Where To Buy Real Estate in Montenegro

Here are the areas we selected to buy property in Montenegro, based on activities, sunshine and price. We identified Montenegro as an incredible real estate investment. In this video, we share the locations we considered, the reasons why, and some of the pros and cons.
Feel free to put any questions in the comment box, or you can reach us at [e-mail], we can send you links to other videos we've created about our experience investing in real estate in beautiful locations at low cost.

[@woofolliesmydog8628]

I’m one lottery win away from retiring in Montenegro. I’ve never even visited, but I’m obsessed. Going by view alone, I’m choosing Tivat, Dobrota, Prcanj. Whenever I see walking tours or images online, these towns bring up the views I’d like to see from my front porch each day. I can travel to restaurants or tourist sites….but when I’m having that first coffee sitting on my porch, I want to think to myself how damned lucky I am that this is my life. I can feel it now. I just need the win and I’m there!

[@leoandlola840]

Hey guys, it's nice to see your video again. It's very nice of you to share this video. It's not easy to find a good video guide on Montenegro. Keep it up. Hope to join you in building in Montenegro soon.

[@bluevistaproperties]

Thank you ! Let us know if you do buy and build, we are also creating a small community of people to share experiences and tips. So keep us posted :-)

[@DennisDemori]

Excellent video! Extremely helpful

[@4cav33]

Great video as always,thanks for sharing your thoughts and experience!

[@bluevistaproperties]

Thank you Mark for your comment! Really appreciate it. If you have any plans to invest in real estate in Montenegro, we are building a small community of people with the same interest, to share our contacts (realtors, architect, lawyer, immigration specialist, etc) as well as the learnings and experience along the way :-)

[@DauvO]

You're back! Thanks for sharing!

[@bluevistaproperties]

Thanks Dave !

[@dingusmoped]

Excellent overview. Thank you!

[@bluevistaproperties]

Thank you, glad you liked the video and found it helpful.

[@chriswright2494]

Thank you for the informative video, I really appreciate the perspective on proximity

[@bluevistaproperties]

Glad you enjoyed the video. Let me know if you invested in Montenegro, I’m trying to build a community of people who’ve invested and to share their stories and experience !

[@ArtyNik]

Thank you for this informative video 👍

[@bluevistaproperties]

Thank you for your comment. Glad you enjoyed the video!

[@vladimirayala5959]

Excellent video and great information 👍

[@bluevistaproperties]

Thank you so much, so happy you enjoyed the video!

[@dragonier8133]

You have some nice areas there but with Tivat airport nearby, you will have constant sound of airplanes taking off and arriving. It was less with the pandemic when I was there, but still.

[@bluevistaproperties]

Good point, some areas in Tivat are more on the path flight than others. So important indeed to consider. Thanks for your comment.

[@leered9132]

Hi how are you! How expensive and how practical is it to get construction done- if we buy a piece of land in Montenegro? Like a 2000 sqft home?

[@bluevistaproperties]

Hi Lee, there are a lot of building companies. The quality varies, but since there is a lot of demand for new homes and apartment complexes, there is a good selection of building companies. We have spoken with different realtors and people who have built, and overall it’s quite straightforward. Most important is to have someone on site, who is independent, to monitor the quality of the work (if you are not on site yourself). There are beautiful modern homes being built around the bay.

[@frankfunk9188]

Well made video, nice overview. I consider Montenegro as my first RE investment, thinking of getting an Airbnb apartment. Do you have any recommendations on that?

[@bluevistaproperties]

Hi Franck, it’s important to run the numbers to ensure it makes sense. There are a lot of great KZbin videos about how to use AirBNB site to understand a rental market. So for instance, you select and area and see how many properties similar to the one you are considering are for available (without selecting any dates). Then you look at dates and see how many are remaining to understand supply an demand. You also look at the rates. Another great site with some free information (you have to sign-up and get some free data) is AirDNA.co One of the challenges in Montenegro is that there are a lot of units, and rental prices are not that high unless you have something really unique, and the rental season is not super long. So you have to be very careful before buying to do a proper analysis. Location and setting is absolutely key, how far to a key tourist destination (like Porto Montenegro or Kotor), is it within and walking distance or do guest need to take car. How is the view? is there a pool? Does the unit really stand-out? All key questions to ask yourself. I hope this helps !

[@frankfunk9188]

@@bluevistaproperties great info, thank you!

