Blog
Hands-on notes on investing, renting and living in Montenegro — numbers included.
RentalsŽabljak Rental Seasonality: An Occupancy CalendarŽabljak tourist season: two peaks, New Year at 80–100%, summer at 75–80%, spring near 55%. Occupancy calendar of our four houses from Booking data, with nightly rates.30 October 2026InvestingŽabljak vs Kolašin: Which Mountain Resort to Invest InŽabljak or Kolašin for a property purchase: four comparison criteria, dated Žabljak numbers and the questions to put to any seller at either mountain resort.28 October 2026ConnectivityStarlink Launches in Bosnia: What It Means for MontenegroStarlink opened orders in Bosnia on 21 October 2026. Prices in euros vs Croatia, whether ordering via Bosnia helps if you live in Montenegro, and what it means here.21 October 2026RentalsDirect Bookings vs OTA: Cutting the 15% CommissionHow much the Booking commission costs an owner and what moving repeat guests to direct bookings is worth. A calculation on our four Žabljak houses: €48–56k a year.19 October 2026InvestingMountains vs Coast: Where to Buy Income Property in MontenegroWhere to buy income property in Montenegro, coast or mountains? Price per m² (Q3 2025), seasonality, liquidity and a pick by investor type, from our Žabljak experience.16 October 2026InvestingBuilding Legalization in Montenegro: The 2025 Law ExplainedBuilding legalization in Montenegro: what the 14 Aug 2025 law changes, the deadlines, Article 33 on sales and rentals, and which papers to ask a seller for.14 October 2026InvestingMontenegro Property Due Diligence: Check Before You BuyMontenegro property due diligence step by step: the land registry extract (list nepokretnosti), mortgage cancellation, building status, debts and the lawyer's role.10 October 2026InvestingWhat Transfers When You Buy an Operating Rental BusinessBooking account, reviews, brand, guest base, furniture: what actually passes to the buyer of a rental business in Montenegro, and how to lock it in the contract.9 October 2026RentalsShort-Term Rental in Montenegro: Rules, Licences, TaxesShort-term rental in Montenegro: property registration and categorisation, guest reporting, tourist tax, individual vs DOO, and what to check before buying.2 October 2026InvestingMortgage in Montenegro for Foreigners: What Is AvailableMortgage in Montenegro for foreigners: banks lend to non-residents against the property, but with a large down payment. A worked example on €280,000 and the alternatives.1 October 2026DurmitorDurmitor National Park: A 2026 Guide from Local OwnersDurmitor National Park: 18 glacial lakes, the Tara Canyon, peaks — what to see, routes by fitness level, how many days to plan. From owners of houses 3 km away.16 September 2026DurmitorBlack Lake, Durmitor: How to Visit Montenegro's Famous LakeMontenegro's Black Lake near Žabljak: how to get there, the loop trail, park entry rules and the best season to visit. From owners of houses 3 km away.14 September 2026DurmitorSavin Kuk Ski Season in Žabljak: A 2026/27 GuideWhen Savin Kuk's ski season opens near Žabljak, how to check snow conditions early, and where to stay. Our own winter occupancy data from Booking, not a guess.11 September 2026RentalsThe Real Cost of Maintaining a Mountain House in MontenegroThe real cost of maintaining a mountain house in Montenegro: utilities, pellets, cleaning, repairs. Real yearly costs from our four-house Žabljak complex.9 September 2026RentalsHow a Guest House Earns a 9+ Rating on Booking.comHow Booking's guest rating works and what actually moves the score: winter warmth, cleanliness, reply speed. A real case study at 9.2 across 56 reviews.7 September 2026RentalsManaging a Montenegro Rental Property RemotelyHow to manage a Montenegro rental property remotely: a hybrid model with a local caretaker and a remote owner. Real costs and lessons from our four Žabljak houses.4 September 2026InvestingCap Rate and NOI: How to Calculate Rental Property YieldHow to calculate NOI, cap rate and payback period for a rental property, worked through on a real Montenegro complex: €48–56k gross, 9.9–11.6% cap rate.2 September 2026InvestingAsset Deal vs Share