Vračar Municipality – the most prestigious neighborhood in Belgrade - Move to Serbia

Together with Savski venac and Stari grad municipalities, Vračar is the very center of Belgrade. With an area of 292 hectares (or less than 3 sq. km), Vračar is the smallest and one of the most desirable Belgrade municipalities. There is almost no part of the city that is not connected to Vračar, which makes it an ideal place to live, even if you don’t drive a car. Public transportation operates daily in all directions, so you’ll easily and quickly get anywhere you need.

According to the last census which was in 2022, this municipality had 55,406 inhabitants, which makes it the most densely populated Belgrade municipality. In 1960s, the population was close to 90,000; however, its territory was also larger then. Today, Vračar is bounded to the south with Voždovac, to the east with Zvezdara, to the north-east with Palilula, to the north with Stari grad and to the west with Savski venac. 

From a small settlement on the outskirts of the city to an elite neighborhood

There are several different legends about how Vračar got its name, and the first written document which mentions Vračar and Vračar field dates back to the Turkish era, in 1492 to be exact. Written documents from that period mostly describe Vračar as a Christian quarter with 17 houses located within the city of Belgrade.

Although there are still some preserved old houses in Vračar, many new and modern building have been built in the last several years. The location is set apart by its proximity to the center of the city, but also by the fact that it is sufficiently sheltered so that the daily crowds do not affect the quality of life of its inhabitants. For this reason and many other benefits, there is a great deal of interest for living here.

Sights, theaters, important institutions and sports centers

This part of the city keeps a reminder of the turbulent time in the history of the Serbian people, which often took place in Vračar. One of the main Belgrade landmarks is the Cathedral of St. Sava which is located right on the territory of this municipality. It is dedicated to the founder of the Serbian Orthodox Church and it is one of the largest Orthodox churches in the world. Right next to the cathedral, there is also the Saint Sava Church, which was erected in just 57 days. Not far from the cathedral, there is a landscaped Karađorđe’s Park with an imposing sculpture of the leader of the First Serbian Uprising, which reminds us that the Serbian army was there stationed, ready for the uprising and the liberation of Belgrade. The National Library is stationed in this park, and the seat of the oldest publishing house in Serbia – The Serbian Literary Cooperative is also located in the territory of this municipality. There is a great number of hospitals and a healthcare center in the proximity of the Cathedral of St. Sava. There are also five theaters, one of which is a children’s theater, and the Nikola Tesla Museum and the Natural History Museum. The Nikola Tesla Museum is in possession of the urn, the entire personal legacy of the great scientist, an extensive correspondence, numerous technical drawings, and a great number of original photographs.

There are 13 kindergartens in Vračar, two grammar schools, a secondary school of engineering, an art education center, six primary schools, as well as music schools (one primary music school and three secondary music schools). There is also a special elementary school for kids with mental development disorders, autism, Down’s syndrome. If you want your child to attend a private school, there are as many as five private schools in Vračar, more precisely four grammar schools and one elementary school.

As far as the university schools (faculties), there is the School of Dental Medicine, and because of the excellent public transportation network, other faculties are not far away, and you can quickly reach the Faculty of Law, Faculty of Mechanical Engineering, Faculty of Electrical Engineering, Faculty of Philology, Faculty of Economics, etc.

Vračar Sports Center offers a great number of different facilities – there is a small and a large swimming pool available to citizens and sports clubs, a small and a large hall for recreational sports, a hall for martial arts, a dance hall, a gym, etc. The Center is also equipped with changing rooms, showers, a café and an emergency medical care service. The FC Obilić’s stadium is located at the territory of this municipality.

Everyday life in Vračar

If you like living in a small and compact Belgrade municipality, then Vračar should be your first choice. Administratively, Vračar is divided into four smaller units (local communities); however, its traditional division includes somewhat more units, each one with its own specific characteristics. We’ll mention a few.

Cvetni trg is located next to one of the busiest streets, and opposite a large park and with several cafés. For a long time, Neimar was considered to be an elite neighborhood and the richest part of Vračar, as well as of the entire Belgrade. Today, it is a part of a wider area called Čubura, which is known throughout Belgrade for its arts and crafts center.

Vračar is also the home to one of the oldest, most picturesque and most beautiful markets – the Kalenić Market. There are no large shopping centers here; however, on almost every corner you can come across interesting shops offering delicacies and wine. In search of boutiques, you only need to go down to the nearby Bulevar kralja Aleksandra, one of the most popular shopping streets.

The exquisite gastronomic offer is something that definitely sets Vračar apart. From traditional restaurants (kafana) to sophisticated and modern restaurants, you will most definitely find a place in Vračar that will fit your taste and budget. The nightlife in Vračar is always exciting due to a high number of different cafés and bars, which can be found in almost every street in Vračar.

The cultural scene in Vračar is rich in various culture and art events such as the Vračar Film Eye, the Vračar Rocks! Festival, the Saint Sava festivities and the Days of Vračar. The Open Heart Park event for kids is held every New Year, and there are also photo exhibits, book promotion events and similar.

Still, the parking issue remains a challenge. To save space, many apartment buildings do not have their own parking lots, so the residents are forced to park on the street and pay for a parking space. As a response to this challenge, the local government built large parking garages on several levels that can accommodate a large number of cars.  One such is located in Slavija. Another solution is a private garage that some locals have and are willing to rent it out to their neighbors.

Why are the properties in Vračar among one of the most sought after?

Because of all of the above mentioned, an apartment in Vračar is a status symbol for many. The area of this municipality as a whole includes an interesting architectural collection that represents a mixture of the villas belonging to wealthier fellow citizens from previous decades and contemporary, modern buildings. The offer ranges from well-maintained buildings in the heart of Vračar, through functional apartments in high-quality buildings built after the World War II, to completely new, modern buildings that meet the expectations of the most demanding customers.

