Choose Žabljak for established character and Durmitor access. Choose Kolašin for new development and investment upside.
Overall Comparison
Žabljak
Average score
Kolašin
Average score
Žabljak vs Kolašin: Which is right for you?
Žabljak and Kolašin are Montenegro's two main mountain resort areas, both offering ski property and alpine living. This comparison helps you choose between these developing investment markets.
Žabljak sits in the heart of Durmitor National Park (UNESCO) with established infrastructure and the famous Black Lake. Kolašin is Montenegro's strategic ski development focus with €100 million+ government investment.
Both offer dual-season appeal (skiing and summer hiking) at prices far below Western European ski resorts. Your choice depends on whether you prefer established character or new development potential.
Category Breakdown
Ski Infrastructure
Savin Kuk ski area with traditional lifts. Works but showing age. Investment coming but slower.
New Kolašin 1600 resort with modern lifts opened 2021. Significant ongoing investment. More professional.
Natural Beauty
UNESCO Durmitor National Park. Black Lake, Tara Canyon (Europe's deepest), dramatic peaks. Spectacular.
Beautiful Biogradska Gora (primeval forest) nearby. Lovely mountains but less dramatic than Durmitor.
New Developments
Fewer new developments. More traditional/older properties available. Some new projects emerging.
Multiple new resort developments with branded residences. More choice for modern properties.
Investment Potential
Solid appreciation and rental potential. Established market with proven demand.
Higher upside potential as resort develops. More speculative but potentially better returns.
Accessibility
2.5 hours from Podgorica, 2+ hours from Tivat. More remote. Winter roads can be challenging.
90 minutes from Podgorica Airport. New highway connections. Much better accessibility.
Summer Activities
Exceptional summer activities - hiking, rafting (Tara), canyoning, zip-lining. Durmitor is premier destination.
Good hiking and biking. Less dramatic than Durmitor but still appealing. Growing summer market.
Property Prices
Generally more affordable. Traditional properties cheaper. Premium spots near Black Lake expensive.
New developments command premium prices. Generally more expensive than Žabljak equivalents.
Town Facilities
Small town with basic facilities. Restaurant scene improving. Still quite basic.
Growing town with improving infrastructure. New hotels bringing better restaurants and services.
Our Verdict
Choose Žabljak if...
Žabljak is right for you if you want UNESCO national park setting, established ski infrastructure, and the dramatic scenery of Durmitor including Europe's deepest canyon.
Browse Žabljak propertiesChoose Kolašin if...
Kolašin is right for you if you want new developments with modern amenities, government-backed resort expansion, and potentially higher capital appreciation.
Browse Kolašin propertiesFrequently asked questions
Which is better for ski investment?
Kolašin has more development momentum and government backing. Žabljak has UNESCO cache and Durmitor appeal. Both have merit for different risk profiles.
Which has better skiing?
Currently Kolašin with its new Kolašin 1600 resort has better facilities. Žabljak's Savin Kuk is more traditional. Both are modest by Alpine standards.
What rental yields are realistic?
Both can achieve 6-10% gross yields with dual-season usage. Winter ski season and summer hiking create year-round demand.
Which is easier to reach?
Kolašin is significantly more accessible - 90 minutes from Podgorica vs 2.5 hours for Žabljak. This affects both personal use and rental appeal.
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