Published on and written by Cyril Jarnias
Nestled in the heart of the Balkans, Montenegro stands out as a prime destination for expatriates seeking tranquility and security. Over the years, the country has seen a growing number of secure residences emerge, meeting the increasing demand from an international clientele concerned with combining quality of life and peace of mind.
Attracted by its Mediterranean climate, stunning landscapes, and rich cultural heritage, newcomers find enhanced security in these havens of peace thanks to cutting-edge technology and 24/7 surveillance services.
This trend continues to grow, positioning Montenegro as an essential player on the global map for expatriates searching for an exceptional living environment.
Exploring the Growing Demand for Secure Residences in Montenegro
Several factors explain the increasing demand for secure residences in Montenegro, from economic, political, and social perspectives.
Economic Factors
- Montenegro’s cost of living is among the lowest in Europe, particularly attracting expatriates and retirees seeking higher quality of life at lower cost.
- Attractive taxation (15% personal income tax, 9-15% corporate tax, 15% dividend tax) appeals to international entrepreneurs and investors.
- Real estate remains affordable compared to neighboring countries or EU members.
Political Factors
- Montenegro offers a politically stable environment and a regulatory framework favorable to foreigners wishing to settle or invest.
- The introduction of the government’s citizenship by investment program allows non-residents to quickly obtain residency permits, or even citizenship under certain conditions (minimum real estate investment ranging from €250,000 in the north to €450,000 on the Adriatic coast or in Podgorica).
Social Factors
- The growing availability of international schools and easier access to medical care enhance attractiveness for expatriate families.
- The country’s natural diversity (beaches, mountains) combined with rich cultural history also contributes to choosing Montenegro as a new residential destination.
Recent Statistics
Recent data indicates a notable increase in the number of expatriates choosing Montenegro. Many European nationals as well as Russians, Turks, and Middle Easterners have made this choice in recent years. Annual applications for temporary or permanent permits have been steadily rising since the implementation of new government incentives.
| Year | Estimated Number of New Foreign Residents |
| 2022 | ~8,000 |
| 2023 | ~12,000 |
| 2024 Forecast | >14,000 |
Impact on the Local Real Estate Market
The growing influx leads to:
- Upward pressure on real estate prices in certain sought-after areas (particularly Budva, Kotor, and Tivat).
- Gradual scarcity of available offerings in the high-end/secure segment.
| Sought-After Location | Average Price/m² (€) | Current Availability (%) |
| Adriatic Coast | >3,500 | Low |
| Podgorica (capital) | ~2,200 | Medium |
Expatriate Preferences
- Proximity to the sea or panoramic views
- Residences offering enhanced security: controlled access/video surveillance/concierge services
- Private pool/garden/secure parking
- Quick access to international schools and modern medical services
Government Initiatives
The CBI (“Citizenship by Investment”) program is a key lever driving this dynamic. It requires that only certain approved real estate projects can be used to obtain privileged status. Additionally:
- Increased administrative facilitation for obtaining temporary then permanent permits
- Active promotion to international investors at specialized events
In summary, this unique combination – economic/fiscal attractiveness, political stability, exceptional natural setting, and targeted public initiatives – strongly fuels international interest in Montenegrin secure residences while directly influencing both price evolution and the very typology of available real estate inventory.
Good to know:
The growing demand for secure residences in Montenegro is largely driven by stable economic factors, favorable political climate, and welcoming social environment for expatriates. These individuals represent a significant portion of the foreign population, attracted by government initiatives such as advantageous tax measures and simplified residency conditions. With over 10,000 expatriates recently registered, the local real estate market is feeling the pressure, with residence prices increasing and supply sometimes struggling to keep up with this demand. Expatriate preferences often focus on coastal areas and cities like Kotor or Budva, where residences offer modern amenities and enhanced security. In response, the Montenegrin government is deploying incentives aimed at encouraging foreign investment in the real estate sector, promising new opportunities in this rapidly expanding market.
The Appeal of Gated Communities for Expatriates
Gated communities in Montenegro are attracting a growing number of expatriates through a combination of enhanced security, modern amenities, and strong community spirit. These factors meet the specific expectations of foreigners seeking stability and comfort in a new environment.
Main Characteristics of Gated Communities:
| Characteristic | Description |
|---|---|
| Enhanced Security | Frequent presence of guards, access control, video surveillance, and perimeter fencing. |
| Integrated Amenities | Private green spaces, swimming pools, fitness centers, children’s playgrounds, secure parking. |
| Community Life | Organization of resident events (barbecues, parties), local WhatsApp groups. |
| Proximity to Services | Quick access to international schools, private clinics, and modern shopping centers. |
Why Are These Features Sought After by Expatriates?
- Increased Need for Security: Although Montenegro is considered safe (92% of expatriates report being satisfied or very satisfied with the general level), the visible presence of security measures provides additional peace of mind for those settling far from their home country.
- Comfort Seeking: Easy integration into an international community helps newcomers avoid cultural and linguistic isolation.
- Facilitated Family Life: Families appreciate the possibility for their children to move freely in a monitored environment; testimonials highlight this unique feeling (“Our children are much freer here than in France…”).
