Is it better to buy a flat in Kotor or in Ulcinj? On price, Ulcinj is cheaper. On 9 November 2026, flats for sale in Kotor asked a median €3,730 per m² on Fijaka and flats in Ulcinj €2,600 per m², so Kotor was 43% more expensive. A one-bedroom flat asked a median €191,000 in Kotor and €123,000 in Ulcinj.
Kotor has the larger choice of flats. Here is what the listings say, number by number.
Kotor and Ulcinj side by side
| Measure (9 November 2026) | Kotor | Ulcinj |
| Flats for sale | 318 | 79 |
| Median price per m² | €3,730 | €2,600 |
| Median flat | €244,000 for 65 m² | €139,000 for 57 m² |
| One-bedroom flat | €191,000 | €123,000 |
| Two-bedroom flat | €270,000 | €186,000 |
| Flats up to €150,000 | 60 | 41 |
| Flats up to €200,000 | 107 | 55 |
Long-term rentals in Kotor and Ulcinj are too few or too concentrated in one seller to compare yields.
Cheapest and most expensive areas
Kotor: Kavač (€3,210 per m²) and Prčanj (€3,810 per m²) are the cheapest; Kostanjica (€4,030) is the most expensive area with enough listings.
Ulcinj: no area has enough listings from different sellers yet.
Current listings: flats for sale in Kotor and flats for sale in Ulcinj.
Related answers
- How much does a one-bedroom flat cost in Kotor?
- How much does a two-bedroom flat cost in Kotor?
- How much does a three-bedroom flat cost in Kotor?
- Bar or Kotor: where to buy a flat in Montenegro?
Frequently asked questions
Is Ulcinj cheaper than Kotor? Yes. On 9 November 2026, flats in Ulcinj asked a median €2,600 per m² and flats in Kotor €3,730, so Kotor was 43% more expensive.
How much more does a one-bedroom flat cost in Kotor than in Ulcinj? A median €68,000 more: €191,000 against €123,000.
Where are there more flats under €150,000, Kotor or Ulcinj? Kotor: 60 against 41.
How these numbers were measured
Asking prices of all active flats and studios for sale and for rent in the municipalities of Kotor 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.