Choose Budva for beach lifestyle and maximum rental income. Choose Kotor for prestige, culture, and year-round appeal.
Overall Comparison
Budva
Average score
Kotor
Average score
Budva vs Kotor: Which is right for you?
Budva and Kotor are Montenegro's two most popular property markets, each offering a distinctly different experience. This comparison helps you decide which is right for your investment or lifestyle goals.
Budva is Montenegro's tourism capital with the best beaches, most vibrant nightlife, and strongest summer rental market. Kotor is a UNESCO World Heritage site with dramatic scenery, year-round cultural appeal, and prestigious addresses.
Both offer excellent property opportunities, but they suit different buyers. Your choice depends on whether you prioritise rental income or lifestyle, beaches or history, buzz or tranquility.
Category Breakdown
Beaches
Multiple excellent sandy beaches including award-winning Bečići. Budva Riviera has 35km of coastline with numerous beach options.
Kotor Bay has no significant sandy beaches - mostly rocky shorelines and platforms. Nearest good beaches are in Tivat or over the mountain to Budva.
History & Culture
Budva has a charming Old Town with medieval walls and churches. Nice but not exceptional by European standards.
UNESCO World Heritage site. Medieval Old Town, Venetian architecture, dramatic fortress walls. One of Europe's best-preserved medieval towns.
Rental Income
Montenegro's strongest rental market. Summer demand is exceptional with rates of €100-€300/night common. High seasonal peak.
Good rental income with more year-round demand from cruise visitors and cultural tourists. Lower seasonal peaks but more consistent.
Nightlife & Dining
Montenegro's nightlife capital with clubs, beach bars, and restaurants open late. Very lively in summer.
Pleasant restaurants and bars but much quieter nightlife. Better for romantic dinners than late nights.
Property Prices
Generally more affordable than Kotor. Wide range from budget to luxury. More stock available.
Old Town commands premium prices. Limited supply in historic areas. Generally 10-20% higher than comparable Budva.
Year-Round Living
Very seasonal - quiet in winter with some closures. Good infrastructure but summer-focused.
Better year-round with cruise ships visiting most months. Local community remains active in winter.
Natural Beauty
Beautiful beaches and coastal scenery. Nice but less dramatic than Kotor.
Spectacular fjord-like bay with mountains rising directly from the water. One of Europe's most dramatic settings.
Airport Access
20 minutes to Tivat Airport. Good connections in summer season.
10 minutes to Tivat Airport. Excellent access, the closest major town to the airport.
Our Verdict
Choose Budva if...
Budva is right for you if you want the best beaches, strong summer rental income, lively atmosphere, and don't mind seasonal crowds. It's Montenegro's most liquid market with proven demand.
Browse Budva propertiesChoose Kotor if...
Kotor is right for you if you value UNESCO heritage, dramatic scenery, year-round tourism, and a more cultured atmosphere. Properties here often hold value better long-term.
Browse Kotor propertiesFrequently asked questions
Which is better for investment - Budva or Kotor?
For pure rental yield, Budva wins due to beach tourism. For capital appreciation and prestige, Kotor often performs better. Budva is more liquid for resale.
Which is more expensive?
Kotor Old Town is typically 10-20% more expensive than equivalent Budva. However, Budva has wider price range including very affordable outskirts.
Which has better beaches?
Budva by a significant margin. Kotor Bay has no real beaches - it's a dramatic fjord setting but swimming is from rocks and platforms.
Which is better for families?
Budva for beach holidays with children. Kotor for cultural experiences and older children who appreciate history. Both work for families.