- Easier Access to Infrastructure: Immediate proximity to English or French-speaking schools and medical services particularly reassures families.
Concrete Examples:
- In Podgorica:
- Novi Grad is highly sought after for its recent buildings near commercial areas.
- Hillside neighborhoods (Gorica/Ljubović) offer secure villas with panoramic views.
- On the coast:
- Bečići, near Budva: calm and family-friendly atmosphere appreciated by expatriates seeking accessible beaches but secure environment.
Significant Testimonials:
“I feel safer here than in Paris… My only concern is when I drive on the roads in winter!” — Sophie, Kotor
“People are welcoming… Our children play outside without constant supervision” — Émilie, Budva
Cultural & Social Implications:
- These enclaves can sometimes reinforce the feeling of “being among themselves” within the foreign population.
- The massive arrival of expatriates modifies the local demographic balance: this can contribute to rising real estate prices in certain sought-after neighborhoods.
- Some local populations perceive these residences as external symbols of rapid social change induced by internationalization; this sparks curiosity but also sometimes reservation towards these semi-autonomous communities.
In summary: The growing success of gated communities among expatriates in Montenegro reflects a deep need for serene integration into a foreign country while preserving their Westernized lifestyle – subtly reconfiguring the modern Montenegrin urban fabric.
Good to know:
Gated communities in Montenegro attract expatriates through their enhanced security, a crucial aspect for those seeking tranquility in a foreign environment. These residences offer amenities such as swimming pools, fitness centers, and green spaces, promoting optimal living comfort. The community spirit is also strong thanks to shared activities, like barbecues or parties organized within popular complexes such as Porto Montenegro. Data shows that over 60% of expatriates choose these neighborhoods for their comfort and security. However, this trend creates tensions with local populations, who fear ghettoization and rising real estate prices. Testimonials reveal that some local residents perceive these neighborhoods as “bubbles” disconnected from Montenegrin reality, thus challenging the country’s traditional social and cultural fabric.
Premium Services of Residential Complexes in Montenegro
Luxury residential complexes in Montenegro stand out through an impressive range of premium services designed to satisfy a demanding international clientele. These exclusive services constitute a determining factor in expatriates’ investment choices and significantly contribute to real estate valuation.
Aquatic Facilities and Wellness
High-end residences typically feature infinity pools offering breathtaking views of the Adriatic. The Nikki Beach Montenegro complex, located in Tivat, perfectly exemplifies this trend with its infinity pools and private beach, creating a privileged beach environment for its residents. Complete spa areas, including saunas, steam rooms, and treatment rooms, allow residents to enjoy a comprehensive relaxation experience without leaving their residence.
Concierge and Security Services
Enhanced security constitutes a major selling point, with 24/7 surveillance systems, controlled access, and sometimes private guards. The concierge service, like that offered by Nikki Beach Montenegro, addresses residents’ slightest needs, whether restaurant reservations, organization of private events, or personalized services.
Technology and Modern Comfort
The integration of advanced technologies has become essential, as demonstrated by the Becici residential complex which is equipped with a smart home system. These installations allow residents to remotely control various aspects of their homes, enhancing both comfort and energy efficiency.
Parking and Accessibility
Multi-level underground parking, like that of the Becici complex which features two-level underground parking, offers a practical and secure solution for residents’ vehicles, a particularly appreciated asset in densely populated coastal areas.
Dining and Entertainment
Refined restaurants integrated into complexes, like those at Nikki Beach Montenegro, allow residents to enjoy quality gastronomic experiences without leaving their homes. Some complexes also offer exclusive entertainment spaces, reinforcing the community aspect of these residences.
Impact on Real Estate Valuation
These premium services have a direct impact on property valuation. In Dobrota, standard apartments start at €100,000, while luxury residences with full services can exceed €200,000. The luxury penthouse at Nikki Beach Montenegro, with its 500 m² and exceptional amenities, is offered at €5,000,000, perfectly illustrating this added value.
| Residential Complex | Location | Premium Services | Price Range |
| Nikki Beach Montenegro | Tivat | Private beach, infinity pools, spa, restaurants, concierge | Starting from €5,000,000 (penthouse) |
| Becici Complex | Becici | Smart home system, two-level underground parking | Not specified |
| Dobrota Residences | Dobrota | Sea view, Adriatic architecture, modern design | €100,000 to over €200,000 |
These luxury residential complexes in Montenegro, with their exclusive services, perfectly meet the expectations of an international clientele seeking a privileged Mediterranean lifestyle. The alliance between local authenticity and modern comfort constitutes a powerful selling point for foreign investors, contributing to the boom of the luxury real estate market in this Adriatic country.
Good to know:
High-end residential complexes in Montenegro attract numerous expatriates through a range of premium services, combining comfort and security. Enhanced security, with advanced surveillance systems and dedicated personnel, constitutes a genuine asset for these residences. Additionally, spa and wellness facilities, heated swimming pools, and state-of-the-art fitness centers shape a privileged lifestyle, meeting the expectations of a demanding international clientele. Complexes such as Porto Montenegro in Tivat and Lustica Bay not only offer these exclusive services but also contribute to the country’s real estate valuation, making these residences particularly attractive to foreign investors seeking an exceptional living environment.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
