Sea view & waterfront in Montenegro

First line is the one thing on this coast that cannot be added later. The gap between a waterfront property and an identical one three streets back is larger here than the finish of either building would justify, and it is the part that holds value when the market softens. What counts as first line varies: in Kotor bay it means the water is across the road, on the open coast it usually means a terrace above a beach.

The offering in Montenegro is not spread evenly: 4 under €200,000, 36 between €200,000 and €500,000, 38 between €500,000 and €1,000,000, 54 above €1,000,000.

Typical sizes in Montenegro follow the type: apartments run to a median of 86 m²; houses & villas run to a median of 337 m².

Where they are: 40 in Tivat, 33 in Budva, 23 in Kotor, 22 in Herceg Novi, 10 in Bar.

The offering in Montenegro clusters: 13 in Luštica Bay, 9 in Bečići, 8 in Porto Montenegro.

The median in Montenegro works out at 5,526 € per m², calculated from 129 of 132 listings for sale that carry both a published asking price and a usable floor area.

Where these are, neighbourhood by neighbourhood: Porto Montenegro (16) · Luštica Bay (13) · Bečići (9) · Dobrota (8) · Portonovi (7) · Krašići (6) · Orahovac (6) · Pržno (5) · Utjeha (5) · Savina (4) · Kumbor (4) · Velika Plaža (4) · Blizikuće (3) · Stoliv (3) · Kostanjica (3) · Reževići (3) · Đuraševići (3) · Đenovići (3) · Sveti Stefan (2) · Mrčevac (2) · Donja Lastva (2) · Kavač (2) · Perast (2) · Pod Kuk (1) · Seljanovo (1) · Prčanj (1) · Lustica Bay (1) · Ljuta (1)