfront residential quarter under construction since December 2022, with cumulative project investment surpassing €923m by 2024-2025. At Luštica Bay, Marina Village has handed over multiple phases, the Gary Player-designed 18-hole golf course is under construction with a driving range opened in 2025, and new townhouse ranges have launched. On Tivat town-level agent estimates, prices were rising about 2% to 7% year on year through 2025.

Yes, but you must register the property with Tivat municipality and obtain a categorisation certificate before letting, then register guests and collect the per-night tourist tax, about €1.00 per adult in 2026. Initial licensing typically runs €300 to €800, with annual renewal of €100 to €200. Rental income is taxed at 15%, with cost deductions of roughly 30% for long lets and up to 70% through a travel agency. Demand is deep but summer-weighted, with cited gross yields around 4% to 6%.

Porto Montenegro is owned by the Investment Corporation of Dubai. Its branded residences are operated under names including Regent, run by IHG. Luštica Bay is developed by Luštica Development AD, 90% held by Orascom Development Holding and 10% by the Government of Montenegro, with the Chedi hotel operated by General Hotel Management since 2018. Note that One&Only Portonovi is near Herceg Novi, a separate municipality, not in Tivat.

Tivat is the most prime and reachable coastal market in Montenegro, but two things temper the case. The resale market is shallow, so exit can take time and pricing varies widely by exact unit and view. Rental demand is real but seasonal, weighted to summer, which shapes yield. The euro is in use and ownership is freehold, so the friction is liquidity and seasonality rather than tenure. We walk you through which district fits your hold and your use.