Land for Sale in Budva, Komoševina — 789 m² Plot with Approved Urban Conditions
Land for sale in Budva — urban parcel UP 72 in Komoševina, with Urban-Technical Conditions issued by the Municipality of Budva in September 2025. The parcel measures 789 m² and carries an approved BRGP of 473 m² over P+2, with a maximum building footprint of 197 m² — leaving 592 m², or 75% of the plot, open for gardens, terracing and a pool, which the plan expressly permits. Zoning is medium-density residential with tourism use allowed. The hillside position looks over the Adriatic, Budva Old Town, Mogren Fortress and Sveti Nikola island, five minutes’ walk from the centre. A complete architectural project for the site is available to the buyer. Enquire today.

Land for Sale in Budva — Approved Urban Parameters
The following parameters are taken directly from the Urban-Technical Conditions :

Parameter
Approved value

Urban parcel (UP)
789 m²

BRGP — gross developed building area
473 m²

Maximum footprint
197 m²

Building index (izgrađenosti)
0.60

Coverage index (zauzetosti)
0.25

Floors
P+2 (ground + 2)

Maximum floor height
3.10 m

Zoning
SS — medium-density residential, tourism use permitted

What These Numbers Allow

473 m² of above-ground building across three levels — an average of roughly 158 m² per floor within a 197 m² footprint cap
592 m² of open ground (75% of the parcel) for landscaping, terracing and outdoor space
A swimming pool and sports courts are expressly permitted on urban parcels under this plan
Flat roofs may be planted and used as terraces, or pitched between 18° and 35°
One building per urban parcel — this is a single-villa site, not a multi-unit development

Basement Levels and the BRGP Rule
The plan provides that basement and cellar floors intended for garages and auxiliary rooms are not counted toward BRGP. On a sloping site this is significant: parking and service space can be cut into the hillside without consuming the 473 m² allowance.

The distinction matters. Space below ground used for habitable rooms does count toward BRGP. Any buyer evaluating a design for this plot should ask for an area schedule separating BRGP-counted floor area from excluded garage and auxiliary space, and confirm the total stays within 473 m².

The Site and the View
The plot occupies a hillside position above Budva with an open outlook across the bay. From the site you look over:

Budva Old Town — the walled medieval core and its citadel
Sveti Nikola island — Budva’s largest island, directly offshore
Mogren Fortress — the 19th-century Austro-Hungarian fort on the headland
Budva Marina and the harbour
The open Adriatic and the mountain ridge behind the coast

The elevation is what produces this. Plots at street level in Budva look at buildings; the value of a hillside parcel here is the uninterrupted line of sight over the Old Town to the sea, and it is not something that can be created by design on a lower site.

Architectural Project
A complete architectural project developed for this plot is available to the buyer, comprising renders, floor plans and supporting documentation. The design is a contemporary villa arranged over multiple levels stepping down the slope, with a planted roof and a long infinity pool orientated toward the Old Town view.

For a buyer intending to build, an existing design prepared specifically against this parcel’s parameters is a meaningful head start — the site constraints, access, levels and orientation have already been resolved. Whether to build it as drawn or commission a fresh design remains the buyer’s choice; the land and its approved parameters carry the value either way.

Full project documentation, including the architect’s area schedule, is available on request for buyers proceeding to due diligence.

Legal Position — What Is Done and What Remains
In place

Urban-Technical Conditions issued — 19 September 2025, Municipality of Budva
Urban parcel UP 72 defined in the LSL “Komoševina I” planning document, with parameters fixed
No registered encumbrances on the cadastral parcels — no mortgages, liens or restrictions recorded
No buildings registered on the land — a clean site

Remaining steps
We set these out plainly because they carry time and cost, and any serious buyer will identify them in due diligence.

Elaborat parcelacije (parcellation study). The UTU requires this to be prepared by a licensed geodetic organisation and certified by the Real Estate Administration, PJ Budva, in order to establish the exact cadastral composition of urban parcel UP 72. Until it is completed, UP 72 exists as a planning designation rather than a formed cadastral unit.
Idejno rješenje (conceptual design) must demonstrate compliance with the conditions of Article 41 of the Law on Construction of Structures.
Building permit. The UTU is a prerequisite for the permit application, not the permit itself.
Property-legal relations. The UTU records the registered right-holder of the cadastral parcels and notes that property-legal relations with that owner are to be regulated. Buyers should confirm the chain of title and the seller’s authority to transact before committing.

What the UTU genuinely saves is the planning stage — the parameters are set, the use is established, and the plot’s development envelope is no longer a question. That is the part of the process most exposed to delay and refusal in Budva. The steps above are procedural rather than discretionary, but they are not instantaneous.

