Tivat Property Prices in 2026: The Town Side and the Luštica Side, Listing by Listing

Property advertised as "Tivat" sits in two different places. Of the 17 listings on Fijaka in Tivat municipality on 10 October 2026, nine are on the town side, between the waterfront, Mrčevac and the airport, and eight are across the bay on the Luštica side, in Krašići, Gošići and Đuraševići. The two sides are under 5 km apart in a straight line and about 16 km apart by road. Asking prices follow the split: flats on the town side were advertised at a median of €4,571 per m², while the three flats with a confirmed location across the bay asked €2,500, €2,583 and €3,077.

This article sorts those listings by area, shows what each side costs and how far it is from the town, and sets the numbers against the only official price series. The listing data is our own; Fijaka is a marketplace and does not value property.

What people search for

We checked Google's search suggestions on 10 October 2026. In English "tivat property" completes to for sale, prices and tivat buy property, and "tivat property prices" brings up tivat house prices and is tivat expensive. In Turkish "tivat satılık" completes to daire, ev, arsa and villa, and "tivat ev" to fiyatları. In Serbian "prodaja stanova tivat" lists neighbourhoods: Seljanovo, centar, Kava, Kalimanj, Donja Lastva, Mrčevac, Mažina. The two resort names have their own suggestions, porto montenegro property for sale and lustica bay property for sale. Search volume is not publicly available and we do not give it.

None of the 17 listings is advertised as being inside Porto Montenegro or Luštica Bay. Four adverts mention Porto Montenegro, always as a distance or a view. What is on offer is the ordinary market around those two names.

Two sides of one municipality

MONSTAT's 2023 census table by settlement shows where people in the municipality actually live. The settlement of Tivat had 10,743 residents and Mrčevac, next to it on the airport side, 2,672. Across the bay the numbers are small: Radovići 537, Đuraševići 468, Gošići 202 and Krašići 159. A flat in Krašići is in a village of 159 registered residents, which tells you it is mainly a place of holiday homes.

The same table settles a label that adverts blur. Gošići is listed under Tivat municipality. Two flats there are advertised on Fijaka as "Kotor, Gošići"; we count them here, under Tivat, and left them out of our Kotor figures. The municipality matters for more than the address line: it sets the property tax rate within the legal range and issues the assessment. Check the location on the cadastre extract, not on the advert.

Distance is the other thing the word "Tivat" hides. We measured from each listing's map pin to Porto Montenegro, in a straight line and by road, using OpenStreetMap routing. Pins on these adverts are placed at neighbourhood level, so read the figures as approximate.

From Krašići you can see the town across the water, and you drive around the head of the bay, past the airport, to reach it. Mrčevac is about 2.4 km by road from the airport terminal; Krašići about 13 km. Our comparison of Podgorica and Tivat airports covers flights and transfers.

What is on offer, area by area

Counts are listings live on Fijaka on 10 October 2026, all types of real estate. "Flats with price and m²" are flats and studios for sale where the advert gives both; the price per m² is the asking price divided by the stated area.

Seven flats and three flats are not samples, so read both rows as data points, not averages. What the table does show is the shape of the market.

The town side is small and new. All nine town-side listings are marked as new build. The median priced flat there was 40 m² at €210,000, and four of the seven are 40 m² or smaller: 24, 30, 35 and 40 m². That is why the town side looks expensive per m² and moderate per ticket. The cheapest was a 24 m² studio in Mrčevac at €109,000; the dearest per m² a 40 m² one-bedroom in Kalimanj at €210,000. The townhouse, with three bedrooms and 100 m², was advertised at €348,000. We left the listing of two one-bedroom flats sold together for €499,900 out of the per-m² figures because the advert does not say whether its 65 m² is one flat or both.

Across the bay you get more space for the same money. The two Gošići flats, 63 m² at €157,500 and 77 m² at €198,900, are in a new building with access to a pool. The Krašići studio at €120,000 has 39 m² in an older building. The seafront villa in Krašići was advertised at €590,000 for 200 m² with a private pool, and the 795 m² plot in Đuraševići at €250,000, which is about €314 per m² of land.

One listing we could not place. A 119 m² duplex advertised under Tivat as "Luštica Peninsula" for €496,000 has its map pin in the part of Luštica that belongs to Herceg Novi municipality. The pin may simply be approximate, so we show it on its own row and kept it out of both sides.

