Overseas Real Estate for Russians: Last Chance to Invest in Europe in 2026

The global economic and political situation today demands maximum speed and strategic foresight from Russian investors. If you're interested in overseas real estate for Russians, 2026 isn't just another period, but a critical one, perhaps your last chance to invest in Europe on the most favorable and accessible terms. Montenegro remains a key attraction, offering a unique combination of a European standard of living, the euro as a currency, and an extremely simple European residence permit.

Browse our catalog of highly liquid overseas real estate on our website: gomonte.me

Invest in premium real estate in Montenegro: gomonte.me/apartments

Contact our manager for more information about a property or the residence permit process in Montenegro: +382 67 322 888 Viber/WhatsApp/Telegram

The "2026" Factor: Why you need to hurry

1.1. The European housing market is overheated

Euronews published the European Commission's report "Residential Property in the European Union", which noted that the European housing market is overheated. Overseas housing prices have shown rapid growth across the EU over the past five years, with Portugal becoming the most expensive country.

1.2. Timing and Potential of Montenegro's EU Accession

The rush is not driven by rumors, but by Brussels' official policy. Although the official target date for Montenegro's accession to the European Union ranges from 2028 to 2030, key legislative changes, the harmonization of standards, and, most importantly, a sharp increase in investment demand begin long before the final date. Once the integration process enters its final stage, the country will begin closing loopholes for non-European capital. Investments made before this point will form the basis for long-term financial stability and obtaining a European residence permit.

1.3. A Lesson from Croatia: What Will Happen to Real Estate Prices?

History has already provided us with an ideal precedent—Croatia, which joined the EU in 2013. Analysis has shown that property prices abroad (in Croatia) began to rise rapidly 3-5 years before accession and continued to grow rapidly thereafter. In resort areas like the Budva Riviera or the Bay of Kotor, property values ​​increased by 30-50% over five years. Montenegro, with its smaller territory and equally attractive coastline, is guaranteed to repeat this scenario. Buy property now to secure its value before it reaches European levels.

2. Strategic Direction: Why Montenegro is a Key Priority

Among all the available real estate investment options in Europe, Montenegro stands out as the most promising and least bureaucratic region for Russian investors. Its unique position on the EU accession path and extremely lenient immigration laws make purchasing real estate in Montenegro a key strategic decision for 2026.

2.1. EU Candidate Status: Guaranteed Capital Growth and the Euro as a Transaction Currency

Montenegro is a European jurisdiction that has already adopted the euro as its official currency, eliminating any internal currency risks in transactions and asset management. Its official EU Candidate Status, with active negotiations underway, acts as a powerful growth driver. Investing now, before the country reaches its "European" peak, allows you to secure an asset at the lowest possible price. As the country integrates with the EU, its attractiveness for large European businesses grows, directly impacting the rise in property prices abroad, turning your purchase into a highly profitable investment.

2.2. The Easiest Residence Permit Program Through Real Estate Purchase in Europe

Montenegrin law allows for residence permits to be obtained through the purchase of real estate of any size and price, unlike most European countries, which require a multi-million dollar investment. You can purchase a small studio apartment in a resort town, and this property immediately becomes legal grounds for obtaining a "boravka" (temporary residence permit) for yourself and your family members. This "window of opportunity" is temporary and is expected to close as the country approaches full EU membership. As of the end of November 2025, there is still no minimum threshold for residence permits based on real estate ownership.

2.3. Selling real estate with installment plans in Montenegro for foreigners

Purchasing real estate in Montenegro with installments from a developer or on the secondary market is one of the most profitable investment strategies, especially during the construction phase. The main advantage is that by making a minimal down payment (usually 20-30%), the investor locks in the current low price per square meter, protecting themselves from the inevitable appreciation of the property by the time it's ready for occupancy (which often exceeds 25-40% in new European areas). Furthermore, most developers offer interest-free installment plans during the construction period (12 to 36 months), allowing the remaining capital to be used for other purposes while the investment is in operation, significantly increasing the overall profitability and liquidity of your European real estate investment.

View properties available for installment plans on our website (marked "INSTALLMENTS"): gomonte.me

2.4. Buying overseas real estate with rubles and cryptocurrency

Our agency, GoMonte, offers critical financial flexibility unavailable when dealing directly with Montenegrin developers. By purchasing real estate in Montenegro through us, you pay no additional commission and have the opportunity to use the assets that are most liquid for you, including paying in rubles or cryptocurrency.

3. Economic Attractiveness: Taxes and Profitability

Montenegro's investment appeal is driven not only by its migration potential but also by one of the most liberal tax regimes in Europe. Combined with high tourism demand, this provides investors with excellent returns on capital.

3.1. Lowest Taxes in Europe (9%)

Montenegro offers unprecedentedly low tax rates, making it an ideal jurisdiction for doing business and generating personal income.

• Income and Corporate Tax: The standard rate is only 9%.
• Comparative Analysis: For comparison, in most EU countries, corporate tax rates range from 19% (Ireland, Bulgaria) to 25-30% (Germany, France).
• Impact on Profitability: Low corporate taxes (9% versus, for example, the EU average of 25%) significantly increase net profitability from both property rentals and other commercial projects launched in the country.