Location — Komoševina, Budva
Komoševina sits on the slope above Budva, close enough to reach the centre on foot while sitting above the summer density of the coastal strip.
Distances

Budva town centre — ~5 min walk
Budva Old Town — ~1 km / ~12 min walk
Budva Marina — ~1 km / ~12 min walk
Slovenska Plaža — ~1 km / ~13 min walk
Mogren Beach — ~1.5 km / ~18 min walk
Sveti Nikola island — offshore, seasonal taxi boat from the marina
Bečići — ~4 km / ~9 min drive
Sveti Stefan — ~10 km / ~15 min drive
Tivat International Airport — ~20 km / ~20–30 min drive (Airports of Montenegro)
Podgorica Airport — ~65 km / ~70 min drive
Kotor Old Town (UNESCO) — ~22 km / ~30 min drive

Why Approved Land in Budva Is Scarce
Budva’s buildable land is constrained by topography and by planning. Plots inside the town boundary with issued urban conditions, an open sea outlook and walking access to the centre are a small and shrinking category. The Budva riviera is the most developed stretch of the Montenegrin coast, and the supply of new in-town parcels is largely fixed.

Buying Land in Montenegro — Costs and Process
Transfer tax on property in Montenegro is progressive:

Portion of purchase price
Rate

Up to €150,000
3%

€150,000 – €500,000
5%

Above €500,000
6%

The rates apply progressively — each band is charged only on the portion of the price falling within it, not on the whole amount. Transfer tax is payable within 15 days of signing the contract. Purchases of new-build property from a VAT-registered developer are subject to 21% VAT instead of transfer tax.

Land ownership by foreign individuals is subject to restrictions that must be confirmed for the specific parcel — this is a point to settle early rather than late, and one where a buyer may be advised to acquire through a Montenegrin company. Official guidance is published by the Government of Montenegro.

See our Montenegro Property Buying Guide for the purchase process, and our guide to Residency in Montenegro. We recommend independent Montenegrin legal counsel specialising in planning and construction law before committing to a land purchase, and can make an introduction.

FAQ — Land for Sale in Budva, Komoševina

How large is the plot and how much can be built on it?

Urban parcel UP  measures 789 m². The approved BRGP — gross developed building area above ground — is 473 m², over P+2 (ground plus two floors), with a maximum building footprint of 197 m². That leaves 592 m², about 75% of the plot, as open ground. The underlying cadastral parcels 2539 and 2540/1 KO Budva total 1,257 m²; the balance falls within the road corridor under the planning document and does not form part of the buildable urban parcel.

What exactly do the Urban-Technical Conditions cover?

The UTU and issued by the Municipality of Budva under the LSL “Komoševina I”, fix the development envelope: parcel area, BRGP, footprint, building and coverage indices, floor count, maximum floor height and permitted use. They are the prerequisite for a building permit application, not the permit itself. What they remove is the planning uncertainty — what may be built on this plot is settled.

Can a swimming pool be built on the plot?

Yes. The planning document expressly permits swimming pools and sports courts on urban parcels within this zone. With a maximum footprint of 197 m² on a 789 m² parcel, roughly 592 m² of open ground remains available for a pool, terracing and landscaping. Flat roofs may also be planted and used as terraces, or pitched at between 18 and 35 degrees.

Do basement levels count toward the 473 m² limit?

Basement and cellar floors count toward BRGP only when they contain habitable space. Areas intended for garages and auxiliary rooms are expressly excluded. On a sloping site this allows parking and service space to be built into the hillside without consuming the 473 m² allowance. Any design for this plot should come with an area schedule separating BRGP-counted floor area from excluded garage and auxiliary space.

What still needs to be done before construction can start?

Three main steps remain. First, an Elaborat parcelacije (parcellation study) prepared by a licensed geodetic organisation and certified by the Real Estate Administration, PJ Budva, to establish the exact cadastral composition of urban parcel UP  — until this is done, UP is a planning designation rather than a formed cadastral unit. Second, a conceptual design (idejno rješenje) demonstrating compliance with Article 41 of the Law on Construction of Structures. Third, the building permit application itself. The planning stage — the part most exposed to delay in Budva — is complete.

What are the views from the plot?

The plot sits on the hillside above Budva with an open outlook over Budva Old Town and its citadel, Sveti Nikola island offshore, Mogren Fortress on the headland, Budva Marina and the open Adriatic, with the mountain ridge behind. The elevation is what creates this line of sight — plots at street level in Budva generally face other buildings.

What taxes apply when buying land in Montenegro?

Transfer tax is progressive: 3% on the portion of the price up to €150,000, 5% on the portion between €150,000 and €500,000, and 6% on any portion above €500,000. Each band applies only to the portion of the price within it. Tax is payable within 15 days of signing the contract. New-build property bought from a VAT-registered developer attracts 21% VAT instead of transfer tax. Land ownership by foreign individuals carries restrictions that must be confirmed for the specific parcel, and buyers are often advised to acquire through a Montenegrin company. Independent legal counsel should be engaged before committing.

Enquire about this land for sale in Budva. Urban-Technical Conditions, cadastral documentation, architectural project and renders are available to qualified buyers on request.