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€1,100,000€199 / m²
Land Plot in Kotor No. 2655
LandKotor
5,520
plot, m²€199
per m²MDMD Realty
Bay of Kotor
Real estate in Kotor
14 properties · avg €3,932/m²
properties
14
avg / m²
€3,932
Buy property in Montenegro
For sale
14
For rent / month
0
Daily rentals
0
New developments
9
Avg per m² (sale)
€3,932
Average price
€603,470
Rent / month
—
Rent / night
—
Figures are calculated automatically from active listings in the MDRealty database and refreshed hourly. They describe our own listings, not official market data.
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About Kotor
Kotor is a true gem of Montenegro and one of the most significant and best-preserved historic cities on the entire Adriatic, included on the World Heritage List UNESCO together with the surrounding Bay of Kotor. This ancient Venetian city, with a population of around 13,000, is a living chronicle of medieval architecture, Renaissance art, and a rich cultural tradition.
History and culture
Well-preserved and restored city walls and fortifications, built by the Venetians in the 16th century, protect the old town and are one of the most impressive defensive systems in the Mediterranean. Narrow, picturesque cobbled streets, winding alleys, cathedrals, palaces, monasteries, and galleries transport visitors to another era, where every corner tells a story of centuries. The Cathedral of Saint Tryphon, built in the 12th century and restored after the earthquake of the 18th century, is an architectural masterpiece with a magnificent bell tower.
The Kotor Maritime Museum documents the maritime history of the region with exhibits of navigation instruments, nautical charts, and artifacts from the Venetian period. The Church of Saint Luke, built in the 12th century, has a unique double-nave structure.
Location and geography
Its location in the deepest part of the Bay of Kotor provides natural protection and historically ideal conditions for shipping and trade.
Modern development of Kotor is focused on cultural tourism, preservation of UNESCO heritage, and the development of high-quality real estate for discerning investors.
The housing market offers restored historic houses in the old town with Renaissance-style interiors, modern apartments with contemporary amenities, and villas on the outskirts overlooking the Bay of Kotor and the surrounding mountains.
Real estate and investment
Investing in real estate in Kotor is often associated with its historical and cultural value, its enduring appeal to tourists from around the world, and the growing demand for short-term tourist rentals.
The city attracts architects, artists, cultural figures, and history enthusiasts. Kotor is ideal for those who value history, culture, art, an authentic coastal lifestyle on the Adriatic, and investment in UNESCO World Heritage properties UNESCO.
Kotor property market
- Avg price per m²
- €3,932
- Average price
- €603,470
Figures are based on active listings in the MDRealty database (over 10 m², at least 3 properties per sample). They describe our own listings, not official market data.
Frequently asked questions
Why is Kotor included on the UNESCO list?
Kotor Old Town is listed by UNESCO as a cultural heritage site thanks to its well-preserved medieval architecture and historical significance. The city was founded by the Venetians and has preserved Renaissance buildings, churches, and fortress walls. It is one of the most beautiful and best-preserved medieval towns on the Adriatic coast.
What is the flood risk in Kotor?
Kotor is located in a sheltered bay (Boka Bay), which has historically been prone to flooding. In the Old Town, flooding sometimes occurs during storms or when snow melts in the mountains. Rainy months (November–December) increase the risk. When choosing property in the Old Town, it is recommended to avoid basement floors and low-lying premises.
What are the property prices in Kotor?
Apartments in the Old Town (UNESCO) cost EUR 3,500–6,000/m² due to their historical value. In newer areas, prices are lower — EUR 2,000–3,500/m². Small apartments in the Old Town alleys can be found from EUR 100,000. Restored palazzos cost EUR 500,000–1 million. Prices rise by 3–5% annually thanks to tourism.
What types of housing can be bought in Kotor?
In the Old Town, you can buy apartments in historic buildings (palazzos, mansions) that require restoration. There are modern apartments in new buildings. Outside the city, there are villas with bay views. Townhouses in the mid-price range are popular among families. The choice depends on your budget and architectural preferences.
How do cruise ships affect life in Kotor?
Kotor is very popular among cruise tourists, especially in summer. Several large ships with thousands of tourists can arrive every day. This means overcrowding in the Old Town, noise, and bustle. In winter, there are almost no cruises. Residents often complain about overcrowding and prefer to live in newer areas farther from the center.
What is the cost of living in Kotor?
Kotor is more expensive than other coastal cities because of tourism. Lunch in a restaurant in the Old Town costs EUR 12–20, coffee — EUR 2–3. Apartment rent in the Old Town is EUR 600–1,000/month, in newer areas — EUR 400–700/month. Groceries and services are more expensive than in Bar or Podgorica. Tourist prices are inflated during the summer season.
What attractions and entertainment are there in Kotor?
Kotor is known for its Old Town with narrow streets, the San Giovanni Fortress, and churches. Festivals are held regularly in the city (Boka Night, Jazz Festival). From Kotor, you can go yachting, swim in the bay, and take hiking trips into the mountains. The nightlife is developed, but not as active as in Budva. The city is ideal for cultural leisure and history.
What is the climate in Kotor and what are the seasons like?
Kotor has a Mediterranean climate and is protected from winds by the bay. Summers are hot (28–32°C), winters are mild (4–8°C) with rain. Spring and autumn are ideal for visiting (18–22°C). The bay warms up quickly in summer (water 25–27°C), which is ideal for swimming. Kotor gets less sunshine than southern cities because of the high mountains around it.
Client reviews
4.9(30)
Евгения
March 2025
I've been working with MD Realty for over a year. The well-coordinated team of Vyacheslav, Taisiya, and Alexandra imbues every process with professionalism, attention to detail, and customer care. For the first time, I don't have to think about or calculate all the pitfalls—Vyacheslav himself uncovers them from the depths of any property and brings only the best possible outcome to the transaction. As a result, I always successfully purchase apartments, and they provide a full package of services, including rental and subsequent management, if needed. They are also ready to assist with various issues unrelated to real estate—their experience and knowledge of Montenegro's legal framework are inspiring. I thank these guys for their quality participation in my projects and highly recommend them to anyone looking for specialists in this field.
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Olesya D
March 2025
Very happy with their professional approach! Bought myself an apartment this year with MD Realty, great support thought out the transaction + excellent management and rental service afterwards. Multi-language team with great knowledge of local laws.
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Oli 777
September 2025
Excellent service. The staff's 15 years of experience and expertise were truly impressive. Many thanks to Viachaslav for the comprehensive advice on the entire Montenegrin real estate market and for guiding us through the entire process with the notary, etc. We wholeheartedly recommend them to anyone looking for land or property in Montenegro.
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Eva Kozlova
March 2022
We just purchased an apartment in Budva and wanted to send our biggest thanks to the realtor team Alexandra and Slava for their incredible work. They have the utmost professionalism, both are such a pleasure to work with - kind, diligent and really attentive to the specific needs of each respective client. Beyond just that, Slava and Alexandra were incredibly helpful all around, we got so much interesting and useful information from them - they answered all our questions, even outside of the purchase of property, we were always able to turn to them and they helped us out tremendously. Thank you both so much for your work and all your help, we couldn’t be happier, and can’t recommend them enough!
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Andrei Boulescu
March 2025
I have collaborated with MD Realty every year since 2021, and I couldn't be more satisfied with them. Professionalism, honesty, support, promptitude, all in the highest degree. I would warmly and wholeheartedly recommend them!
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Milenko Nestorov
March 2025
If you ever decide to buy your own home this will be the best agency to work with. 5 stars is not enough… Best recommendation… Excellent service and staff.. …
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