[@aaeehhlove]

I bought 2 apartments last year, to do short term rental. I was very lucky to find the right people when I need help. The return is pretty good. I then recommended Montenegro to my friends. A couple of families followed my footprint. We all love Montenegro. The country and the people are of the best in the world. BTW, I'm from the US. My wife and I have visited Montenegro 4 times since we purchased our first investment property last April. If you want more info I'd be happy to share with you. Best wishes.

[@cassandra7910]

Your videos are understandable, newbies need to follow up your videos, not forgetting to contact Mr Henderson to guide them on how to make the right investment plan, I'm a living testimony

[@oliversissonphone6143]

My ears bled when I heard him say Herceg Novi 😂

[@bluevistaproperties]

Hahaha, indeed, I struggle with the pronunciation!

[@andre1987eph]

10:00 I’ve lived in Los Angeles for 33 years. I can assure you that when you already live in a Mediterranean climate, sunshine and sunlight is over rated. The middle of the day here in Los Angeles (9 am to 6pm) it’s impossible to really enjoy outdoor activity because the sun is too strong and the lighting is so flat and ugly for photography. The nicest apartment I had in Los Angeles never received direct sunlight during the year. Rather It was lit with reflective light off a nearby structure. My current apartment is in a beautiful historic building. It’s south facing so my apartment receives direct sunlight 8 hrs a day. Arghh! 😢

[@bluevistaproperties]

Hi Andre, that’s a very fair comment. For us, it was more about the late fall, winter and early spring where there is a big difference in temperature. The areas in the shade in the winter stay quite cold, so your heating bill will be much higher and you won’t be able to sit outside as often on a sunny winter’s day due to the temperature. But as you say, everyone is different, that was just for us a criteria in the locations we considered.

[@andre1987eph]

@@bluevistapropertiesHi, thanks for the thoughtful reply. I had an epiphany about a month or two ago and I’m pretty sure I’m coming to Montenegro in about 6 years. Your reply gave me hope because it will be precisely those cold shady areas you mention I’ll be hoping to live one day. Even as such, it will be nothing compared to living in Massachusetts or Vermont, where I am from originally 👍

[@yves4132]

Why did you delete some of your videos?

[@bluevistaproperties]

Hi Yves, we just changed the setting for some videos to unlisted, which means that anyone with the links can view all videos, and share them, but they are not in the main search bar. We did not foresee being swamped with requests following each video, and as our intention is really to share our journey, our experiences, our choices, we prefer to create a smaller community of like-minded people, who share the same interests. I guess it’s a choice of quality over quantity. Our goal is not to make money on this channel, but to share our learnings, and create a small community of individuals who enjoy the content. For now, we decided to leave “public” the videos that focus on our project to build a modern architect home in Montenegro. That’s why there are less videos. But anyone who is really interested, and wishes to have access to all videos, or share videos with others, can e-mail us and we’ll share the links. For anyone interested in investing in Montenegro, we can also share the contacts of the realtors, lawyer, architect and residency expert we recommend. I hope this helps answer your question. And thank you again for your interest in our content :-)

[@NeemuitdieVerlede]

Can I buy property as a South African and how does it work , can i get residence permit ect ?

[@bluevistaproperties]

Sorry for the belated response, just saw that I had not responded. Foreigners can buy, some people decide to setup a company and others just buy in their name. If you’re still interested I can put you in touch with the right contacts. You can reach me at [e-mail]

[@rajaabidmehmood]

Wich is lowest price area

[@bluevistaproperties]

It’s linked to location and how far from key touristic areas. You’ll pay much more in Porto Montenegro or Lustica Bay, or downtown Kotor or Perast. The further you go from a key desirable location, typically the prices drop. Some websites show properties for sale on a map, so you can very quickly compare. Sorry to be a bit vague, also you will see in a same area some properties over-priced and others still being cheap. So it’s key to do the deep dive. The good news is the distances are small, so if you focus on the Bay of Kotor, you can then see which towns or areas have the lowest prices.

[@alexfladung]

I'll house sit for you once you build 🙂

[@bluevistaproperties]

Sounds like a plan :-)

[@goforgold7082]

350 000 Euro is not cheap in my opinion. In South Africa you can buy a stunning property for that, a huge house with 7 units, each with own kitchen and bathroom, on a 1 000m2 plot in an upmarket area, 30 kms from one of the most beautiful cities in the world, not too far from the sea, mountains, vineyards and upmarkets shops. Run as a guest house, with stunning mountain views, Koi pond, double garage and beautiful low maintanance garden.

