Is it better to buy a flat in Kotor or in Tivat? On price, Kotor is cheaper. On 9 November 2026, flats for sale in Tivat asked a median €4,570 per m² on Fijaka and flats in Kotor €3,730 per m², so Tivat was 23% more expensive. A one-bedroom flat asked a median €230,000 in Tivat and €191,000 in Kotor.
Both towns are on the Bay of Kotor. Here is what the listings say, number by number.
Kotor and Tivat side by side
| Measure (9 November 2026) | Kotor | Tivat |
| Flats for sale | 318 | 475 |
| Median price per m² | €3,730 | €4,570 |
| Median flat | €244,000 for 65 m² | €315,000 for 68 m² |
| One-bedroom flat | €191,000 for 52 m² | €230,000 for 53 m² |
| Two-bedroom flat | €270,000 | €350,000 |
| Flats up to €200,000 | 107 | 109 |
At €200,000 the choice is about the same in both towns. Above it, Tivat has more flats.
Areas: from Kavač to Porto Montenegro
| Area | Town | Flats for sale | Median price per m² |
| Kavač | Kotor | 21 | €3,210 |
| Prčanj | Kotor | 15 | €3,810 |
| Kostanjica | Kotor | 15 | €4,030 |
| Donja Lastva | Tivat | 22 | €4,100 |
| Porto Montenegro | Tivat | 21 | €8,300 |
Kavač, on the hill between the two towns, is the cheapest area with enough listings. Porto Montenegro asks more than twice the Kotor median. For more detail see Kotor property prices by area and Tivat property prices by area.
Renting out
Long-term rentals are scarce in both towns. In Tivat, 10 one-bedroom flats for rent asked a median €1,000 a month, a gross yield of 5.2% on the median price, and 10 two-bedroom flats asked €1,250 (4.3%). In Kotor one seller has most of the one-bedroom rentals, so we do not calculate a yield. With so few listings, treat these as rough.
Current listings: flats for sale in Kotor and flats for sale in Tivat.
What buying costs on top
Transfer tax on a resale flat is 3% of the tax base up to €150,000 and 5% on the part above: €6,550 on a €191,000 flat and €8,500 on a €230,000 flat (transfer tax guide). New flats bought from a developer carry VAT in the price instead.
Frequently asked questions
Is Kotor cheaper than Tivat? Yes. On 9 November 2026, flats in Kotor asked a median €3,730 per m² and flats in Tivat €4,570, so Tivat was 23% more expensive.
How much is a one-bedroom flat in Kotor? A median €191,000 for 52 m², across 93 listings.
How much is a one-bedroom flat in Tivat? A median €230,000 for 53 m², across 181 listings.
What is the cheapest area in the Bay of Kotor for a flat? Among areas with enough listings, Kavač: a median €3,210 per m².
How expensive is Porto Montenegro? Flats in Porto Montenegro asked a median €8,300 per m².
How these numbers were measured
Asking prices and rents of all active flats and studios on Fijaka on 9 November 2026 in the municipalities of Kotor and Tivat. 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. A yield is calculated only where no seller has 60% or more of the rentals. These are asking prices, not sale prices.