Can you buy a flat by the sea in Montenegro for under €100,000? Yes, but it is a small part of the market. On 9 November 2026, 211 of the 3,297 flats for sale in the six coastal municipalities on Fijaka asked €100,000 or less, about 6.4%. Their median asking price was €86,000 for 31 m², so at this budget you are mostly looking at studios and small one-bedroom flats.
Below is where these flats are, what they are, and what to check before you pay.
Where the flats under €100,000 are
| Municipality | Flats up to €100,000 | Studios | One-bedroom | Median price |
| Bar | 107 | 54 | 25 | €85,000 |
| Budva | 57 | 37 | 16 | €85,000 |
| Kotor | 19 | 13 | 5 | €95,000 |
| Ulcinj | 13 | 6 | 7 | €86,000 |
| Herceg Novi | 10 | 3 | 6 | €82,000 |
| Tivat | 5 | 4 | 1 | €92,000 |
Half of all coastal flats under €100,000 are in the municipality of Bar. The areas with the most of them are Sutomore (22), Dobra Voda (10), Utjeha (10), Šušanj (7), Radanovići (6) and Bečići in Budva (6).
In Ulcinj one seller has 77% of these flats and in Tivat all five come from one seller, so those two rows show very few independent offers.
What €100,000 buys
- A studio, mostly in Bar, Budva or Kotor. In Bar the median studio asked €96,000, so more than half of them fit the budget; in Budva the median was €110,000 (studio prices by town).
- A small one-bedroom flat, mainly in Bar and Budva. Only 52 coastal flats asked €75,000 or less.
- At €100,000 to €150,000 the choice widens: flats under €150,000 in Bar.
What it costs on top
Transfer tax on a resale flat at this price is 3% of the tax base: €2,580 on an €86,000 flat (transfer tax guide). A new flat bought from a developer carries VAT in the price instead. Before any deposit, check the flat's legal status: read what "legalizacija u toku" means and the viewing checklist.
Frequently asked questions
Where is the cheapest flat by the sea in Montenegro? In the municipality of Bar, which had 107 of the 211 coastal flats asking €100,000 or less on 9 November 2026, mostly in Sutomore, Dobra Voda, Utjeha and Šušanj.
Can I buy a flat in Budva for under €100,000? Yes, 57 flats in the municipality of Budva asked €100,000 or less; 37 of them were studios.
How big is a flat by the sea for under €100,000? The median was 31 m².
Is €100,000 enough for a one-bedroom flat by the sea? Sometimes: 25 one-bedroom flats in Bar and 16 in Budva asked €100,000 or less. Most coastal one-bedroom flats cost more.
Does a €100,000 flat give a residence permit in Montenegro? No. The property route to residence needs a tax-assessed value of €150,000; see investing in Montenegro property: key numbers.
How these numbers were measured
Asking prices of all active flats and studios for sale on Fijaka on 9 November 2026 in Herceg Novi, Kotor, Tivat, Budva, Bar and Ulcinj. Listings without a price are left out. These are asking prices, not sale prices. All current listings: flats for sale in Montenegro.