Hi, I'm Ana Pajkovic.
I help international buyers purchase property in Montenegro.
Independent advice from search to completion.
Updated with real pricing and new project launches.
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Start with the right knowledge
Guides covering legal process, pricing, rental potential, and where to buy.
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Buying Property in Montenegro
Montenegro · Country Guide
Legal process, taxes, residency, and closing costs for foreign buyers.
10 min read
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Buying Property in Belgrade
Belgrade · Country Guide
Legal process, taxes, residency, and closing costs for foreign buyers and investors.
12 min read
Where to Buy in Montenegro
Montenegro · Location Guide
Coastal towns, resort developments, and investment locations - region by region.
8-10 min read
Selected Properties
Every project is personally vetted for developer quality, location and long-term resale potential.
Boka Verde
Starting from
€239,926
Oravista
Starting from
€200,000
The Peaks
Starting from
€859,000
Latest Market Signals
Infrastructure, policy, and demand shifts shaping Montenegro's property market.
58 direct routes into Tivat this summer, and the yield math behind them
I went through Porto Montenegro's summer 2026 flight schedule so you don't have to. 58 direct routes into Tivat, from 45 airports in 28 countries. Seven of them daily: London Gatwick, Belgrade, Istanbul, Baku, Yerevan. The UK alone: seven airports, up to 28 departures a week at peak. Dubai five times a week. Tel Aviv up to 18. Add the alternates. Podgorica brings 55 more routes on Wizz Air's new base. Dubrovnik, 45 minutes from Herceg Novi, adds 109, including a daily New York nonstop. The season runs 29 March to late October. That's exactly when rental demand peaks. Most owners' yield math lives inside those seven months. The honest caveat: nearly everything closes by late October. Winter still means connecting. What I'd watch: whether the UK and Gulf carriers extend into winter 2026/27. That's the year-round signal.
July 2, 2026 · 10:00 AM
Where's the cheapest place to refuel a yacht in the Adriatic?
Montenegro, and I'm not writing this as trivia for captains. The savings are large enough to change where superyachts spend the season, and the national yacht register now shows what I've been watching from the ground in Tivat: the boats aren't just stopping for fuel anymore. They're staying. If you think a fuel discount can't move a property market, give me four paragraphs. ## The arbitrage, in numbers Since 2025, Montenegro has reinstated tax and duty-free diesel for all foreign-flagged yachts, private and commercial. That makes marine diesel around 45% cheaper than Croatia and up to 60% less than Italy or Greece, where marina prices typically sit at €1.70–€2.00+ per litre. In real money: a superyacht burning 500 litres an hour saves €50,000 to €100,000 over a single Adriatic season. The rules are simple, which is why this works. Foreign flag only. No minimum stay, the 72-hour requirement was lifted in September 2025. Three licensed marinas: Porto Montenegro in Tivat, D-Marin Portonovi in Herceg Novi, and Marina Bar. After bunkering the vessel must leave Montenegrin waters, but it's free to return immediately, and everything runs through a licensed yacht agent. The legal basis is Article 218 of the Customs Law, and it holds only until Montenegro joins the EU. The window is bounded, and open. Porto Montenegro is the structural reason this scales: a fuel dock taking yachts up to 200 metres, around 800,000 litres in stock, flow rates up to 1,000 litres per minute, advance booking for orders above 100,000 litres. And the marina has run at 100% berth occupancy below 35 metres for three years straight, with a 100-berth expansion scheduled to begin in 2027. ## The register is the tell Here's the evidence that this is a residency story, not a fuel story. Montenegro's national yacht register grew from 482 vessels in December 2024 to 525 in December 2025, 9% in a year. In 2024, 4,693 foreign leisure vessels arrived carrying 22,774 people. Let me be honest about scale, because the industry quotes the percentage and hopes you don't ask about the base: 9% is 43 boats. Small number. But a register entry is different in kind from a fuel call, a bunkering yacht has to leave Montenegrin waters the same day, while a registered one has made this coast its legal home. Forty-three new long-term addresses on the water is precisely the kind of demand that shows up on land 12 to 24 months later. Fuel buys the visit; the register records the decision to stay. ## Why a captain's decision becomes a property decision Captains route on cost and infrastructure. Owners spend two to four weeks aboard each season, usually the same weeks, the same berth, the same waterfront. Year two, they extend. Year three, they ask what the apartment above the marina actually costs. That's not a hypothesis; it's the path that built the residential market around Porto Montenegro over the past decade, now extending into Luštica Bay and Portonovi. In my experience residential transactions follow yacht traffic with that 12–24 month lag. Disclosure: I sell new-build around the Bay of Kotor, so I have a position in exactly the buildings this demand lands in, weigh my read accordingly. Three other frictions are falling at the same time: British Airways opened Heathrow–Tivat in May 2026, Wizz Air's Podgorica base added 17 European routes, and Aman Sveti Stefan is reopening. Each converts a bit more seasonal traffic into year-round presence. Meanwhile the diesel advantage expires on EU accession, and with Montenegro on track to close its negotiation chapters in 2026, the arbitrage runs on a visible clock. The marinas are full now; the buildings around them have a known supply ceiling. What I'd watch: the December 2026 register print, whether 525 keeps its 9% pace; the start of the 100-berth expansion in 2027; and the accession timeline that closes the Article 218 fuel window. When the discount dies, the addresses stay.
May 29, 2026 · 10:00 AM
Montenegro government to adopt Tivat's spatial and urban development plan
At its 126th session on 14 May 2026, the Montenegrin Cabinet adopted the Information on the Agreement on the Adoption of the Spatial and Urban Development Plan of the Municipality of Tivat and accepted the text of that Agreement. Under Article 49 of the Law on Spatial Planning, local planning documents are normally adopted by a municipality's assembly; exceptionally the Government may adopt one when this is agreed with the local self-government unit. The Municipality of Tivat itself initiated Government adoption, making the Agreement a necessary step, and will provide €270,000 to fund preparation by the Spatial Planning Agency of Montenegro. The plan governs zoning, permitted uses, density and buildable area for Tivat - home to [Porto Montenegro](https://anapajkovic.com/guides/porto-montenegro-property) and adjacent to [Luštica Bay](https://anapajkovic.com/guides/lustica-bay) - so it directly shapes coastal supply. Buyers should watch the draft for density and use rules near the bay.
May 24, 2026 · 9:15 AM
My market notes
What's launching, what's changing, what I'd look at. 2x a month.