ROI Calculator for Real Estate in Ulcinj 2026: calculate costs, yield and value appreciation clearly
ROI Calculator for Real Estate in Ulcinj 2026: This neutral tool calculates purchase price, purchase-related costs, transfer tax, electricity, water, waste, internet, management, platform fees, seasonal rental, long-term rental, cash flow, net yield and potential value appreciation. The calculator helps assess real estate in Ulcinj economically before purchase — not as a forecast, but as a transparent scenario for rental income, cost structure and long-term viability.
The ROI calculator for real estate is suitable for apartments, houses and investment properties in Ulcinj. It shows how different assumptions regarding purchase price, use, consumption, rental model and value development affect annual revenue, net cash flow and yield.
For a property-specific review, you can contact us directly via the contact page .
Property, purchase price and purchase-related costs
Note on purchase type, transfer tax and purchase-related costs
The calculator uses an embedded progressive transfer-tax scenario for existing properties. New-build property purchased directly from the investor is calculated with 0.00 euros transfer tax. The actual contract and tax structure must be reviewed for the specific property.
Basis for transfer tax, property tax, ancillary costs, yield and value development.
Existing property: transfer tax is calculated. New-build property: transfer tax is set to 0.00 euros in the calculator.
Basis for building management: living area × rate per m² × 12 months.
Controls the default prices in the seasonal model: average-case high season = 80.00 euros per bedroom and night; worst / best cases as well as pre-season / post-season are derived from this.
One-time acquisition costs. Calculator formula: notary estimate, 21 percent VAT, cadastre, translation / interpreter and reserve. Excluding transfer tax.
One-time acquisition costs. Progressively calculated for existing properties. 0.00 euros for new-build properties.
Select rental model
Select the model first, then review the scenario
First select whether the property should be calculated as a seasonal rental or as a long-term rental. In the seasonal model, household consumption is not requested and is not included in the calculation. In the long-term rental model, electricity, water, waste and internet are treated as recoverable tenant service charges and do not reduce the owner cash flow.
Household consumption: electricity, water, waste and internet
Note on electricity, night electricity and water
This block is only displayed when the long-term rental model or model comparison is selected. The calculator uses 0.112 euros gross per kWh for day electricity and 0.0605 euros gross per kWh for night electricity as default assumptions. Monthly base fees for electricity, water, waste and internet are also considered. In the long-term rental model, these positions are treated as recoverable tenant service charges and do not reduce the owner cash flow.
Household assumption
Default: 0.112 euros gross per kWh day electricity.
Default: 0.0605 euros gross per kWh night electricity.
Monthly electricity base fee.
The day electricity share is calculated automatically as the countervalue.
Day electricity + night electricity always equal 100.00 percent.
Formula: day electricity share × day electricity price + night electricity share × night electricity price + electricity base fee.
Default: 1.20 euros per cubic meter.
Monthly water base fee.
Formula: m³ consumption × water price + water base fee.
Default assumption: 4.00 euros monthly. Treated as recoverable in the long-term rental model.
Default assumption: 20.00 euros monthly. Treated as recoverable tenant service charges in the long-term rental model.
Seasonal model with scenario selection
Note on the seasonal model
The year is divided into high season, pre-season, post-season and winter stay. Annual revenue is calculated from days × occupancy × price per overnight stay. MONSTAT publishes reliable arrivals and overnight stays, but no average private apartment nightly rates for Ulcinj. The price fields therefore remain editable market assumptions and are prefilled via the apartment type / number of bedrooms. Household consumption, electricity, water, waste and internet are not requested in the seasonal model and are not treated as owner costs.
Automatically based on the active seasonal scenario.
Calculated from overnights, prices and occupancy.
Year-5 revenue with active income growth.
MONSTAT reference: The seasonal logic is based on official tourism data on arrivals and overnight stays. Average private nightly rates for individual apartment types are not published by MONSTAT as a reliable price series; the price fields therefore remain editable assumptions.
| Season period | Days | Price / overnight stay | Occupancy |
|---|---|---|---|
| High season · 90 days | |||
| Pre-season · 90 days | |||
| Post-season · 60 days | |||
| Winter stay · 125 days |
| Period | Worst Case | Average Case | Best Case |
|---|---|---|---|
| 5 years | 0,00 € | 0,00 € | 0,00 € |
| 10 years | 0,00 € | 0,00 € | 0,00 € |
| 15 years | 0,00 € | 0,00 € | 0,00 € |
| 20 years | 0,00 € | 0,00 € | 0,00 € |
| 25 years | 0,00 € | 0,00 € | 0,00 € |
| 30 years | 0,00 € | 0,00 € | 0,00 € |
Long-term rental model with scenario selection
Note on the long-term rental model
The long-term rental model calculates with monthly rent, rented months per year and progressive rental income growth p.a. Electricity, water, waste and internet are treated as recoverable tenant service charges and do not reduce the owner cash flow.
Monthly net rent as starting value.