Against the official figure and the neighbours

The official number comes from MONSTAT's new-build price release for the second quarter of 2026, which gives no separate figure for Tivat; all six coastal municipalities share one average. Our new-build price report tracks that series quarter by quarter. Asking prices sit above sale prices almost everywhere, so the gap between €2,838 and the Fijaka medians is not a measure of overpricing.

Two caveats about our side of the table. Fifteen of the 17 listings come from one agency's catalogue, so they reflect that agency's stock as much as the market. And with seven flats, one more listing moves the median: the Kotor and Budva medians in this table already differ slightly from the ones we published a day earlier, because listings changed overnight.

What the adverts promise, and what to ask

• Parking. All nine town-side adverts mention a parking space or garage. Eight include it in the price; one offers it separately for €25,000. Ask whether the space is a registered unit of its own or a right to use shared land, because the two are not the same thing to own or to resell. Our guide to buying a garage or parking space explains the difference.
• "No purchase tax." One advert for a new studio says there is no property purchase tax. That is how a first sale by a developer normally works: the sale carries VAT inside the price, and transfer tax applies to resales. Ask the seller to confirm in writing which of the two applies; our transfer tax guide explains which sales fall on which side.
• Rental income. Five adverts sell on rental income: three call the flat a rental investment, one of them naming Airbnb, and two quote the building's Booking.com rating. One of those two also states its running cost, a management fee of €130 a month. Before you rely on a yield, price the management: Glatko's guide to property management fees in Montenegro lists what agencies charge and what each fee covers.
• Pools. Five of the 17 listings come with a pool: three on the Luštica side, one on the town side and the duplex we could not place. A shared pool raises the monthly building charge.

What to check before you buy in Tivat municipality

1. The municipality and the settlement on the cadastre extract. Gošići is Tivat even when the advert says Kotor, and the far side of Luštica is Herceg Novi even when the advert says Tivat.
2. The drive, not the view. Krašići and Gošići face the town across the water and are about 16 km from it by road. Decide whether you want the town, the marina and the airport close by, or a quieter shore and more space.
3. Whether the building is finished and registered. Thirteen of the 16 homes in these listings are marked as new build. The risks of buying before completion are in our guide to buying off plan.
4. What everyday life there is like outside the season. Glatko's measured guide to living in Tivat covers who lives in the town, how far Kotor and Budva really are and which services you can book locally.

The current listings, population and tourism figures for Tivat are on the Tivat city page.

Frequently asked questions

How much does property cost in Tivat? On 10 October 2026 flats on the town side of Tivat were advertised on Fijaka at a median of €4,571 per m² (seven flats, €3,357 to €5,250). Across the bay, three flats in Gošići and Krašići asked €2,500, €2,583 and €3,077 per m². These are asking prices, not sale prices.

Is there an official price per m² for Tivat? No. MONSTAT publishes one figure for the coastal region as a whole, €2,838 per m² for new flats sold in the second quarter of 2026, covering Bar, Budva, Herceg Novi, Kotor, Tivat and Ulcinj together.

Is Tivat more expensive than Budva and Kotor? On asking prices in our listings on the same day, yes for the town side: a median of €4,571 per m² against €3,630 in Kotor municipality and €3,333 in Budva. The Tivat figure rests on seven flats, most of them small, so treat it as an indication.

Is Gošići in Kotor or Tivat? Tivat. MONSTAT's 2023 census table by settlement lists Gošići under Tivat municipality, although two adverts describe it as Kotor.

How far is Krašići from Tivat? About 4.7 km in a straight line across the bay and about 16.6 km by road to Porto Montenegro, measured from the listing pins with OpenStreetMap routing.

Do flats in Tivat come with parking? In the nine town-side adverts we read, eight include a parking space or garage in the price and one sells it separately for €25,000. Check on the cadastre extract whether the space is registered.

Sources

• MONSTAT, Census 2023, population by settlement and sex, checked 10 October 2026.
• MONSTAT, Prices of dwellings in new residential buildings, Q2 2026 (preliminary), checked 10 October 2026.
• Fijaka listings in the real estate category, read on 10 October 2026; prices are asking prices set by advertisers.
• OpenStreetMap, routing and place boundaries for the distances and the Luštica pin, checked 10 October 2026.
• Google search suggestions, checked 10 October 2026 (en, tr, sr).

If you own a home in Tivat, Krašići or Radovići and want to sell or let it, you can list it on Fijaka free of charge.