Montenegro enters summer 2026 with a record number of flights. From May 13 — direct flights from Amsterdam to Tivat. What this means for the real estate market.

On May 13, 2026, TUI fly Netherlands is launching direct flights from Amsterdam to Tivat — twice a week, through the end of September. For Montenegro's rental market, this is not just a new tourist flow: it's a new source of solvent demand for short-term housing in one of the most premium sectors of the Adriatic.

The Dutch market differs from typical charter tourism. According to tour operators, Dutch travelers tend to book apartments and managed villas rather than hotels, stay longer than average, and — in a significant share of cases — transition from renting to buying after their first or second visit. For property owners and investors on the Luštica Peninsula and around Tivat Marina, this means an expanded audience that previously required a connection via Rome or Vienna.

Separately, Wizz Air has announced the opening of a base at Podgorica Airport with 17 new routes for 2026. According to sector analysts, total passenger traffic through both Montenegrin airports — Podgorica and Tivat — is expected to grow by approximately 50% in 2026 compared to 2025, which recorded a record 3.0 million passengers. SunExpress is additionally opening the Podgorica–Antalya route with a frequency of three times a week in the summer.

This is happening against the backdrop of a real estate market that, according to MN Housing, entered 2026 in "the best trading year since the country's independence in 2006." The average price of new construction nationwide reached €2,210 per square meter, representing annual growth of about 20%. Coastal locations have diverged in price: Tivat and the Bay of Kotor remain in the range of €2,450–€4,500 per square meter, while Porto Montenegro ranges from €6,000 to €12,000 in the marina zone. Bar and Herceg Novi remain entry points at €1,800–€2,200.

An important structural development: at the beginning of 2026, Montenegro raised the minimum investment threshold for obtaining temporary residence through real estate from an arbitrary amount to €150,000. This filtered out buyers who purchased cheap properties solely for residency. The market felt the screening: in the lower price segment, the number of inquiries decreased, while in the mid-range and premium segments, it held steady or increased.

In parallel, construction continues on the Bar–Boljare highway, which will connect the Adriatic coast with the Serbian border through the mountainous interior. Completed sections are already open; full completion is expected by 2028. Areas along the highway — Kolašin, Mojkovac — have begun attracting buyers seeking mountain properties with access to the coast in less than 90 minutes. In Kolašin, apartments and chalets generate net rental yields of 6–8%, the highest in the country.

Real estate in Montenegro — Bar, Budva, Kotor, Tivat: discount-house.com/montenegro