Choose Kotor for UNESCO prestige and tourism income. Choose Herceg Novi for affordable living and local community.
Overall Comparison
Kotor
Average score
Herceg Novi
Average score
Kotor vs Herceg Novi: Which is right for you?
Kotor and Herceg Novi both sit on the beautiful Bay of Kotor but offer very different property propositions. This comparison helps you choose between prestige and value on Montenegro's most dramatic coastline.
Kotor is the famous UNESCO site at the bay's head - dramatic, historic, and internationally renowned. Herceg Novi is at the bay's entrance - beautiful, affordable, and popular with those seeking year-round living.
Both enjoy the bay's stunning scenery and Mediterranean climate. Your choice depends on whether you prioritise prestige and tourism or affordability and community.
Category Breakdown
History & Culture
UNESCO World Heritage site. Medieval Old Town, Venetian architecture, world-famous destination.
Pleasant historic Old Town with fortresses. Nice but doesn't compare to Kotor's UNESCO status.
Property Prices
Premium prices, especially Old Town. Limited supply of historic properties. Expensive throughout.
Significantly more affordable. 30-40% cheaper than Kotor for equivalent properties. Best value on the bay.
Rental Income
Strong year-round rental from cruise visitors and cultural tourists. Premium rates.
Moderate rental market. Health tourism (Igalo) provides some year-round demand. Lower rates.
Year-Round Living
Busy with tourists but maintains local life. Can feel crowded in summer.
Strong year-round community. Less tourist-dependent. More genuine local atmosphere.
Natural Beauty
Dramatic mountain backdrop, fortress walls climbing hillside. One of Europe's most scenic locations.
Beautiful bay views and lush vegetation. Known as "city of flowers". Lovely but less dramatic.
Healthcare & Facilities
Basic facilities. Serious healthcare requires Podgorica or abroad.
Famous Institut Igalo health spa. Better healthcare infrastructure. Popular with retirees.
Croatia Access
1.5+ hours to Croatian border. Long drive around the bay.
10 minutes to Croatian border. 40 minutes to Dubrovnik Airport. Easy Croatian access.
Beaches
Kotor Bay has no significant beaches. Rocky shores and platforms only.
Some small beaches and good swimming spots. Still not beach destination but better than Kotor.
Our Verdict
Choose Kotor if...
Kotor is right for you if you want Montenegro's most prestigious historic address, year-round tourism income, and the dramatic setting of this famous bay.
Browse Kotor propertiesChoose Herceg Novi if...
Herceg Novi is right for you if you want affordable coastal living, a genuine local community, and bay views without premium prices.
Browse Herceg Novi propertiesFrequently asked questions
Which is better for retirement?
Herceg Novi is more popular with retirees due to lower costs, healthcare at Institut Igalo, year-round community, and proximity to Dubrovnik for flights.
Which has more expats?
Herceg Novi has a larger established expat community. Kotor has international buyers but more seasonal and investment-focused.
Which will appreciate more?
Kotor has stronger appreciation potential due to UNESCO status and limited supply. Herceg Novi is more stable but less likely to see dramatic gains.
Can I live in both areas?
Yes, they're 30-40 minutes apart. Some owners have Kotor property for rental income and Herceg Novi for personal use.
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