Is it better to buy a flat in Tivat or in Ulcinj? On price, Ulcinj is cheaper. On 9 November 2026, flats for sale in Tivat asked a median €4,570 per m² on Fijaka and flats in Ulcinj €2,600 per m², so Tivat was 76% more expensive. A one-bedroom flat asked a median €230,000 in Tivat and €123,000 in Ulcinj.
Tivat has the larger choice of flats. Here is what the listings say, number by number.
Tivat and Ulcinj side by side
| Measure (9 November 2026) | Tivat | Ulcinj |
| Flats for sale | 475 | 79 |
| Median price per m² | €4,570 | €2,600 |
| Median flat | €315,000 for 68 m² | €139,000 for 57 m² |
| One-bedroom flat | €230,000 | €123,000 |
| Two-bedroom flat | €350,000 | €186,000 |
| Flats up to €150,000 | 42 | 41 |
| Flats up to €200,000 | 109 | 55 |
Long-term rentals in Ulcinj are too few or too concentrated in one seller to compare yields.
Cheapest and most expensive areas
Tivat: of the two areas with enough listings, Donja Lastva (€4,100 per m²) is cheaper than Porto Montenegro (€8,300).
Ulcinj: no area has enough listings from different sellers yet.
Current listings: flats for sale in Tivat and flats for sale in Ulcinj.
Related answers
- How much does a one-bedroom flat cost in Tivat?
- How much does a two-bedroom flat cost in Tivat?
- Budva or Ulcinj: where to buy a flat in Montenegro?
- Bar or Tivat: where to buy a flat in Montenegro?
Frequently asked questions
Is Ulcinj cheaper than Tivat? Yes. On 9 November 2026, flats in Ulcinj asked a median €2,600 per m² and flats in Tivat €4,570, so Tivat was 76% more expensive.
How much more does a one-bedroom flat cost in Tivat than in Ulcinj? A median €107,000 more: €230,000 against €123,000.
Where are there more flats under €150,000, Tivat or Ulcinj? Tivat: 42 against 41.
How these numbers were measured
Asking prices of all active flats and studios for sale and for rent in the municipalities of Tivat 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.