Residence in Europe through real estate: premium apartments for sale on the waterfront

Interest in obtaining residency status abroad remains high, but the process itself is undergoing a transformation. Today, obtaining residence in Europe through real estate purchase is undergoing a paradigm shift: traditional EU "Golden Visa" programs, such as those in Portugal or Greece, are either being tightened (increasing the investment threshold) or being completely discontinued. In this context, Montenegro offers the most accessible and fastest route to legalization, becoming a strategic entry point into the European space. There is no minimum investment threshold, and the residence permit process is extremely simple.

In this article, the Montenegro real estate experts at our GoMonte Agency will discuss the advantages of obtaining residence in Montenegro and the attractive offers for premium beachfront apartments.

Browse our premium real estate catalog in Montenegro in the section of our website: gomonte.me

Book a property viewing with our manager or get a consultation on purchasing luxury real estate directly from us: +382 67 322 888 Viber/WhatsApp/Telegram

1. Benefits of obtaining a residence permit in Europe by purchasing real estate in Montenegro

- The most important advantage for citizens of Russia and former CIS countries: visa-free entry into the country.

- Obtaining a residence permit in a European country, especially through Montenegro's simple and accessible program, opens up a number of key advantages for you and your family:

- Freedom of movement: Although Montenegro is not yet a Schengen member, having a residence permit allows you to more quickly obtain visas for travel or business within the EU. Also, by obtaining a residence permit in this country, you can count on quick approval of documents for relocation to EU countries such as Portugal or Spain.

- Capital Preservation in Euros: Your investment is pegged to the stable European currency (€), protecting your capital from inflation and currency risks.

- Family Legalization: Residence permits obtained through real estate ownership extend to your spouse and minor children, providing legal status for the entire family.

- Social Rights: You and your children have access to the education system (schools, universities) and healthcare in the country of residence.

- Tax Optimization: The country offers one of the lowest tax burdens in Europe (9% corporate tax), which is beneficial for asset and business management.

- Quick and Easy Path: Unlike the complicated EU "Golden Visas," Montenegro's program, effective November 2025, has no minimum property value threshold and is characterized by minimal bureaucracy. Although the government is considering a new law on the minimum threshold, it will still be lower than in EU countries and will not exceed €200,000.

- European perspective: You invest in an EU candidate country, which guarantees growth in the capitalization of your property as it integrates into the European Union.

2. Why is it easier to obtain a residence permit in Montenegro than a residence permit in the Schengen Area?

When choosing a legalization program, it's important to understand the fundamental differences between the classic "Golden Visas" of Schengen countries (e.g., Greece, Portugal) and the Montenegro program. The answer is clear: obtaining a residence permit in Montenegro is significantly easier, faster, and cheaper.

Comparison of residence permit programs (Schengen Area vs. Montenegro):

• Procedural complexity: In the Schengen Area, the procedure is complex: lengthy document collection is required and strict requirements regarding the origin of funds apply. In Montenegro, the complexity is low: minimal bureaucracy and a simplified document package. You can also purchase housing with rubles or cryptocurrency, and even with an installment plan. Our real estate agency offers apartments with installment plans from developers. See our catalog: gomonte.me
• Deadlines: In the Schengen Area, the processing time is long; application processing can take from 3 to 12 months. Montenegro has fast turnaround times: property registration plus just 20-40 days for residence permit approval.
• Financial Proof: Schengen has strict requirements for monthly passive income (from €2,000 to €4,000 per month). In Montenegro, the requirements are minimal: just proof of sufficient funds in an account (approximately €3,650 per year).

Therefore, Montenegro offers an easy path to seaside living on the Adriatic coast: you invest in liquid luxury real estate on the waterfront, obtain a residence permit as quickly as possible, and then, thanks to this status, you can obtain visas stress-free and visit the Schengen area (up to 90 days/180 days) to plan your final move to Europe.

3. Definition of "Premium Beachfront" in Montenegro

Premium real estate (or the "luxury" segment) represents the pinnacle of the market, where price is determined not only by area but also by unique, scarce features that provide the owner with maximum comfort, status, and investment security.

• Scarcity: Properties are always located in the most sought-after and limited locations: on the seafront, with direct access to a marina (e.g., Porto Montenegro), or in the historic center.
• View: Panoramic views of the sea, mountains, or marina.
• Uniqueness: Designed by a renowned architectural firm.
• Finishings: Use of rare, natural, and expensive materials (marble, natural wood, stone).
• Technology: Integration of smart home systems, advanced climate control, and security systems.
• Management: Affiliation with global hotel brands (Regent, One&Only), guaranteeing the highest level of service.
• Services: 24/7 concierge service, security, and a management company that takes care of all your needs.
• Amenities: Private pools, spas, fitness centers, gated communities, and often private beach areas.

Due to their scarcity and high demand from an international audience, these properties demonstrate consistently high potential for value appreciation. High passive income can be generated through VIP rentals during the season (Gross Yield up to 6-8%).

Purchasing premium real estate is an investment not only in square footage, but also in status, security, and an unrivaled quality of life.

