Buying an apartment in Montenegro wasn’t something my husband and I had planned years in advance.
We love travelling and want to continue exploring new places, but we’re also realistic about getting older. We wanted a European base we could return to regularly and stay for longer periods, rather than always moving from one destination to the next.
Familiarity was also important. We liked the idea of knowing where to shop, our favourite restaurants and bakeries, how to get around and where to find medical, allied health and other everyday services. Most importantly, we wanted somewhere we could continue visiting independently without having to rely on our family or others to help us.
We already owned a home in France, so buying overseas wasn’t completely new to us. This time, however, we also wanted the property to work as a holiday rental when we weren’t there.
After considering several options, we eventually bought an off-plan apartment in Dobrota on the Bay of Kotor.
It has been a learning experience — from choosing the right location and buying during construction to fitting out the apartment from Australia and setting it up for holiday rentals.
In this guide, I’m sharing what we learnt, what surprised us and the things we’d consider if we were buying an apartment in Montenegro again.
Why We Chose Montenegro
Before buying in Montenegro, we had seriously considered Portugal.
We liked Portugal and its infrastructure is certainly more developed, but the areas we looked at didn’t quite offer the combination of lifestyle, atmosphere and location we wanted for longer stays.
Montenegro kept drawing us back.
We had visited several times and particularly loved the Bay of Kotor. The combination of mountains and sea is spectacular, but for us it was also about the lifestyle — waterfront restaurants, swimming, boating, historic towns and plenty of places to explore.
We could imagine spending several months here at a time without becoming bored.
Before buying, we also looked at some of Montenegro’s best-known luxury developments.
Porto Montenegro in Tivat is impressive, with its marina, restaurants, shops and luxury apartments, but property there was well outside the budget we had set ourselves.
We particularly liked Portonovi. It is beautifully presented and we enjoyed spending time there, but to us it had the feeling of a gated community. We wanted somewhere that felt more connected to everyday life in Montenegro.
We also visited Luštica Bay. Again, it’s an impressive development, but we found it quite isolated. Because we were looking for somewhere we could spend several months at a time, being able to walk to restaurants, cafés and the waterfront was important to us.
Looking at these developments helped confirm that Dobrota and Kotor suited us better. We could have the modern apartment and facilities we wanted while still feeling connected to the waterfront, Kotor Old Town and the local community.
We didn’t realise at the time just how much international interest was growing around the Bay of Kotor, particularly in modern, well-located apartments offering good facilities without the prices being asked in the major luxury marina developments.
Montenegro isn’t perfect. The infrastructure is still developing, summer traffic around Kotor and Tivat can be frustrating, and some things simply don’t operate as smoothly as they do in Australia or more developed parts of Europe.
But we weren’t looking for perfection or purely for an investment return.
We wanted somewhere we genuinely enjoyed and would look forward to returning to year after year.
Once we’d decided Montenegro was right for us, the next question was where around the Bay of Kotor should we buy?
Planning a Stay in Dobrota?
Before buying here, we visited Montenegro several times and spent time getting to know Dobrota and the Bay of Kotor. If you’re considering buying property, I’d recommend staying in the area first and experiencing what everyday life is actually like.
Spend a few days walking the neighbourhood, trying the local restaurants and bakeries, using the supermarkets and getting a feel for distances, traffic and transport. What looks convenient on a map can feel quite different once you’re actually there.
You can compare accommodation in Dobrota and places to stay in Kotor before your visit to find a location that suits you.
Can Australians Buy Property in Montenegro?
Yes. We’re Australians and successfully purchased our apartment in Dobrota, so we can share our experience of the process firsthand.
Australians can generally purchase residential property in Montenegro, although there can be restrictions around certain types of land and circumstances.
We relied on local professionals throughout our purchase, including our real estate representative, notary and interpreter, which made navigating an unfamiliar property system much easier.
Property laws and individual circumstances can change, so I’d recommend getting current local legal advice before committing to a purchase.
Why We Chose Dobrota
By the time we started seriously looking for an apartment, we already knew Dobrota well from previous visits.
