Is it better to buy a flat in Podgorica or in Kotor? On price, Podgorica is cheaper. On 9 November 2026, flats for sale in Kotor asked a median €3,730 per m² on Fijaka and flats in Podgorica €2,690 per m², so Kotor was 39% more expensive. A one-bedroom flat asked a median €125,000 in Podgorica and €191,000 in Kotor.
Podgorica has the larger choice of flats. Here is what the listings say, number by number.
Podgorica and Kotor side by side
| Measure (9 November 2026) | Podgorica | Kotor |
| Flats for sale | 541 | 318 |
| Median price per m² | €2,690 | €3,730 |
| Median flat | €154,000 for 58 m² | €244,000 for 65 m² |
| One-bedroom flat | €125,000 | €191,000 |
| Two-bedroom flat | €180,000 | €270,000 |
| Flats up to €150,000 | 248 | 60 |
| Flats up to €200,000 | 381 | 107 |
Long-term rentals in Kotor are too few or too concentrated in one seller to compare yields.
Cheapest and most expensive areas
Podgorica: Zabjelo (€2,500 per m²) and Zagorič (€2,500 per m²) are the cheapest; Stari Aerodrom (€2,720) is the most expensive area with enough listings.
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.
Current listings: flats for sale in Podgorica and flats for sale in Kotor.
Related answers
- How much does a three-bedroom flat cost in Podgorica?
- 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?
Frequently asked questions
Is Podgorica cheaper than Kotor? Yes. On 9 November 2026, flats in Podgorica asked a median €2,690 per m² and flats in Kotor €3,730, so Kotor was 39% more expensive.
How much more does a one-bedroom flat cost in Kotor than in Podgorica? A median €66,000 more: €191,000 against €125,000.
Where are there more flats under €150,000, Podgorica or Kotor? Podgorica: 248 against 60.
How these numbers were measured
Asking prices of all active flats and studios for sale and for rent in the municipalities of Podgorica and Kotor 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.