Hi, I'm Ana Pajkovic.
I help international buyers buy property in Montenegro and Belgrade.
Independent advice from search to completion. Montenegro's coast and mountains, plus Belgrade, Serbia.
Selected Properties
Every project is personally vetted for developer quality, location and long-term resale potential.
Boka Verde
Starting from
€299,798
Oravista
Starting from
€170,000
The Peaks
Starting from
€859,000
Start with the right knowledge
Guides covering legal process, pricing, rental potential, and where to buy.
Buying Property in Montenegro
Legal process, taxes, residency, and closing costs for foreign buyers.
Buying Property in Montenegro as an American
Residency, costs, healthcare and where to live in Montenegro for US buyers in 2026.
Is Buying Off-Plan Property Safe in Montenegro?
Montenegro has no escrow or completion insurance for off-plan. Here's what actually protects a buyer instead - and the two questions to ask before you sign.
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Closing costs explained · Buying timeline · New build vs resale · Where to buy by budget
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Latest Market Signals
Infrastructure, policy, and demand shifts shaping Montenegro's property market.
How much does an apartment in Belgrade Waterfront cost in 2026?
In September 2026, asking prices for a real Belgrade Waterfront apartment start at 3,835 €/m², the median is near 5,500 €/m², and the highest is 13,887 €/m² in the tower. Asking rents start around 17 €/m² a month. These are asking prices from every live sale and rental ad for Beograd na vodi on Halo Oglasi, Estitor and KupujemProdajem, not prices flats sold for. I pulled the listings because the portals make the complex look bigger and cheaper than it is. There are 916 live sale ads. Almost all of them, 866, went up in the last two months, and 48 of the rest are abandoned ads more than six months old, the oldest over four years. Some flats are posted four or five times under different titles, so there are fewer real apartments for sale than ads. I haven't finished counting them one by one yet. On the rental side, 343 of the 354 ads are genuinely in Beograd na vodi, and they cover roughly 220 flats. Only eight of those ads were posted more than 30 days ago. | Belgrade Waterfront, live ads in September 2026 | Figure | |---|---| | Live sale ads | 916 | | Sale ads posted in the last two months | 866 | | Sale ads more than six months old | 48 | | Rental ads | 354 | | Rental ads genuinely in Beograd na vodi | 343 | | Real flats for rent, repeats removed | about 220 | | Rental ads posted in the last 30 days | 346 of 354, about 98% | | Lowest genuine asking price | 3,835 €/m² | | Median asking price | near 5,500 €/m² | | Highest asking price | 13,887 €/m² | | Lowest asking rent | around 17 €/m² a month | | Kula Beograd and St. Regis asking rent | 33 to 104 €/m² a month | The cheapest result I'd trust is a 117 m² four-room flat in BW Lumia asking 448,700 €, already cut from 497,000 €. Keep in mind these are asks, and what a flat finally sells for can be lower. If it were my money, I'd use 5,500 €/m² as the benchmark and ask hard questions about anything far below it. ## What does this say about the Belgrade Waterfront market? There's very little to rent in Beograd na vodi. About 220 flats are on the market, nothing has been sitting unlet for long, and outside Kula Beograd and St. Regis nobody is cutting rents. To me that's a tight market. If you find a flat you like, don't wait. The sale side is harder to read. The listings show what sellers are asking and how hard they're working to be seen, but not whether flats are selling. Almost every live sale ad went up in the last five weeks, and I'd be surprised if apartments at these prices sell that fast. My read is that many ads are being taken down and reposted to stay at the top of the search. That means the age of an ad tells you nothing about how long a flat has really been on the market, and a price cut tells you more. I advise buyers here, so treat this as my view. Related: Belgrade Waterfront: which building · Buying property in Belgrade · Belgrade market data
September 28, 2026 · 9:00 AM
Montenegro is drafting a new coastal plan. Requests close 25 September
Montenegro's planning agency (APPCG) opened public input on the new state spatial plan for the whole coast on 7 September. Anyone can send a written request until 25 September. I sell property here, so take this as my view, but it's a window worth using. This is the plan that will decide, for years, what can be built where along the coast, from the Bay of Kotor through Tivat, Budva and Herceg Novi. It's an 800,000-euro document scheduled to take about 20 months, so the decisions taken in this first round shape everything after. If you own coastal land, or you're about to buy, here's what I'd do. The one line that sets a plot's value is whether it sits inside the building zone (građevinsko područje) or just outside it. If your parcel is close to that boundary, sometimes only a few metres, this is the phase to ask in writing to have it brought inside, and to give your reasons: how far it is from the current line, and whether there are houses already next to it. Send it to obalnopodrucje@appcg.net, or by post to APPCG, Bulevar Mihaila Lalića 15, Podgorica. Keep proof you filed, the stamped receipt or the email confirmation. Nothing is decided in this early round, so I wouldn't pin hopes on one letter. But a letter is all it costs, and it puts your reasons on the record before the map is drawn. ## What I'd watch The draft plan and the formal public hearing, likely next year, when the map is actually on the table.