We knew we didn’t want to buy inside Kotor Old Town. We love spending time there, but for longer stays we wanted more space, easier access and somewhere that felt practical for everyday living. Being within walking distance of the Old Town was still important to us.
Dobrota gave us that balance.
We were also looking at the location from an investment point of view. Views across the Bay of Kotor were high on our wishlist, but we felt everyday convenience would be just as important to future guests.
Dobrota has restaurants, bakeries, supermarkets and other shops nearby, along with allied health and professional services and local bus connections. We could walk to the waterfront and into Kotor without needing a car every day.
We Also Loved Tivat
Tivat was definitely another option. I particularly love the Porto Montenegro precinct and the area around Belane Beach and the small marina. It’s flatter, very walkable and has a great selection of restaurants, cafés and shops.
However, there wasn’t anything suitable available around Belane Beach when we were looking, and the properties we liked around Tivat and Porto Montenegro didn’t align with our budget. Had the right apartment been available there within our budget, our decision may have been different.
In the end, Dobrota offered the combination we were looking for — a location we already knew and enjoyed, proximity to Kotor, everyday services and an apartment that fitted our budget and wishlist.
Is Montenegro Property Still Good Value?
Montenegro is no longer the inexpensive property market it once was, particularly around Kotor and Tivat.
For us, value wasn’t simply about price per square metre. We wanted a good location, views, useful facilities and somewhere we could comfortably spend several months at a time.
Dobrota offered that balance. We found a modern apartment with the facilities and location we wanted without the much higher prices of Montenegro’s luxury marina developments.
Ultimately, good value depends on what you’re buying and how you plan to use it. For us, the apartment needed to work both as our European base and as a holiday rental when we weren’t there.
Our Apartment Wishlist
By this stage, we had a clear idea of what we wanted from an apartment.
Our wishlist included:
- a new or recently built apartment
- two bedrooms
- two bathrooms, or at least a main bathroom and second toilet
- open-plan kitchen and living area
- a good-sized terrace with views across the Bay of Kotor
- air conditioning
- laundry facilities
- lift access
- good building security
- a swimming pool
- preferably a gym
- secure underground parking
- easy access to the waterfront
- restaurants, bakeries and shops nearby
- public transport
- good holiday-rental potential.
Some of these features were about attracting future guests, but we were also thinking about ourselves and how we might use the apartment as we get older.
A lift, secure parking, walkability and having everyday services nearby may become even more important to us in the future.
The apartment we found in Dobrota ticked virtually everything on our wishlist.
Don’t Forget About the Sun
One thing we hadn’t initially appreciated was just how much the surrounding mountains affect sunlight around the Bay of Kotor.
My husband Paul particularly loved Prčanj, across the bay from Dobrota, and it was an area we could easily have considered. However, we learnt that the Vrmac mountains can cause Prčanj and some nearby areas to lose their afternoon sun earlier than Dobrota.
That became important to us because we’re more likely to use our apartment outside the busy summer season. During spring and autumn, having afternoon sun on the terrace can make a big difference.
Our apartment in Dobrota receives good afternoon sun, which became another reason we were happy with its position.
If you’re looking at property around Dobrota, Prčanj, Stoliv or elsewhere on the Bay of Kotor, I’d recommend visiting at different times of the day and, if possible, at different times of the year. A beautiful view is important, but if you’re planning to visit outside summer, the amount of sun your apartment receives can be just as important.
How We Found Our Apartment in Montenegro
Our property search actually started well before we arrived in Montenegro.
Back in Australia, we spent hours researching properties online, joined several Montenegro Facebook groups and contacted around half a dozen real estate agents covering Tivat, Kotor and other towns around the Bay of Kotor.
Rather than arriving and then trying to organise inspections, we contacted agents in advance and arranged to view a range of apartments during our stay.
We deliberately kept our search fairly broad. We inspected properties in Tivat, Dobrota, Prčanj and Đenovići, as well as other locations around the bay. Throughout the search, we kept coming back to our wishlist and tried not to compromise on the things that were important to us.
Seeing properties in person also gave us a much better understanding of what our budget could buy in each area.
Some apartments looked fantastic online but were less appealing once we saw the location, access, surrounding buildings or outlook in person. It reinforced why we felt it was important to inspect properties rather than relying on online listings and photographs.
