How much does land cost in Montenegro? On 9 November 2026, 987 plots of land for sale were advertised on Fijaka at a median of €140 per m², and the median plot of 1,663 m² asked €203,000. On the coast, plots in Budva asked a median €290 per m², in Bar and Herceg Novi €160; inland, Podgorica asked €100 and Danilovgrad €20 per m².
Land prices vary more than flat prices: a plot can be a sea-view building site with a permit or a field with no road. The medians below show where the market sits in each town. They are not a valuation of any one plot.
Land prices by town
| Town | Plots for sale | Median price per m² | Median plot | Median price |
| Budva | 124 | €290 | 1,262 m² | €415,000 |
| Bar | 240 | €160 | 1,012 m² | €155,000 |
| Herceg Novi | 69 | €160 | 1,075 m² | €160,000 |
| Ulcinj | 19 | €130 | 1,000 m² | €130,000 |
| Podgorica | 158 | €100 | 1,715 m² | €159,000 |
| Danilovgrad | 54 | €20 | 4,804 m² | €73,000 |
Land is a concentrated market. In Bar the largest seller has 56% of the plots, in Podgorica 58% and in Herceg Novi 55%; without that seller's plots the median is €170 per m² in Bar, €100 in Podgorica and €170 in Herceg Novi. In Budva the median without the largest seller is €330 per m².
Not shown: in Tivat, Kotor, Kolašin, Cetinje, Nikšić and Žabljak a single seller has more than 60% of the plots, so a median would describe that seller rather than the town.
Plots in Bar by area
| Area | Plots for sale | Median price per m² | Median plot |
| Dobra Voda | 23 | €140 | 1,227 m² |
| Šušanj | 15 | €220 | 941 m² |
Current listings: land for sale in Bar, land for sale in Podgorica and land for sale in Montenegro.
Before you buy a plot
Price per m² only means something once you know what can be built on the plot. The checks to make first are in buying land in Montenegro to build a villa. A plot sold between private individuals pays transfer tax of 3% up to €150,000 of the tax base and 5% on the part above; building land sold with VAT has been outside transfer tax since 1 April 2026 (transfer tax guide).
Frequently asked questions
What is the price of land per square metre in Montenegro? The median asking price was €140 per m² on 9 November 2026, across 987 plots on Fijaka.
How much does a building plot cost in Budva? A median €290 per m²; the median plot of 1,262 m² asked €415,000.
How much does land cost in Bar? A median €160 per m². In Dobra Voda it was €140 per m², in Šušanj €220 per m².
Where is the cheapest land in Montenegro? Inland. Plots in Danilovgrad asked a median €20 per m² and in Podgorica €100 per m², against €160 to €290 on the coast.
How big is a typical plot for sale? The median plot was 1,663 m² across the country and between 1,000 m² and 1,262 m² in the coastal towns in the table.
How these numbers were measured
Asking prices of all active plots of land (not agricultural land) for sale on Fijaka on 9 November 2026, by municipality. A town is shown with at least 15 plots from at least 4 sellers where no seller has more than 60% of them; areas inside a town need 15 plots from 3 sellers with no seller at half. Price per m² is the median of each plot's asking price divided by its area. These are asking prices, not sale prices.