Geography and more
Budva is a picturesque, warm, hospitable resort town located in the heart of the Adriatic coast of Montenegro. It is here that the Budva Riviera is located, the most prestigious region of the country, with clean beaches, interesting Mediterranean architecture, many attractions, and a rich cultural life. The real estate of these places is the most expensive in Montenegro. In addition to Budva itself, the resorts of Milocer, Petrovac, Przno, Becici, Rafailovici, Sveti Stefan are located on the Budva Riviera. The city has its own compact marina, which gives it a special charm.
Founded 2500 years ago, Budva is one of the most ancient settlements on the shores of the Adriatic. The old town is located on a small peninsula, where the "business card" of Budva is located, the Fortress of St. Mary, or Citadel. From its observation deck there is a wonderful view of the red roofs of old Budva houses. Here you can walk along the cozy narrow streets, walk along the stone pavement, marvel at the skill and hard work of the locals, who almost completely restored this part of Budva after the earthquake of 1979. From the Old Town, a scenic road leads to one of the most beautiful local beaches of Mogren. There is also a small local beach in the city, surrounded by tourist shops.
The new city lies along the shores of a small bay and is the center of attraction for tourists. It is here that most cafes, restaurants, shops are located, as well as the famous 1.5-kilometer Slavyansky beach with its noisy promenade.
Not far from Budva is the island of Sveti Nikola, one of the few on the coast of Montenegro. It is uninhabited, and its main (and only) attraction is the Church of St. Nicholas built in the XVI century. The island can be reached by boat, which constantly runs from Budva (about 5 round trips).
In total, there are about 20 beaches in the vicinity of Budva, among which there are sandy ones, but rocky or covered with small pebbles prevail. At the same time, the water in the sea is perfectly transparent, of a beautiful dark turquoise color. Eight beaches of the Budva Riviera are marked with the Blue Flag, a prestigious sign that the EU gives to its best beaches.
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An important advantage of Budva is that its year-round infrastructure does not depend on the tourist season: it is comfortable to live here 365 days a year. Schools and kindergartens, restaurants and cafes, polyclinics and hospitals, supermarkets and boutiques, fitness clubs and tennis courts are open all year round. The population of Budva is about 15,000 people, officially about 200 of them are Russians, although in fact their number is slightly higher.
In the shops of Budva, you can easily find Russian products: you will definitely not miss buckwheat here. But the abundance of various restaurants of both traditional Montenegrin and Mediterranean and international cuisines will appeal to even the most fastidious gourmets. The local cuisine uses a lot of cheese, meat, seafood and fresh vegetables. You should definitely try chevapchichi – minced meat sausages, sarma – Montenegrin cabbage rolls, chorba ribla – fish soup, cream-baked carp and many, many other mouth-watering dishes. The best restaurants on the coast include Jadran with impressive portions of seafood, the cafe in the Old Town Juice Bar Budva with traditional dishes and snacks, the Mediterranean Pivnic, the exquisite Mozart with a sophisticated interior and great desserts.
The tourist season in Budva lasts from May to October. It is this period that is the most profitable for renting out housing: the resort is visited by about 250,000 guests. In summer, life literally boils in Budva: bars and nightclubs are open, theatrical performances are given, festivals are held, and the fun does not subside even at night.
How to get there
The nearest airport to Budva (about 20 km) is Tivat Airport, which is called the "Air Gate of the Adriatic" because it most often accepts charter flights from all over the world. Podgorica Airport is about 70 km from Tivat, and Dubrovnik is about 72 km away. Direct flights from Moscow to Tivat are operated by Ural Airlines, S7 Airlines, Red Wings Airlines, Montenegro Airlines, and Aeroflot. The cost of a round-trip flight in July ranges from 17,000 to 23,000 rubles. Charters connect other major Russian cities with Tivat.You can get from Tivat Airport to Budva by Blueline buses, which run between the cities three times a day. The trip will take about 40 minutes.The so-called Adriatic Highway (Jadran Way) passes through the cityA highway connecting numerous settlements in Greece, Albania, Montenegro, Bosnia, Croatia.Schools
Budva is home to one of the most popular Russian-speaking schools in Europe, Katusha. Education is possible both full-time and half-board or full-board. The school operates under an agreement with two Russian educational institutions, the educational process is conducted according to the standards of the Ministry of Education of Russia. In addition to the main classes, there are many clubs, all kinds of holidays and interesting events take place regularly.
"Katyusha" cooperates with the StudyLub school, which provides methodological recommendations for teaching English. Basic education without meals and transportation costs 400 euros per month, half board (also without meals and "delivery" of the child to school) 870 euros per month, and full board, that is, accommodation with meals, will cost parents 2000 euros per month.
Also, the center for Russian language and culture "Vozrozhdenie" has been opened in Budva, among other things, preparing schoolchildren for the Russian Unified State Exam. The training is conducted in the form of an external course (grades 1 to 4 and 10). And also at the weekend school (from grades 5 to 11, the entrance fee is 300 euros and the same monthly payment.
Why Budva?
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Budva is conveniently located. Only 20 km, or 40 minutes on the way, separates it from Tivat International Airport. In the immediate vicinity there are various resorts where you can live or relax.
- The climate in Budva is typical Mediterranean, with warm summers and mild winters. The coldest month of the year is January, when the air temperature drops to +12 °C. The hottest August (+28 °C).