Eventually, one of those inspections brought us to a development in Dobrota. The location worked, the apartment ticked virtually everything on our wishlist and, importantly, it was within our budget.
That was the apartment we decided to buy.
Buying Our Apartment Off-Plan
When we chose our apartment, the development was already under construction. We could see the location, the position of our apartment and how the development was taking shape, rather than buying entirely from plans.
Our real estate contact was Kelvin Lourens from Property Finders Montenegro, who helped us throughout the property search, buying and legal process.
The apartment was purchased from the developer company Montena d.o.o. Podgorica. During construction, our main contact was Saša, who we met several times on site during our visits to Dobrota.
Saša spoke excellent English, which made communication easy. Being able to walk through the development, inspect the quality of construction and see the progress firsthand gave us additional confidence in buying off-plan.
Once we returned to Australia, we communicated with Saša and Kelvin mainly through WhatsApp and email, sharing questions, photographs and updates as construction progressed. Later, our interior design team also became part of the process.
What Was Included in Our New Apartment?
One thing Australian buyers need to understand is that a new apartment overseas may not be handed over completely fitted out and ready to move into. What is included varies between developers, so it’s important to check the specifications carefully before you buy.
Our apartment came with many of the major finishes already completed, including quality timber flooring, ceramic tiling, plumbing fittings, air conditioning, a hot-water boiler and automatic exterior shutters/blinds.
However, it was our responsibility to organise much of the remaining fit-out.
This included:
- kitchen and other joinery
- light fittings
- appliances
- curtains and window furnishings
- furniture
- outdoor furniture
- homewares and everything needed to make the apartment ready to live in
Managing the Fit-Out From Australia
It was a much bigger job than simply choosing some furniture, and this is where having good relationships with the right people became particularly important.
When you’re buying property overseas, you can’t always be there to check every measurement, delivery or installation yourself. Working with people you trust, who understand what you’re trying to achieve and know how things work locally, is essential.
Because we were in Australia for much of the fit-out, our interior design team led by Ryan became an important part of the process. We could share our ideas and the look and feel we wanted, and they were able to turn those ideas into reality. They helped transform a newly completed apartment into a home that would suit us for longer stays, while also being practical and comfortable for holiday guests.
Our experience reinforced something we’d already learnt during the buying process: the right local team can make an enormous difference. Their knowledge, contacts and local experience can save you time and money, help avoid mistakes and make the whole process much easier. Don’t underestimate their importance.
For anyone considering buying a new apartment in Montenegro, I’d also recommend asking for a detailed written list of exactly what is and isn’t included in the purchase price. It makes it much easier to budget for the true cost of getting your apartment ready to use.
Another thing we discovered was that buying furniture, appliances and homewares online in Montenegro isn’t necessarily as straightforward as we’re used to in Australia. This made having people locally who knew where to source items, how suppliers operated and how to organise deliveries even more valuable. They were also there to accept deliveries on our behalf, check that items had arrived correctly and coordinate the various trades and suppliers while we were back in Australia.
Paying for Our Apartment During Construction
One aspect of our purchase that worked particularly well was the payment arrangement offered by Montena d.o.o.
Rather than paying the full purchase price upfront, we were able to make 10 equal payments over the construction period.
This suited us, made the purchase easier to manage and gave us some added security because we weren’t paying the entire purchase price before the apartment was completed.
This was the arrangement offered for our development. Payment terms can vary, so it’s important to understand the schedule before committing to an off-plan purchase.
The Legal Process as Australian Buyers
The legal process was different from buying property in Australia, but Kelvin guided us through each stage.
He arranged our appointment with the local notary and organised an interpreter to attend with us. The interpreter explained the documents and what we were agreeing to before we signed.
As Australian buyers, we also needed to provide identification and supporting documents to the notary. We provided our passports and, from memory, evidence of our Australian residential address, such as a council rate notice or utility bill.
We didn’t open a bank account in Montenegro. Kelvin advised us that opening one as foreign buyers could be difficult, so we decided not to pursue it. For our ongoing rental income and expenses, we later chose to use a Wise EUR account instead.