Prior to the construction of Belgrade Waterfront and new residential complexes in Dorćol, the title of the most expensive apartments in Belgrade traditionally belonged to apartments in the Vračar municipality. Because of its appearance and charm, but also the high prices of housing, this part of the city was nicknamed “Belgrade Manhattan”. The limited supply of new buildings due to the limited surface free for the construction of new buildings also keeps the prices high.

From the center of Vračar, through Neimar, Čubura, to the Crveni krst, there is an infrastructure that allows a comfortable life for all the residents of this municipality. Apart from the apartments near the Cathedral of St. Sava, the most sought-after are those located around the Kalenić Market, in Njegoševa Street, near Cvetni trg and in Krunska Street. Slightly more affordable real estate can be found near Crveni krst, in the street Južni bulevar (except in new buildings and condominiums), in Čubura, Slavija, but also in Neimar. Most of the advertised apartments are in the street Južni bulevar, but also in Čubura and Crveni krst where in recent years the most construction is taking place.

Prices per square meter in Vračar municipality

Vračar, as one of the most sought-after municipalities in Belgrade, records a substantial rise in real estate prices, both in old-built and new-built properties. The prices of new buildings depend on the area of Vračar you choose, the type of construction, location, equipment, but also the contents of the apartment itself. When it comes to old buildings, these are generally well-preserved buildings with salon-style apartments or those in buildings from the 1960s. Apartments in these buildings are sometimes advertised at a higher price than the apartments in new buildings, as is the case mainly with properties located in the vicinity of the Cathedral of St. Sava.

Analyzing trends from 2015 to 2023, it is noticeable that the average price per square has been continuously increasing, going from EUR 1,600 in 2015 to almost EUR 2,800 in 2023. It is particularly interesting that, although new buildings are traditionally more expensive, the price per square meter of old buildings had jumped significantly, with an increase of around EUR 650 per square meter. On the other hand, properties in new buildings recorded an increase of around EUR 900 per square meter. According to the Cityexpert Agency, in 2023 alone, compared to 2022, the price of the advertised square for properties in old buildings increased by almost EUR 250 per square meter, and for properties in new buildings for EUR 270 per square meter amounting to EUR 2,398.

According to the website nekretnine.rs, in March last year, the average advertised price of a square meter in Vračar was EUR 3,183, and in January this year it reached EUR 3,398. According to the real estate advertising website 4zida, the average advertised price per square meter in Vračar for old buildings is currently EUR 3,460, while for new buildings EUR 3,500 in average.

Traditionally, the advertised prices are usually lower than the final prices at which the sale was completed. According to the report of the National Geodetic Authority, the average price for a sold apartment in the new building, with the area of 71 sq.m, is EUR 2,918. It is predicted that Vračar will retain its status with average realized prices of apartments in new buildings that could reach around EUR 3,000 per square meter.

Below are the prices for individual apartments at different locations within the municipality, noting that the prices of all apartments are expressed without the agency commission fee, which is an additional 2%. In addition, we have to mention that the characteristics of the offered apartments differ, which subsequently affects the price itself.

A three-room apartment of 73 sq.m, in a newer building near the Cathedral of St. Sava, is marketed for EUR 255,000. There is an option of buying a parking space inside the garage for EUR 25,000. A two-room apartment of 45 sq.m, fully furnished, near the Cathedral of St. Sava, in the semi-basement, old building, is marketed for EUR 119,000. There is also an offer for a three-room apartment, new building, with area 101 sq.m, marketed at the price of EUR 505,000.

A two-room apartment in Crveni Krst of 60 sq.m, in a new building, costs EUR 270,000. There is an option of buying a parking space inside the garage for EUR 30,000. A two-room apartment of 58 sq.m in Cvetni trg, old building, which needs renovations, is marketed for EUR 280,000. A one and a half room apartment near Kalenić Market, of 40 sq.m, at the third floor of the building, is marketed for EUR 168,800. At the same location, an apartment with area of 22 sq.m, in the basement of an old building with a backyard entry is marketed for EUR 62,000.

The offer also includes an apartment in construction, which is scheduled to be finished in October 2024. It is a three-room apartment of 90 sq.m that will meet the highest standards of construction. It is positioned in the close proximity to all the important facilities such as marketplaces, parks, grocery stores, schools, kindergartens, cafés, restaurants and sports facilities. This is an ideal home for families with children, foreigners, people who like to be close to all the amenities for a fast and quality lifestyle. The apartment is located on the third floor and its price is EUR 417,000. The building will have 205 underground parking spaces.

Purchasing a property in Vračar as a type of investment

Due to relatively high rental prices, purchasing a property in this area of the city is always a good investment. In addition to all the benefits it offers for living, an apartment or an office space in this municipality is always a good investment, given that renting real estate in this location is always profitable.

Rental prices, just like the sale prices, mostly depend on the location and type of construction; however, you can find a wide variety of offers in Vračar. Thus, a furnished studio apartment in the center of Vračar with area of 20 sq.m is rented for EUR 400 per month, which is currently the lowest price for renting a property in this municipality. A one-room apartment of 64 sq.m is rented for EUR 570, and for just EUR 20 less, you can find a modern apartment of 35 sqm with a parking space. A 320 sq.m house can be rented for EUR 4,500 per month, while a semi-furnished apartment of 170 sq.m is rented for EUR 2,600. An office space of 180 sq.m is rented for EUR 3,000, while an empty shop of 156 sq.m, located in one of the busiest streets, is rented for EUR 6,000 per month.