Some residents of Podgorica believe that newer buildings are of lower quality, while older constructions offer better living conditions. According to real estate agent Haris Osmanagić and architect and photographer Ivan Rajković, both old and new buildings have advantages and disadvantages, with overall construction quality largely depending on the investor and adherence to regulations.
Residential buildings from the Yugoslav era, over 40 years old, are still in good condition and provide comfortable living standards, experts say. Rajković notes that while some materials, such as façades, have aged and require maintenance, older apartments often have larger living spaces, better orientation, and more favorable locations.
“Previously, apartments were built slightly better in terms of size and east–west orientation, which followed regulations. Modern apartments, however, are superior in insulation and waterproofing,” Rajković added.
When buying or renting, residents prioritize functionality and convenience, such as proximity to schools, kindergartens, and parking. Real estate experts note that there is little difference in price per square meter between older and newer buildings for purchases. Prime locations—city center, Preko Morače, and other blocks—remain highly sought after.
However, rental prices differ significantly: apartments in new buildings are often furnished and previously unoccupied, making them up to 30 percent more expensive than older units. Osmanagić warns buyers to consider the investor, as some new buildings are of questionable quality, and the true durability will become evident only after 10–20 years.
While Yugoslav-era buildings have enduring charm, quality, and good locations, many lack elevators. Newer apartments often include garages, which must be paid for separately. Buyers should carefully inspect elements like locksmith work, tiles, and parquet flooring, as investors sometimes cut costs in these areas.