Giving Kelvin Power of Attorney
Because we live in Australia, we gave Kelvin Power of Attorney to handle specific matters on our behalf in Montenegro.
Importantly, we were able to choose which powers we wanted to give him. This allowed us to limit the authority to the areas where we needed local assistance, rather than simply handing over control of everything.
In our case, Kelvin can handle matters such as connecting services and utilities, dealing with rental payments, paying maintenance expenses and arranging our insurance policy.
Giving someone Power of Attorney requires a high level of trust, so it’s important to understand exactly what authority you’re giving them and choose those powers carefully.
For us, this arrangement means Kelvin can deal with many of the practical matters locally without us having to manage them from the other side of the world.
Checking the Property and Title
As part of the buying process, the property documentation and registration were handled locally with Kelvin’s assistance.
After completion, we received official confirmation from Montenegro’s Real Estate Administration that our apartment in Dobrota had been registered in our name with 1/1 ownership.
For us, receiving the title documentation was an important final step in the purchase.
If you’re buying property in Montenegro, I’d recommend asking your local legal representative exactly what checks will be carried out before you sign, including the ownership and legal status of the property and any other due diligence relevant to your purchase.
Our Pre-Settlement Inspection
Before taking ownership, we carried out a pre-settlement inspection of the apartment and development.
We were pleased to find only a few minor issues with the apartment. We documented these with the developer, and Saša arranged for them to be rectified over the following few weeks.
The inspection gave us the opportunity to check the workmanship, finishes and fittings and identify anything that needed attention. It also allowed us to assess whether the wider complex was safe and sufficiently completed for us to begin marketing the apartment for holiday letting.
We looked for things such as trip hazards, safe access to the building, stairs and lifts, and whether safety barriers such as balcony balustrades and railings were properly installed.
Some exterior works were still being completed at the time, so this was particularly important before welcoming paying guests.
If you’re buying a new apartment with plans to holiday let it, I’d recommend looking beyond the apartment itself during your final inspection. Consider the entire route a guest will use — from the parking and entrance through to the lifts, stairs, pool and other common areas — and whether you’d be comfortable having guests use them safely.
Putting a Will in Place in Montenegro
Another issue we hadn’t initially considered was what would happen to our apartment if one of us died.
Our estate-planning adviser in Australia recommended that we have a separate will prepared in Montenegro covering our property there. Australian and Montenegrin succession and estate laws are different, and we wanted to make sure our wishes regarding the apartment were clearly documented.
Once again, Kelvin was able to help. He arranged for the appropriate local professional to prepare our Montenegrin will and helped coordinate the process for us.
This is something I’d recommend discussing with your own estate-planning or legal adviser before buying property overseas. Your circumstances may be different from ours, but it’s an important question to ask rather than assuming your Australian will automatically deals with an overseas property in the way you intend.
For us, having the appropriate arrangements in place provides peace of mind and is simply another part of owning property in another country.
Letting Our Apartment When We’re Not in Montenegro
From the beginning, we knew we wanted the apartment to earn an income when we weren’t using it ourselves.
This influenced many of our decisions, from choosing a two-bedroom apartment with views, a pool, lift and secure parking to making sure guests could easily walk to restaurants, bakeries, shops and the waterfront.
Just as importantly, we needed a reliable local team to manage the apartment and look after our guests while we were away.
Choosing the Right Letting Agent
Choosing a letting agent is about more than simply comparing management fees.
It’s important to understand where they will advertise your property, what management systems they use, how they communicate with guests and what access you will have as the owner.
Our apartment is marketed through platforms including Booking.com, Airbnb, and Trip – we have access to the Jurny jOS Owner Dashboard.
The Owner Dashboard gives us visibility over the apartment without requiring us to manage the day-to-day operation ourselves. We can view current and upcoming bookings, check availability and financial records, and block off dates when we want to use the apartment ourselves.
Before appointing a letting agent, I’d recommend checking:
- letting and management fees
- booking platform commissions and fees
- property-management software costs
- cleaning and linen charges
- guest service or check-in fees
- maintenance charges
- administration and other ongoing costs
- which booking platforms they use
- what access you have to bookings and financial records
- how easily you can block dates for your own stays
These costs can add up and affect the actual return from your property, so it’s important to understand the complete fee structure rather than looking only at the management commission.
