Ulcinj Real Estate: Land, Houses and Apartments for Sale
This page lists Ulcinj real estate: building plots in the olive country around the town, family houses and apartments near the beaches. Ulcinj is the southernmost town on the Montenegrin coast, close to the Albanian border and the long sands of Velika plaža.
Locations on the map are approximate, within about 500 m. Ask us for the exact address.
Property for sale in Ulcinj: the far south of the coast
Ulcinj feels different from the rest of the Montenegrin coast. The town has a long Albanian and Ottoman heritage, so minarets stand next to church towers, and you hear Albanian, Montenegrin and often English or German in the same street. The summer is long and warm, the beaches are sandy and the pace is slower than in Budva. It belongs to the Bar and Ulcinj region, the southern end of the country's shoreline.
Most of the current offer is land, with some houses and apartments. That fits the area: there is more open space here than further north, and many buyers come to build a family house or a small guesthouse rather than buy a finished flat.
The Old Town and Mala plaža
The Old Town of Ulcinj sits on a rocky headland above the sea, with walls, stone houses and narrow lanes that end at viewpoints over the water. Below it, Mala plaža is the small town beach, busy all summer, with the promenade and cafés behind it. The modern town spreads up the hills from here, with shops, markets, schools and a health centre serving residents all year.
For flats and houses within the town itself, see property in Ulcinj town. Homes here suit buyers who want to walk to the beach and to daily services.
Velika plaža and Ada Bojana
South-east of the town, Velika plaža runs for a long stretch of fine sand towards the mouth of the Bojana river. It is one of the longest beaches on the eastern Adriatic, with shallow water that suits children, and steady winds that have made the area popular with kitesurfers. At the end lies Ada Bojana, a river island known for its fish restaurants on wooden piers and its naturist beach.
Behind the beach, the land is flat and green, with fields, small farms and family houses. The old salt pans of Ulcinj, now a bird habitat, and Lake Šas lie inland. Plots in this area are popular with people who want space and quiet, a short drive from the sand.
Olive groves and the coast towards Bar
West of the town, the coast is rockier, with coves such as Valdanos, where the hills are covered in old olive groves. The road towards Bar passes small bays and villages. Land here suits buyers looking for a house on a hillside among olives, with the town close by.
Buying a home in Ulcinj: what to look at
- Land for sale: the main part of the offer in Ulcinj, from flat plots near Velika plaža to hillside parcels among olives.
- Houses for sale: family homes in the town and the villages, often with a garden.
- Apartments for sale: flats in the town, within reach of Mala plaža.
When you buy land, ask about the planning status and access road before anything else. Our agents can check these documents with you. Book a viewing and we will show you plots and houses around Ulcinj in one visit.