- The city is the tourist capital of Montenegro. It is profitable to rent out real estate here. Budva has a well-developed year-round infrastructure: a yacht marina, hotels, beaches, a large number of shops, restaurants, banks, markets, schools, clinics are available to guests and residents of the resort 365 days a year.
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- The absence of a language barrier and the goodwill of local residents makes living here as comfortable as possible for Russians.
- Russian Russian school in Budva, there is a polyclinic with Russian-speaking specialists, as well as the Russian shopping mall TQ Plaza.
- In Budva, you can buy delicious and environmentally friendly products, and the cost of goods and services is much lower than in neighboring EU member states.
- The cultural life of Budva is rich in interesting events: theatrical, musical, gastronomic festivals take place here, and from the beginning of July until August 20, poets come to Budva. The citadel becomes a stage for performances by troupes from neighboring countries and Montenegro itself. The annual Grad Theater Festival is also held here.
- An important factor that influences the decision to buy a home in Montenegro today is the possibility of obtaining a residence permit when buying real estate of any value.
The situation in the real estate market
Experts note that picturesque and hospitable Budva represents the busiest real estate market in Montenegro, with some of the most impressive sales volumes in the country. At the same time, the current situation is the most attractive for buying a home here. So, if during the period of "peak" 2007-2008, the average cost of a square meterthe meter in the new buildings of the city was €5000, today it is at the level of €1500-1600 per «square, however, buyers can purchase interesting options at the price of €1200-1300 / 1 sq. m. If we talk about secondary housing, apartments up to € are in active demand;1100 per square meter. Experts attribute its high density to the disadvantages of the Budva development: even hotels often do not have extensive adjacent territories, so elite facilities are often located in the suburbs.
Real estate market experts in Montenegro pay special attention to the need for buyers to cooperate with a trusted real estate agency when searching for and completing a purchase and sale transaction real estate in Budva. They strongly advise against buying real estate with the help of casual acquaintances (taxi drivers, waiters, new friends). The reason for this is an impressive number of objects on the Budva market, which were illegally built without permits and subsequently repeatedly resold to hapless buyers, including during the construction phase. An experienced realtor will offer a reliable option or check the selected object for the purity of the documentation and the presence of obvious and hidden encumbrances.
Areas attractive for investment
Experts call the objects located in The Old town, in the immediate vicinity of it, as well as by the sea. If there is an interesting price offer up to 200 meters from the sea in a new building or in a house built with a three- or five-year foundation, experts recommend purchasing it without hesitation. The further away housing is located in Budva from the coastline, the less prestigious it is. The exception is the elite side of Budva, the village of Gosposhtina, in the area of Mogren beach. Commercial facilities in Budva are also promising for investment - hotels, restaurants and shopping centers conveniently located by the sea or in the Old Town.
Interesting areas of the city also include those that were built after the approval of the urban development plan of the city, such as Rosina. There are many administrative buildings, a sports center, a school, and a bus station. There are many new buildings with parking lots in Rozin, so there are no problems with parking. There is a well-developed infrastructure in the Dubovica area, which is located next to the sea. The situation is somewhat different in the districts of Veli Vinohradi, Bijeli Do and Babilonia, where the market is represented by many houses of old stock, there is a shortage of parking spaces, and poorly developed road infrastructure.
The Lazi district is the most remote from the Old Town and the sea. The high-altitude location is also its advantage: the area is remote from the hustle and bustle of the city, and there is a favorable microclimate combining mountain and sea air. Although hiking can be very problematic for the elderly or families with children. The quiet areas of Budva also include Podkoshlyun, which lies on the opposite side of the Old Town.
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To the most prestigious area
There is simply no budget housing on the coast: it is impossible to build it on "golden" land at a cost. Two-storey townhouse on the first line by the sea, with three bedrooms and an area of 480 sq. m. m in an elite complex will cost the buyer 3.3 million euros. In the city there is a new four-storey villa with sea views, three bedrooms, with an area of 380 sq.m. m is sold at a price of 2.5 million euros. A little further from the city, a townhouse 400 meters from the sea with an area of 110 sq.m. m can be purchased for €265,000, and a furnished studio in a modern residential complex with full infrastructure for €85,000. Budget options include apartments on the outskirts of the city.Here you can buy an apartment at a price of about 1000 / sq. m. Russians in Budva prefer to purchase real estate in several categories: villas and houses of recent construction up to 400,000, one-bedroom apartments worth up to 50,000, two-bedroom apartments priced up to 80,000-90,000. Rent The average rental yield in Budva is at the level of 7-8% per annum, which is a very good indicator for Europe. Experts note that the same object in Budva can be rented out both for long-term rent in the off-season, and for tourist, which brings more income, at the height of the season. The long-term rent of a standard one-bedroom apartment is on average 250-450 euros per month. As for the daily rent during the tourist season, depending on the characteristics of a particular object, it is 40-80 euros per day. The highest season in Budva is the period from mid-June to mid-September. At this time, Budva rent is the most expensive, and renting an exclusive villa for a week can cost tenants 10,000 euros. Portal HomesOverseas.ru thanks Elena Nevskaya for her help in preparing the article (ADRIONIKA) and Bogdan Michunovich (The Best Way). photocredits: adrionika / the best way / katusha school, Budva HomesOverseas.ru.jpeg)
