Kotor city guide: residents, tourists and property prices
Kotor had 22,746 residents at the 2023 census, and 9.0% of them held only a foreign citizenship. In 2025 it recorded 275,971 tourist arrivals, about 12.1 per resident. New flats in the coastal region, which includes Kotor, sold for €2,838 per m² on average in Q2 2026, according to preliminary MONSTAT data; there is no official figure for Kotor alone.
Kotor in figures
| Residents (2023 census) | 22,746 |
|---|---|
| Residents with only a foreign citizenship | 2,041 (9.0%) |
| Tourist arrivals (2025) | 275,971 |
| Of which foreign visitors | 97.9% |
| Tourist arrivals per resident | 12.1 |
| New-build price per m², Coastal region, Q2 2026 | €2,838 |
MONSTAT publishes new-build prices for Podgorica and for the coastal, central and northern regions, not for individual towns; the coastal region covers Bar, Budva, Herceg Novi, Kotor, Tivat and Ulcinj. Prices are for new flats sold by developers, not asking prices or resale flats.
About Kotor
Kotor's old town and the bay around it are on the UNESCO World Heritage list, and cruise ships call at the port for much of the year. More than half of residents aged 15 and over speak English.
For buyers the protected status matters most: the 2025 law on the legalisation of illegal buildings treats UNESCO areas as protected zones and has a separate rule on which authority decides cases in Kotor. With an older house, check the building permit and legalisation status with extra care.
Listings in Kotor
Listing counts are updated once a day.
Our detailed guides
- Kotor Old Town and the fortress of St John: ticket price, opening hours, the climb, museums and how to plan a visit
- Kotor cruise ship schedule 2026: how many ships arrive each month, the busiest days, where ships dock and how to avoid the crowds
- Kotor Cable Car 2026: Ticket Prices, Opening Hours, Ride Time, How to Reach the Lower Station and What Is on Lovćen
- Parking in Budva, Kotor and Podgorica 2026: zones and hourly prices, SMS numbers, the daily ticket, resident passes and where parking is banned
- Kotor to Dubrovnik in 2026: the fast boat, buses, driving and the border, with prices, journey times and a day-trip plan
Compare the towns
Calculators and data for buyers and landlords
Frequently asked questions
- How many people live in Kotor?
- The 2023 census counted 22,746 residents in Kotor, of whom 2,041 (9.0%) held only a foreign citizenship.
- How many tourists visit Kotor?
- In 2025 MONSTAT recorded 275,971 tourist arrivals in Kotor, about 12.1 per resident; 97.9% of them were foreign visitors.
- What does a square metre of a new flat cost in Kotor?
- There is no official figure for Kotor alone. MONSTAT includes it in the coastal region, where new flats sold for €2,838 per m² on average in Q2 2026 (preliminary data). Asking prices in listings show what sellers expect locally.
- Can foreigners buy property in Kotor?
- Yes. Foreigners can buy flats and houses on the same terms as citizens; restrictions apply to agricultural land, forest and security zones. The contract is concluded before a notary and the purchase is registered in the cadastre.
Other city guides
Sources
- MONSTAT: 2023 census, population by municipality
- MONSTAT: 2023 census, population by citizenship (data.gov.me)
- MONSTAT: tourist arrivals and overnight stays
- MONSTAT: prices of new-build flats
Figures from MONSTAT, checked on 9 October 2026; the ratio of tourist arrivals to residents is our own calculation. Fijaka is a listings platform, and this page is not a valuation of any property.