September 14, 2026 · 9:30 AM
How many one-bedroom apartments are really for sale in Baia and Aqua, Porto Montenegro?
Four. On 10 September 2026 there were fourteen advertisements for one-bedroom apartments in the Baia and Aqua buildings at the Regent Pool Club Residences, Porto Montenegro, placed by nine different agencies. Behind those fourteen advertisements there are six apartments. Two of the six have already sold and are still being advertised, and one advertisement is not a real offer at all, so four of the fourteen adverts lead nowhere. Four apartments are actually for sale, at asking prices from €745,000 to €850,000. Three of the four name Baia; one names only the Regent. ## What I found when I opened all fourteen I opened every advertisement individually on 10 September and matched them to each other on the photographs rather than on the stated area, because every agency measures its own way. One apartment is running under four advertisements from four different agencies, at €745,000 twice and €750,000 twice, described as 77, 78 and 80 m². A second is advertised twice, at €770,000 and €819,000. Two apartments that have already sold are still being advertised, one of them for over a year. The cheapest advertisement in the building says €476,000. I telephoned that agency. They could tell me nothing about the apartment and they do not have it for sale, and the advert has been running for 427 days. ## The fourteen advertisements, grouped by apartment | Advertisements | Building | What is behind them | Asking prices | Stated size | |---|---|---|---|---| | 4 | Baia | One apartment, for sale | €745,000, €745,000, €750,000, €750,000 | called 77, 78 and 80 m² | | 3 | Baia | One apartment, for sale | €850,000, two with the price hidden | 98 m² | | 1 | Baia | One apartment, for sale | €850,000 | 81 m² | | 2 | not stated | One apartment, for sale | €770,000, €819,000 | called 78 and 80 m² | | 2 | Baia | An apartment that has already sold | €714,000, €720,000 | called 68 and 69 m² | | 1 | Aqua | An apartment that has already sold | price on request | 81 m² | | 1 | Baia | No apartment. I telephoned; it is not for sale | €476,000 | 76.93 m² | Fourteen advertisements. Six apartments. Four you can buy, from €745,000 to €850,000. Four of the fourteen advertisements are for apartments that have sold or for no apartment at all. ## Why the portal is wrong about this building Montenegro has no MLS and no public register of sale prices. Nothing obliges an agency to take an advertisement down when a flat sells, nothing stops five agencies advertising one flat five ways, and asking prices are all anyone can see from the outside. A portal listing count and the cheapest advertised price are both wrong, and they are wrong in the same direction: the market looks bigger and cheaper than it is. Count apartments rather than advertisements, and match them on the photographs. I sell property here, so treat this as my view. ## What I'd watch Whether that €476,000 advertisement is still running next month. Related: Montenegro asking prices city by city, summer 2026 · Coastal new-builds hit €2,838 a metre in Q2 · Buying property in Montenegro
September 10, 2026 · 8:10 PM