[@bluevistaproperties]

Hello, thank you for sharing. I was comparing prices in the Mediterranean, between France, Italy, Spain, in locations with sea view which always costs a premium. A little further In land you can find much cheaper naturally, I shared an example of a whole wooden cabin with land and mountain views close to a ski resort and the national park going for EUR150,000. However I must say I am not that familiar with South Africa. How much would an architect house with sea view, close to Capetown cost for instance? That would probably give an idea of Comps. It’s always hard to compare locations, because of so many factors. 9% Capital Gains tax is also interesting in Montenegro, if you buy and flip a house by reselling at a higher price in South Africa, how much are you taxed on the capital gains? Just a few things to consider. But it seems there are great deals to be found based on your comment. Feel free to put some links here in the comment section in case some viewers are interested to investigate further! Thank you for taking the time to comment, much appreciated.

[@goforgold7082]

@@bluevistaproperties yes, properties closer to Cape Town are extremely expensive. It also means that property taxes are a killer there, I know people who had to sell as they could not afford to live in Camps Bay , a sought after neighbourhood, any longer since they bought there 30 years ago. The property I described would cost ten times more in suburbs around Cape Town, it does not even have to have a view. But because of this, its much better value if you move away 30 kms. Much less traffic, beautiful views and close to the surrounding wine farms. In SA you only pay Capital Gains Tax if you do buying and selling properties for a living, not on the house you lived in

[@abadplanner1]

SA is a shithole. no electricity, load shedding, crime, high property taxes, depreciating Zar...

[@marcusd9192]

​@@goforgold7082 where is a good place to buy in SA?

[@goforgold7082]

@@marcusd9192 definately somewhere around Cape Town. It is a beautiful city with lots to see and do and relatively safe. It all depends on the amount of money you have available .

[@raoulheinrichvonmerten4851]

No properties?

[@bluevistaproperties]

Hello, there are still a lot of great deals. They change all the time as properties get sold, and new properties get listed. We can advise some great realtors wot work with to find the best deals.

[@ariana5819]

what about the language? do English speaking people get by easily?

[@bluevistaproperties]

Hello, we spoke English and had no problem overall in the touristic areas, hotels, restaurants, etc. However, if you drive around the country in more remote locations, you can find it more challenging. So it really depends on where you are going and who you plan to interact with. I hope this helps !

[@poseppody]

I don’t find 350,000 euros inexpensive. I can find that in the US and I thought Montenegro was supposed to be SIGNIFICANTLY cheaper. Other Eastern European nations are selling condos for a third of that. Not saying Montenegro isn’t beautiful, but I wouldn’t call that a steal.

[@bluevistaproperties]

Hello Ryan, thank you for your comment. I have been following and comparing prices over the past 15 years across Mediterranen countries. Building or buying a modern, luxury architect house with sea views in most of the Mediterranean will start at $1 Million and quickly be much higher. So the key question is where can you find at modern luxury 5 bedroom new house with sea view in that price range. There are clearly options, like in Albania, but you need to factor in all the other elements: building rules, taxes, political stability, etc. We compared many countries in our original assessment, and Montenegro proved to be best deal in terms of mix of natural beauty, tourism potential, low prices and taxes. I would love to hear where in the US you can build a modern luxury home with unobstructed sea views 300m from the water in a highly desirable location for 350K Euros. But I could be wrong and would honestly be very excited to invest if such opportunity existed. I have monitored prices across the Eastern US from the Florida Keys to Cape Cod, and have not seen any such deals. But I am happy to be proven wrong. And for the West Coast, well, it has not been any better. But we are always looking to uncover the hidden gem, the incredible deal, so please do reach out to us if you have any locations for us to consider.

[@brandonegolf1093]

@@bluevistaproperties Seems like a Stunning Country. I am from Canada and even Montenegro's winters look tame to me. Would be a great place to retire. Any desirable Canadian Re-estate usually costs 1.5 million and up.

[@djekna]

One major difference is that Montenegro is not Eastern European. The Bay of Kotor is magnificent.

[@davi8515]

Is there Russians everywhere screaming at waitresses and generally being appalling selfish humans . I hear it s a wonderful country with wonderful locals that now been ruined. Like so Many places in Europe Russians have destroyed with zero manors or respect for anyone

[@bluevistaproperties]

Hi there, there has been indeed quite an increase in Russians buying properties in Montenegro. However in my experience there are some areas which a much stronger presence than others. I personally have avoided the whole Budva area, along the coast. I find a good mix of nationalities visiting, especially in places like Kotor and Tivat.