Is it better to buy a flat in Herceg Novi or in Ulcinj? On price, Ulcinj is cheaper. On 9 November 2026, flats for sale in Herceg Novi asked a median €3,500 per m² on Fijaka and flats in Ulcinj €2,600 per m², so Herceg Novi was 35% more expensive. A one-bedroom flat asked a median €172,000 in Herceg Novi and €123,000 in Ulcinj.
Herceg Novi has the larger choice of flats. Here is what the listings say, number by number.
Herceg Novi and Ulcinj side by side
| Measure (9 November 2026) | Herceg Novi | Ulcinj |
| Flats for sale | 230 | 79 |
| Median price per m² | €3,500 | €2,600 |
| Median flat | €241,000 for 64 m² | €139,000 for 57 m² |
| One-bedroom flat | €172,000 | €123,000 |
| Two-bedroom flat | €315,000 | €186,000 |
| Flats up to €150,000 | 54 | 41 |
| Flats up to €200,000 | 93 | 55 |
Long-term rentals in Herceg Novi and Ulcinj are too few or too concentrated in one seller to compare yields.
Cheapest and most expensive areas
Herceg Novi: of the two areas with enough listings, Igalo (€2,900 per m²) is cheaper than Kumbor (€3,910).
Ulcinj: no area has enough listings from different sellers yet.
Current listings: flats for sale in Herceg Novi and flats for sale in Ulcinj.
Related answers
- How much does a one-bedroom flat cost in Herceg Novi?
- How much does a two-bedroom flat cost in Herceg Novi?
- Budva or Ulcinj: where to buy a flat in Montenegro?
- Podgorica or Herceg Novi: where to buy a flat in Montenegro?
Frequently asked questions
Is Ulcinj cheaper than Herceg Novi? Yes. On 9 November 2026, flats in Ulcinj asked a median €2,600 per m² and flats in Herceg Novi €3,500, so Herceg Novi was 35% more expensive.
How much more does a one-bedroom flat cost in Herceg Novi than in Ulcinj? A median €49,000 more: €172,000 against €123,000.
Where are there more flats under €150,000, Herceg Novi or Ulcinj? Herceg Novi: 54 against 41.
How these numbers were measured
Asking prices of all active flats and studios for sale and for rent in the municipalities of Herceg Novi and Ulcinj on Fijaka on 9 November 2026. Medians leave out listings without a price. An area is shown only with at least 15 listings from at least 3 sellers, where no seller has half of them. Gross yield is a year's median asking rent divided by the median asking price, and is shown only where no seller has 60% or more of the rentals. These are asking prices, not sale prices.