Default: 12 months. Vacancy can be represented through fewer months.
Automatically based on the active long-term rental scenario.
| Period | Worst Case | Average Case | Best Case |
|---|---|---|---|
| 5 years | 0,00 € | 0,00 € | 0,00 € |
| 10 years | 0,00 € | 0,00 € | 0,00 € |
| 15 years | 0,00 € | 0,00 € | 0,00 € |
| 20 years | 0,00 € | 0,00 € | 0,00 € |
| 25 years | 0,00 € | 0,00 € | 0,00 € |
| 30 years | 0,00 € | 0,00 € | 0,00 € |
Fees, management and reserves
Note on ongoing costs and fees
Ongoing costs are treated depending on the model: in the seasonal model, household consumption, electricity, water, waste and internet are not applied. In the long-term rental model, these positions are shown as recoverable tenant service charges and are not deducted from the owner cash flow.
Management per m² / month
Automatically from living area and rate per m².
Formula: purchase price × tax rate. Ongoing owner costs.
Select platform / payment fees
Selected platform feesNo platform selected
Applied average0,00%
Default 0.00 percent. Support, handover, coordination, communication and ongoing property organization can be applied optionally.
Value appreciation: 5 to 30 years
Note on value development
Value appreciation is prefilled with worst case 3.00 percent p.a., average case 6.00 percent p.a. and best case 9.00 percent p.a. The values remain editable and are not a forecast or guarantee.
Prefilled, editable.
Prefilled, editable.
Prefilled, editable.
| Period | Worst Case | Average Case | Best Case |
|---|---|---|---|
| 5 years | 0,00 € | 0,00 € | 0,00 € |
| 10 years | 0,00 € | 0,00 € | 0,00 € |
| 15 years | 0,00 € | 0,00 € | 0,00 € |
| 20 years | 0,00 € | 0,00 € | 0,00 € |
| 25 years | 0,00 € | 0,00 € | 0,00 € |
| 30 years | 0,00 € | 0,00 € | 0,00 € |
Result
Selected modelSeasonal model
Gross annual revenue0,00 €
Net cash flow p.a.0,00 €
Net rental yield0,00%
Property value after 10 years0,00 €
Overall picture after 10 years0,00 €
Seasonal model
- ScenarioAverage Case
- Rented overnights0.00 overnights
- Gross annual revenue0,00 €
- Variable deductions0,00 €
- Owner fixed costs0,00 €
- Net cash flow / year0,00 €
- Net yield0,00%
Long-term rental model
- ScenarioAverage Case
- Rented months0.00 months
- Gross annual revenue0,00 €
- Variable deductions0,00 €
- Owner fixed costs0,00 €
- Recoverable tenant service charges0,00 €
- Net cash flow / year0,00 €
- Net yield0,00%
- Active seasonal scenarioAverage Case
- Active long-term rental scenarioAverage Case
- Active consumption scenarioAverage Case
- Active value-appreciation scenarioAverage Case
- Rented overnights seasonal model0.00 overnights
- Annual revenue seasonal model0,00 €
- Annual revenue long-term rental model0,00 €
- Seasonal model income growth p.a.6,00%
- Long-term rental model income growth p.a.6,00%
- One-time transfer tax payable to the State of Montenegro0,00 €
- One-time notarial / technical purchase-related costs0,00 €
- Total investment incl. one-time ancillary costs0,00 €
- Electricity / year0,00 €
- Water / year0,00 €
- Waste / year0,00 €
- Building management / year0,00 €
- Internet / year0,00 €
- Annual property tax0,00 €
- Owner fixed costs / year0,00 €
- Recoverable tenant service charges / year0,00 €
- Variable deductions0,00 €
- Payback based on net cash flow–
- Active value appreciation p.a.0,00%
- Property value active scenario after 5 years0,00 €
- Property value active scenario after 10 years0,00 €
- Property value active scenario after 20 years0,00 €
- Property value active scenario after 30 years0,00 €
- Cumulative rental income active model after 10 years0,00 €
- Overall picture active model after 10 years0,00 €
Note: This calculator is a neutral scenario tool for real estate in Ulcinj. It does not replace tax, notarial, legal or property-specific review. Financing, personal income tax, specific municipal assessments, renovation risks, permit status, tourist registration obligations and individual structuring are not included. External market data should be checked against current local data and official sources such as MONSTAT .
Disclaimer: This calculation tool is intended solely as non-binding orientation for real estate in Ulcinj. All results are based on assumptions, input values and simplified scenarios. There is no guarantee for actual rentability, occupancy, value appreciation, yield, tax treatment, cost level or economic performance. Use is at your own discretion and responsibility. Before making an investment decision, the property, contract, tax consequences, permit status, management costs and market environment must be reviewed individually.
Optional information for personalized report
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![Vorschau Deckblattbild]()
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Optional: land register sheet / possession sheet.
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Optional: cadastral parcel.
Optional: cadastral municipality.