Being able to block dates was particularly important to us because this is our home in Montenegro as well as an investment property.
Managing Our Guests Locally
Kelvin and his team manage the practical side of our holiday rental and are the local point of contact for our guests.
Our apartment offers self check-in, giving guests more flexibility with their arrival time without needing to arrange a specific time to meet someone at the property.
If guests have a question, need assistance or something goes wrong during their stay, one of the local team is only a phone call away.
For us, this works well. Guests can arrive independently while still having local support whenever they need it.
Keeping Track of Rental Income and Expenses
Our letting agent provides monthly statements showing our rental income, expenses and the amount owing to us.
We keep these statements as part of our financial records and provide them to our Australian accountant when required.
How We Receive Our Rental Income in Australia
We set up a Wise account with EUR account details so our rental income can be received and held in euros.
Once our monthly income and expenses have been calculated, the amount owing to us can be transferred to our Wise account.
We then have the choice of leaving the money in euros to cover future expenses in Montenegro or elsewhere in Europe, or converting some or all of it to Australian dollars.
Building and Common-Area Maintenance Costs
Once you own an apartment, there are ongoing costs for maintaining the building and shared facilities.
In Australia, we’d generally think of these as body corporate or strata fees. In Montenegro, apartment owners contribute towards the maintenance and management of the building and its common areas.
When we purchased, the final maintenance schedule and costs for our development hadn’t yet been set in stone. The developer provided an estimate of our likely annual contribution, which gave us an indication of what to budget for
Our development includes a swimming pool, gym, lift, underground parking and shared areas, so we knew there would be ongoing costs associated with maintaining these facilities.
Because some exterior works were still being completed when we took ownership, the final arrangements were still evolving.
If you’re buying into a new development, I’d ask what the estimated annual maintenance costs will be, how your contribution will be calculated, exactly what those fees cover and when the final fee structure will be confirmed.
Other Ongoing Costs
There are also the everyday costs of owning the apartment, including:
- electricity and water
- internet
- insurance
- general repairs and maintenance
- local property taxes
- costs associated with holiday letting
These need to be considered alongside the building maintenance fees when working out the true ongoing cost of owning an apartment in Montenegro.
Insurance
Insurance was another expense we needed to organise once we became owners.
Under the specific Power of Attorney we had given him, Kelvin was able to arrange the insurance policy on our behalf.
Because we also use the apartment for holiday letting, we needed to consider more than simply insuring the apartment and its contents. We wanted to make sure we understood what cover applied to us as owners, our paying guests and our liability if someone was injured or something went wrong during a stay.
For anyone planning to holiday let an overseas property, I’d check what insurance applies to the overall building and common areas, what you need to insure separately, and whether your policy provides appropriate cover for paying guests and public liability.
Tax and Record Keeping
Owning a holiday rental overseas also means keeping good financial records and understanding that there may be tax obligations in both Montenegro and Australia.
We keep our monthly rental statements, income and expense records, management costs, maintenance expenses and other property-related documents for our accountant.
Because tax rules can vary depending on your residency, ownership structure and personal circumstances, we rely on professional advice rather than trying to manage this ourselves.
If you’re considering buying an investment property in Montenegro, I’d recommend speaking with a qualified tax adviser who understands overseas property before you buy. It’s much easier to know what records you need to keep from the beginning than trying to piece everything together later.
Keep Your Property Documents Together
We also keep copies of our important Montenegro property documents, including contracts, title information, insurance, Power of Attorney, our Montenegrin will, rental statements and records relating to the apartment.
Having everything organised in one place makes it much easier when information is needed by our accountant, letting agent or other advisers. It’s also important if anything happens to either Paul or me, so our family and advisers can easily find the documents and understand what arrangements we have in place for the property.
What We’ve Learnt From Buying an Apartment in Montenegro
Buying our apartment in Dobrota has taught us a lot about owning property overseas. Most of the process went smoothly, but there are things we’d definitely recommend to anyone considering doing something similar.