For investors choosing luxury waterfront properties, such a purchase offers a double benefit:

• Guaranteed one-year residence permit with subsequent renewal.
• Maximum liquidity: Premium waterfront properties (including Porto Montenegro and Dukley Gardens) offer the highest rental income and maximum capitalization, as this is the most scarce and sought-after market segment. Therefore, your investment not only provides you with a residence permit but also becomes a high-yield asset.

Browse our premium real estate sales catalog in Porto Montenegro and Dukley Gardens: gomonte.me/apartments

4. Premium Waterfront Properties: A Catalog of the Best Locations

Choosing a location is key to securing European residency through the purchase of premium real estate. Montenegro offers two dominant areas where premium waterfront apartments combine maximum investment potential and a luxurious lifestyle.

4.1. Tivat (Porto Montenegro)

Porto Montenegro Apartments: This is the flagship of luxury real estate in the Adriatic. Buying here is an investment in status and service. Porto Montenegro apartments offer residents 5-star hotel services (concierge, security, rental management). The apartments guarantee views of the marina and superyachts, ensuring maximum liquidity and rental rates. This complex is an ideal choice for investors seeking passive income and minimal maintenance.

4.2. Budva Riviera (Dukley Gardens)

The Budva Riviera offers a more secluded, yet no less luxurious, lifestyle:

• Dukley Gardens: This complex on the Zavala Peninsula is an ideal example of a residence with private beaches. The complex offers a gated community, landscaped design, and full infrastructure.
• First Line: Properties here belong to the highest segment of luxury waterfront properties. Owners enjoy direct access to the sea and unrivaled panoramic views of Budva's Old Town and Sveti Stefan Island.

View premium real estate listings in the Budva Riviera or Tivat in the section of the website: gomonte.me

5. Step-by-step instructions: European residence permit through real estate purchase

Obtaining a residence permit (European residence permit through real estate purchase) under Montenegro's most accessible and fastest program consists of three clear and sequential steps. Following these instructions, backed by legal support, guarantees successful legalization.

Step 1: Legally clear purchase of the property

• Choosing a premium apartment on the waterfront or any other residential property. Conducting a mandatory legal audit (Due Diligence) to ensure the land title is clear and free of encumbrances.
• Signing the purchase and sale agreement with a notary, paying the tax (3% on the secondary market), and registering the property title with the Cadastre.

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

After registering the property rights, the preparation of the documents for the Ministry of Internal Affairs (MUP) begins:

• Main Requirement: Providing a current Certificate of No-Keeping (List nepokretnosti) in the applicant's name, confirming ownership of the residential property.
• A valid passport.
• Original police clearance certificate from the country of citizenship (with an apostille and a notarized translation into Montenegrin).
• A Montenegrin bank statement showing sufficient funds for subsistence (approximately €3,650 per year).
• Health insurance valid for one year.

Step 3: Submitting the Application and Legalizing the Family

• Submission: The application is submitted in person to the MUP office at the place of property registration.
• Deadlines: The official processing time is 20-40 days.
• Residence Permit for a Family: Simultaneously with or after the main applicant receives the residence permit, an application for legalization of the spouse and minor children is submitted for family reunification (marriage and birth certificates with an apostille are required).
• Renewal: A residence permit obtained through the Montenegro Residence Permit through the purchase of real estate is renewed annually as long as you retain ownership.

6. Benefits of Using GoMonte Luxury Real Estate Agency in Montenegro

Consulting GoMonte's experts when purchasing luxury real estate in Montenegro guarantees security, efficiency, and access to exclusive assets. We offer a comprehensive service that goes beyond standard real estate brokerage services:

• Our lawyers conduct a thorough audit of each property. We guarantee a clean transaction by checking the land title deed for any encumbrances, liens, or disputes.
• We don't just sell homes; we provide a full legalization process. We handle the preparation, translation, and submission of all residence permit documents for you and your family, making the process of obtaining a Montenegrin residence permit as simple and quick as possible.
• We offer full after-sales service, including professional rental management, maintenance, and utility bill monitoring, ensuring you receive passive income without the hassle of transaction fees.

By choosing GoMonte, you're investing not only in real estate, but also in your peace of mind and a guaranteed future in Europe.

Today, luxury waterfront real estate in Montenegro offers the perfect combination: it offers not only a luxurious lifestyle in one of the most picturesque corners of the Adriatic, but also the most advantageous investment and immigration solution. While EU Golden Visa programs are becoming more expensive and complex, Montenegro offers easy residency with no minimum investment threshold. You invest in a liquid asset pegged to the euro and guaranteeing a high rental income (ROI), while simultaneously obtaining residency status for your entire family. This offers security, prestige, and a path to freedom of movement within Europe.

Don't delay your decision to relocate and protect your capital. Contact GoMonte now for a free residency consultation to secure the most advantageous place in the Adriatic sun: +382 67 322 888 Viber/WhatsApp/Telegram

View our catalog of luxury real estate in Montenegro: gomonte.me

Read our other articles:

Buy a villa or apartment with a sea view in Montenegro: gomonte.me/blog/post/73

Catalog of exclusive and family-friendly offers from Tivat to Budva: gomonte.me/blog/post/67