Montenegro Real Estate for Sale: Buy an Apartment and Obtain a Residence Permit in 2026

If you're planning a move to the Adriatic coast, buying real estate in Montenegro and obtaining a residence permit is the fastest, most reliable, and least bureaucratic way to legalize your residence in the country. The Montenegrin government actively encourages foreign investors by offering a transparent mechanism for obtaining a residence permit through real estate purchase. This route is recognized as the most attractive of all available legalization options.

Our agency, GoMonte, specializes in selling real estate for residence permits in Montenegro, focusing on liquid and legally clear properties. We will help you choose luxury properties that will not only secure your residence permit but also be a profitable investment. Browse our catalog of properties and take the first step toward obtaining a residence permit in 2026!

The advantages of obtaining a residence permit in Montenegro through real estate over other methods (such as opening a company) are obvious:

• There is no need to constantly run a business, pay monthly taxes and fees, and the risk of refusal upon annual renewal is minimal.
• You invest in a liquid asset that guarantees residency for you and your family.

The main requirement: residential property (apartments, houses, villas) registered in the Cadastre (List nepokretnosti) and valued at least €200,000 is eligible for residence permits.

View the catalog of properties for sale for residence permits on our website: gomonte.me

Our agency offers apartments with sea views, luxury waterfront properties, and apartments directly from developers. All prices are quoted without commission for the buyer, allowing you to save a significant amount of money on the purchase.

1. Legal requirements for the property and the transaction

To successfully obtain a Montenegrin residence permit through the purchase of real estate, you must strictly adhere to the legal requirements for the property being purchased and the transaction itself. Legal clarity is the main guarantee of your residency status.

1.1. Types of Real Estate Eligible for Residence Permits

Montenegrin law defines a fairly wide range of properties that serve as grounds for legalization:

Apartments, houses, and suites: Any property classified as residential is eligible. This includes apartments in new buildings, as well as houses or villas on the secondary market. The main requirement is that the property must be habitable, have residential status in the official registry, and be valued at least €200,000.

1.2. What is not eligible for a residence permit

It is crucial to understand which types of property do not qualify for a residence permit:

• Land plots
• Garages and warehouses
• Commercial real estate

1.3. Legal purity

Key document for the Ministry of the Interior (MUP) and your personal security:

• "Clearance Sheet" (Cadastral Sheet): This document is the only official proof of ownership. It must be clear.
• Absence of Encumbrances: The cadastral list must confirm the absence of encumbrances (hipoteka – mortgage, zabilježba – legal disputes, tereti – easements). Any encumbrance may delay the residence permit process or result in a refusal.

1.4. Registration of Ownership: Proof of Ownership for the MUP

To apply for a residence permit, final proof of ownership is required:

Proof of Ownership: After the transaction is completed, the contract is signed with a notary, and taxes have been paid, the MUP requires a fresh Certificate of Ownership (ne stariji od 6 meseci) in the applicant's name. This document serves as final proof of ownership and is the main requirement for a successful residence permit application.

Our agency's lawyers will help you verify the legal validity of the transaction and draft a purchase and sale agreement. For more information, please contact GoMonte's Russian-speaking lawyers: +382 67 322 888 Viber/WhatsApp/Telegram

2. Step-by-step instructions for obtaining a residence permit

Obtaining a residence permit in Montenegro through the purchase of real estate is a standard administrative procedure. Strictly following the steps, especially in terms of document preparation, guarantees successful legalization.

Stage 1: Selecting and purchasing a property

This stage lays the legal foundation for your future residence permit:

• Selecting a property for a residence permit in Montenegro must be accompanied by a mandatory legal due diligence.
• Signing and notarizing the purchase agreement.
• Paying a one-time transfer tax (3%) or confirming an exemption from it when purchasing from a developer (VAT payer). Only then can the property be registered.

Step 2: Collecting Documents for the MUP (Ministry of Internal Affairs)

After registering your ownership, you must begin collecting the required documents for the Ministry of Internal Affairs:

• Proof of Ownership: The most important document is a recent copy of the List of Unauthorized Persons (List nepokretnosti), which confirms that you are the sole owner (or co-owner) of the residential property.
• Certificate of No Criminal Record: A document obtained in your country of citizenship (must be translated and notarized).
• Health Insurance: Mandatory health insurance valid in Montenegro for the entire period of your residence permit (1 year).
• Proof of Financial Solvency: A personal bank statement from a Montenegrin bank showing the minimum amount of funds for subsistence (usually €3,650 per person per year).

Step 3: Submitting the Application and Processing Time

• The application is submitted to the regional MUP office where your property is located. Personal presence is required. The official processing time is 20-40 days, but this can vary in practice. During this period, you will receive a document acceptance certificate, allowing you to legally reside in the country.
• Receive a plastic residence permit card valid for one year.
• GoMonte agency professionals will help you gather all the necessary documents and will guide you through every step of the legalization process.

3. Residence Permit Renewal

Frequency: Residence permits obtained through real estate ownership are issued and renewed annually. Renewal Conditions: Renewal requires providing a current Certificate of No-Residence (confirming that you still own the property), new health insurance, bank statements, and no immigration violations. This makes this type of residence permit one of the most stable for long-term legalization.

