Buying Land in Montenegro – With or Without Zoning

Montenegro has become one of the most attractive destinations for real estate investment in the Balkans. With its stunning Adriatic coastline, mountainous landscapes, and growing tourism sector, land purchases are increasingly popular among both local and international buyers. Whether you are considering urbanized (zoned) land or non-urbanized (un-zoned) land, understanding the differences is crucial before making a purchase.

Urbanized (Zoned) Land

Urbanized land refers to parcels that are included in the official spatial and urban plans of Montenegro.

• Advantages:

  • Clear building rights (residential, commercial, or mixed-use).

  • Easier access to utilities such as water, electricity, and roads.

  • Higher resale value due to development potential.

• Examples:

  • A 1.892 m² plot in Tivat’s Mrkevac area nearby the Tivat Airport listed at €470.0000¹

  • A 919 m² plot in Herceg Novi’s Bijela for a project business and residential buildings with sea view priced at €395.000².

Non-Urbanized (Un-Zoned) Land

Non-urbanized land is not yet included in municipal zoning plans.

• Advantages:

  • Lower purchase price compared to zoned land.

  • Suitable for agriculture, vineyards, or eco-tourism projects.

• Challenges:

  • Requires additional permits and approvals for construction.

  • Infrastructure may be limited.

• Examples:

  • A 17.000 m² rural plots near Pečurice Bar with orchards and farmland priced around €935,000 ².

  • Smaller plots in Bar or Herceg Novi starting from €70,000¹.

Price Ranges

• Budget options: Small rural plots from €70,000–€150,000¹.

• Mid-range: Urbanized plots with sea views between €200,000–€500,000².

• Luxury: Waterfront or large development plots in Kotor, Budva, or Tivat ranging from €1 million to €2.7 million³.

Key Considerations for Buyers

• Check zoning status: Always verify whether the land is urbanized.

• Legal due diligence: Ensure clear title deeds and no encumbrances.

• Infrastructure: Access to roads, water, and electricity can significantly affect value.

• Future plans: Montenegro’s urban development is expanding, so non-urbanized land may gain zoning in the future.

Buying land in Montenegro offers diverse opportunities, from affordable rural plots to prime waterfront parcels. Urbanized land provides immediate development potential, while non-urbanized land is a long-term investment with lower upfront costs. With careful planning and legal guidance, investors can find properties that match their goals in this rapidly growing market.