Do Your Research Before You Arrive
We spent hours researching from Australia, joined Montenegro Facebook groups and contacted several real estate agents before our trip.
Having inspections arranged before we arrived meant we could use our time in Montenegro comparing properties and locations rather than starting our search from scratch.
Stick to Your Wishlist
It’s easy to be distracted by a beautiful view or an impressive new development, but we kept returning to the things we knew mattered to us.
For us, that included walkability, afternoon sun, a lift, parking, nearby services and an apartment that would work for both longer stays and holiday letting.
Inspect the Location, Not Just the Apartment
An apartment can look very different online.
Visit the neighbourhood, walk to the shops and waterfront, check the hills and access, look at surrounding development and visit at different times of the day if you can.
Understand the Full Cost
The purchase price is only the beginning.
Allow for the fit-out, legal and administrative costs, insurance, building and common-area maintenance, utilities, property management, letting costs and ongoing repairs.
Choose Your Local Team Carefully
This is probably one of the biggest lessons from our experience.
The right people can help you navigate the buying process, organise local professionals, coordinate the fit-out, accept deliveries, manage guests and deal with practical matters when you’re thousands of kilometres away.
Don’t underestimate how important those relationships can become.
Think About How the Property Will Work in the Future
We didn’t buy solely for today.
We thought about how we might travel as we get older and whether the apartment and location would allow us to continue spending longer periods overseas independently.
For us, that meant thinking beyond the view and considering lifts, stairs, walkability, transport and easy access to everyday services.
Would We Buy an Apartment in Montenegro Again?
Yes, we would.
Buying in Montenegro has involved more than simply purchasing an apartment. We’ve had to learn how the local buying process works, organise the fit-out, put legal and estate-planning arrangements in place and find people we trust to look after the property and our guests when we’re not there.
But we’re very happy with our decision to buy in Dobrota.
We now have a European base in a part of the world we love, where we can return for longer stays and already know how to get around and where to find the everyday services we need.
The apartment can also earn an income when we’re not using it, which was always part of our plan.
Most importantly, we bought with the future in mind. As we get older, having somewhere familiar that we can return to independently becomes increasingly important to us.
Would we do everything exactly the same way again? Probably not — we’ve learnt too much along the way for that.
But would we buy in Montenegro again?
Absolutely.
Have a Question About Our Experience?
If you’re considering buying an apartment in Montenegro and have a question about our experience, feel free to get in touch.
I’m happy to share what we learnt about searching for property, buying off-plan, fitting out our apartment, choosing a local team and setting it up for holiday letting.
I can only share our personal experience rather than provide legal, financial or property advice, but sometimes it’s the small practical details that are most helpful when you’re considering buying overseas.
Contact: hello@progressivetraveller.com
Continue Exploring Montenegro
If you’re considering buying in Montenegro, I’d strongly recommend spending time here first and getting to know the different areas for yourself.
We’ve visited Montenegro several times and continue to spend time in Dobrota and around the Bay of Kotor. These first-hand guides may help with your own research and trip planning.
- Kotor Old Town & Dobrota Travel Guide – Where to stay, what to see, getting around and our experience of spending time in Dobrota and Kotor.
- Tivat Airport to Kotor & Dobrota – Practical options for getting from Tivat Airport to Kotor and Dobrota, including taxis, transfers, buses and car hire.
- Montenegro Car Hire Guide: Driving Tips for First-Time Visitors – Our first-hand tips for hiring a car, driving, parking, insurance and getting around Montenegro.
- Kotor Cable Car Guide – Is it worth it?
- Dobrota Vs Kotor | Why we prefer to stay in Dobrota – My first-hand comparison of staying inside Kotor Old Town versus along the Dobrota waterfront.
Disclosure & Important Information
This article is based on our personal experience buying and owning an apartment in Montenegro. Property laws, costs and buying processes can change, so always do your own due diligence and seek current local legal, financial and tax advice before purchasing.
Some links in this article are affiliate links. If you make a booking through one of these links, I may earn a small commission at no extra cost to you. This helps support Progressive Traveller and the first-hand travel guides I share.