4. Overview of Properties with the Optimal Price/Residence Permit Ratio

Since Montenegrin law does not set a minimum price threshold, a strategy based on the price/residence permit ratio or the investment potential of the property being purchased can be used to obtain a residence permit.

4.1. Budget Options: Apartments in Remote Areas

For buyers whose primary goal is to obtain a residence permit in Montenegro at a minimal cost, there are budget options:

Apartments in Remote Areas or in the South: The most affordable properties are located away from popular tourist centers or in less developed southern regions, such as Bar, Ulcinj, and inland municipalities.

Advantage: These properties can be purchased at a significantly lower price than in Kotor or Tivat, while fully complying with the MUP legal requirements for legalization. This strategy is for those seeking maximum savings when purchasing real estate for residence in Montenegro.

4.2. Popular Locations: Budva and Tivat for Residence Permits

Most investors prefer to combine residence permit acquisition with living in developed and profitable areas:

Apartments in Budva and Tivat for Residence Permits: Purchasing in these cities gives the owner access to developed infrastructure, schools, and jobs. The average price level is higher here, but the property is also more liquid.

Budva: Ideal for those seeking an active city life and high rental income potential. Tivat and Kotor: Ideal for those who value the tranquility of the Bay of Kotor, proximity to the international airport, and the prestige of marina complexes.

View our catalog of properties for sale for Residence Permits starting from €200,000 on our website: gomonte.me

4.3. Investments: Purchasing premium apartments in Montenegro

For strategic investors, a residence permit is a nice bonus, not the primary goal:

Purchasing premium apartments: Purchasing luxury real estate (for example, in Porto Montenegro or Dukley Gardens) not only provides a residence permit but also maximum capital protection from inflation and a high ROI (rental yield).

Owning expensive and prestigious real estate indirectly affects compliance with the financial due diligence check for residence permit renewal. This demonstrates your seriousness and long-term intentions, making the renewal even more secure.

5. Additional Costs and Taxes

Purchasing real estate for a residence permit in Montenegro always involves additional costs and taxes, which must be factored into the overall transaction budget.

5.1. Property Transfer Tax (Porez na promet) or VAT

Depending on the type of property being purchased, the buyer is faced with one of two one-time payments:

• Property Transfer Tax (Porez na promet): Amounting to 3% of the property's market value, this tax is paid when purchasing a resale property. This tax is a mandatory requirement for registering ownership in the Cadastre.
• VAT (Porezni na dodatu vrijednost): When purchasing a new apartment in Montenegro directly from a developer who is a VAT payer, the buyer is exempt from paying the 3% tax. Instead, VAT (21%) is already included in the price. This is beneficial for buyers, as it provides significant savings.

5.2. Annual Property Tax

The rate of this tax is set by the municipality and typically ranges from 0.25% to 1.0% of the property's cadastral value. The tax is calculated and paid annually. For luxury properties in prestigious locations (Tivat, Budva), a higher coefficient is applied, which increases the annual tax amount.

5.3. Cost of Insurance, Document Translation, and Fees

In addition to the basic taxes, costs directly related to the residence permit application and transaction processing should be taken into account:

• Cost of Insurance: Mandatory costs include annual health insurance for the residence permit application.
• Document Translation: All documents (certificates of good conduct, certificates) must be translated into Montenegrin by a certified translator and notarized.
• Administrative Fees: These include notary fees, fees for amending the Cadastre, and payment of state administrative fees to the MUP when applying for a residence permit.

6. Residence Permit for Family Reunification and Children

One of the key advantages of obtaining a Montenegrin residence permit through the purchase of real estate is the opportunity to legalize the entire family. The property owner serves as the basis for family reunification in Montenegro.

6.1. Residence Permit for a Spouse and Minor Children

• Automatic Right: The property owner (the applicant for the first reason) has the right to apply for a residence permit for their spouse and minor children.
• Legal Status: The spouse and children receive a residence permit through family reunification, which is linked to the status of the main applicant (the property owner). Their residence permit cards are also renewed annually as long as the main applicant retains their right of residence.

6.2. Required Documents for Family Reunification

In addition to the standard package (certificate of no criminal record, insurance, and financial confirmation), additional documents confirming family ties are required:

• Proof of kinship: For spouses—a marriage certificate (Vjenčani list), for children—a birth certificate (Izvod iz matične knjige rođenih).
• Apostille and Translation: All foreign documents proving family ties must be legalized (apostilled) and officially translated into Montenegrin by a certified translator.

7. Why Choose GoMonte for Purchasing Real Estate with a Residence Permit

When you decide to buy real estate in Montenegro and obtain a residence permit, you need more than just a realtor—you need a migration partner. GoMonte provides a full range of services, eliminating the risks associated with legalization. We not only offer a verified real estate catalog and guarantee a legally sound transaction, but we also handle all the complex paperwork, as doing it yourself can lead to errors in assessing the legal status of a property, improper tax payments, or inaccurate document translations.

Professional legal support ensures that the purchased property is ideally suited for a residence permit, and that all documents will be accepted by the MUP on the first try.

View our catalog of properties suitable for residence permits in the section of our website: gomonte.me

Get a consultation on residence permits based on property ownership from GoMonte experts: +382 67 322 888 Viber/WhatsApp/Telegram

See also a selection of apartments in luxury premium complexes on the first line in Budva, Tre Canne, and Dukley: gomonte.me/blog/post/64