Deal: Buying Property in MontenegroAsset deal vs share deal in Montenegro: what transfers to the buyer, who pays the transfer tax, and the risks of buying company shares instead of the property.28 August 2026InvestingMontenegro Real Estate Market 2026: What's ChangingMontenegro real estate market 2026: prices up 13.9% in a quarter, Serbia now tops Russia among buyers. Regional prices and where to find yield, not just growth.26 August 2026InvestingBuying Property in Montenegro with Crypto: What's LegalYou can't pay a Montenegro notary in crypto directly — the legal route is converting to euros through notary escrow. KYC from €10,000, the lawyer's role, a real example.24 August 2026ConnectivityInternet in Žabljak and Durmitor: What Actually WorksMost houses in Žabljak run on a 4G router: up to 60 Mbps at best, with dropouts. An honest look at cable, mobile and satellite from owners of four mountain houses.21 August 2026ConnectivityeSIM vs SIM Card in Montenegro: What to Choose in 2026Montenegro is outside the EU, so roam-like-at-home does not apply. Official 2026 operator prices, eSIM versus a local SIM, and how much data you actually need.19 August 2026ConnectivityHow to Get Starlink Working in Montenegro TodayStarlink isn't sold in Montenegro yet, but a terminal works here. Step by step: where to order, which plan actually covers you (not the €40 one) and what it costs.17 August 2026RentalsHow Much a Rental House in Žabljak Earns: 2026 RatesHow much a rental house in Žabljak earns: €65–130/night rates, month-by-month occupancy, honest gross-to-net math from our own Booking statistics.17 August 2026InvestingMontenegro Rental Yields in 2026: Real Numbers by RegionMontenegro rental yields in 2026: honest gross vs net math, ~15% OTA commission. A realistic range for mountain rentals is 9–12% — our own case nets 10–11%.14 August 2026RelocationMontenegro Residency Through a Company: 2026 GuideA Montenegro residence permit through a company — the alternative when property costs under €150,000. Annual DOO costs and the steps to residency.12 August 2026RelocationMontenegro Residence Permit by Property: 2026 €150k RuleSince 17 Jan 2026 Montenegro grants residence by property only from a €150,000 tax value; EU citizens are exempt. The rule and the alternative.10 August 2026RentalsMontenegro Winter Occupancy 2026: Mountains vs CoastMontenegro winter occupancy: mountains run 60–75% vs a 3–4 month coastal season. Our Booking data from Žabljak: New Year at 80–100%, honest cash-flow math.7 August 2026RelocationMontenegro Visa Rules 2026: What Changed for RussiansMontenegro plans visa rules for Russians from Q3 2026. What's confirmed, what it means for property owners and buyers, and how the market is already shifting.5 August 2026InvestingŽabljak Property Prices 2026: What a House Really CostsŽabljak's average asking price is €1,824/m², up 35% year-on-year (Estitor, Aug 2026). We break down prices by property type and compare with a turnkey rental business.3 August 2026InvestingŽabljak Real Estate: Why the North Outpaces the CoastŽabljak real estate investment: asking prices up 35% YoY (Estitor, Aug 2026), yet the north is less liquid. Growth drivers, honest risks, entry from €140k.3 August 2026InvestingMontenegro Property Transfer Tax 2026: How Much You'll PayMontenegro's property transfer tax is progressive: 3% up to €150k, then 5% and 6%. A worked €280,000 example (€11,000 tax) plus every other buying cost.3 August 2026InvestingBuying a Turnkey Rental Business in Montenegro: A ChecklistBuy a rental business in Montenegro the safe way: how to verify income with a Booking export, which documents matter, and the red flags that should stop a deal.3 August 2026InvestingCase Study: What 4 Rental Houses in Žabljak Actually EarnReal numbers from a Žabljak rental business: €48–56k gross income, expenses, Booking fees and a ~10–11% net yield. The owners open the full math.3 August 2026InvestingHow to Buy Property in Montenegro as a Foreigner (2026)How to buy property in Montenegro as a foreigner: who can buy what, the notary process step by step, the 3–6% transfer tax and a due diligence checklist.3 August 2026