sr 
ru 
Thinking about buying land in Montenegro to build your own villa? Before you fall in love with the sea view — check one thing first: UTU (Urban-Technical Conditions). It defines what, how high, and how big you can build. Without UTU, the land may turn out to be non-buildable — no matter what anyone promises.
1) What UTU actually defines
- Type of use (residential, tourist, mixed-use, agricultural)
- Maximum floors, height, and total buildable m²
- Setbacks from road and neighbours, parking requirements
- Infrastructure conditions — road, water, electricity, sewer
2025 timing: UTU issuance/confirmation typically takes 2–6 weeks depending on municipality.
2) Typical land prices (2025)
- Prime sea-view areas (Luštica, Tivat, Budva): €250–600/m²
- Near-coastal hillsides: €100–250/m²
- Inland/rural zones: €30–80/m²
Tip: The price only makes sense if UTU allows real residential construction. Always double-check the zoning plan — not just the view.
3) Main costs before construction
- Topographic & geodetic survey: €400–600
- UTU & permits: €300–800
- Architecture & engineering design: €35–60/m² of build area
- Legal & notary fees: €1 000–1 500
- Utility connections (power, water, sewer): €5 000–12 000 total
4) Taxes when buying land (2025)
- Up to €150 000 → 3 %
- €150 001–€500 000 → €4 500 + 5 % on the amount above €150 000
- Over €500 000 → €22 000 + 6 % on the amount above €500 000
Note: If a VAT-registered company sells building land, the transaction can fall under 21 % VAT (case-by-case; confirm with your lawyer).
5) Common traps to avoid
- Land without valid UTU — looks perfect, but unbuildable
- Unregistered access road — no permit without legal access/servitude
- Shared/co-owned plots — not all owners agree to sell
- Hidden utility costs — power/sewer upgrades can add €10 000+
- “Agricultural land” marketed as residential — it’s not
6) Real example (Luštica hillside)
A 650 m² sea-view plot at €180/m² ≈ €117 000. Add due diligence, design, and connections — roughly €25 000–35 000 before construction.
Building a 250 m² villa at ~€1 500/m² → total around €490 000–530 000 — still below ready sea-view villas often listed at €900 000+.
7) Before you buy — get it checked
If you’re not sure whether a plot is buildable or what exactly UTU allows, send us the cadastre link or a Google Maps pin. We’ll review zoning, access and utilities within 48 hours and outline next steps.