3.2. Rental and Flipping Income

The high tourist season on the Adriatic (May to October) and the growing popularity of winter tourism in northern regions (Kolašin, Žabljak) ensure year-round demand for housing.

• Short-Term (Tourist) Rentals: In key coastal cities such as Budva, Tivat, and Kotor, annual short-term rental yields can reach 6-10% per annum in euros. High margins are achieved due to active demand during the summer months, when the cost of renting a studio in Budva can exceed €80–€100 per night.
• Long-term rentals: Suitable for investors seeking stable, passive income. Demand for long-term housing is high among expats and local employees.
• Flipping (buy-renovate-sell): This strategy shows excellent results in older cities (e.g., Kotor, Stari Bar), where purchasing a property in poor condition, renovating it, and then selling it yields a 15-25% margin due to the low initial price and rapid price appreciation of foreign properties after renovation.

3.3. Attracting European Capital

Montenegro's EU candidate country status and fiscal incentives (9%) make it an attractive entry point for European capital.

• Institutional investors: European funds and large development companies are actively investing in the construction of premium real estate and tourism infrastructure. This increases overall market liquidity and ensures that your property in Montenegro will appreciate in value as it becomes part of a pan-European investment portfolio.
• Liquidity: The influx of European capital ensures that your asset will always find a buyer, providing an easy and quick exit if necessary. Montenegro thus serves as an ideal springboard for investing in European real estate with minimal risk.

4. Quick-Return and Liquid Real Estate in Montenegro: High-Income Strategies

Investing in real estate in Montenegro is not only a way to obtain a European residence permit but also a high-yield strategy. The key to success is choosing a property with maximum liquidity and the potential for a quick return on investment. We'll explore which locations and types of property guarantee the highest return on investment (ROI) through rentals or flipping.

Strategy №1: Maximizing Rental Income (Quick Return on Investment)

The fastest path to return on investment in Montenegro is short-term tourist rentals (seasonal business).

1.1. Investment Giants: Budva and Kotor

These cities are home to the highest concentration of tourists, ensuring high occupancy rates and, consequently, fast returns on Montenegro real estate.

• Budva: Mass tourism dominates here. Studios and one-bedroom apartments near the waterfront or Old Town (within 500 meters from the sea) are rented up to 150 days per year. Average yields are 6-10% per annum. The main secret is the excellent condition of the property and the availability of parking.
• Kotor Bay (Tivat/Kotor): Unlike Budva, the emphasis here is on quality. In Tivat (Porto Montenegro) and Kotor (especially the Old Town), there is high demand for luxury apartments. Annual yields may be lower in percentage terms, but higher in absolute terms, as the rental prices for premium properties are significantly higher.

1.2. Profitability Formula

For high returns, a property must meet three criteria:

• Location: Proximity to the sea or major amenities (shops, restaurants).
• Condition: Modern renovation, fully furnished, and high-quality appliances.
• View: A balcony or terrace with a sea/mountain view significantly increases rental rates.

View our catalog of waterfront apartments for investment on our website: https://gomonte.me/

Strategy №2: Flipping and Capitalization (Liquidity)

If your goal is not passive income, but a quick profit from resale, use the flipping strategy.

2.1. Finding Undervalued Assets

Liquid real estate in Montenegro is often hidden in old buildings in the Bay of Kotor or properties with unauthorized but easily legalized status.

• Flipping in an older building: Buying an apartment in Kotor or Herceg Novi that requires major renovations, then renovating and reselling. Margins can reach 15-25% over 6-12 months. The secret: fixing the price before renovations and selling a finished, modern property.
• New buildings at their peak: Investing in properties at the "foundation stage" (for example, in the developing Kolašin area in the north or in the new areas of Bar) with subsequent resale after completion. Property prices abroad at this stage can rise by 20-35% over two years.

2.2. High Liquidity Factors

A property is considered highly liquid if it can be sold quickly without a discount. For liquid real estate in Montenegro, these are:

• Clean legal history: Full legalization and no encumbrances in the Cadastre (the most important factor!).
• European standard: An apartment or house built to modern standards (energy efficiency, soundproofing).
• Unique features: Panoramic views, proximity to marinas, or unique design.

5. Market Overview: Property Price Dynamics in the Best Locations

Choosing a specific location in Montenegro should align with your investment goals: passive income, rapid capitalization, or comfortable year-round living. Knowing the price per square meter of housing in Montenegro across different regions is critical to making your decision.

5.1. Investment Leaders: Budva and Tivat (Analysis of Property Prices Abroad)

• Budva: The country's tourist capital, where demand for short-term rentals is highest. The average price per square meter in new buildings here ranges from €2,500 to over €4,000. Investors choose Budva for its high liquidity and guaranteed rental income during the high season.
• Tivat: Thanks to the Porto Montenegro marina and the development of projects like Luštica Bay, Tivat is focused on the premium segment. Property prices abroad here can reach €6,000–€8,000 per square meter. in luxury complexes, ensuring maximum long-term capitalization due to the influx of European capital.

Find luxury premium apartments in Tivat (Porto Montenegro) on our website: gomonte.me/apartments

5.2. Buying for Life: Bay of Kotor and Herceg Novi

These locations are ideal for those seeking tranquility, natural beauty, and the opportunity to obtain a residence permit through the purchase of a permanent residence permit.

• Bay of Kotor (Kotor, Perast): A UNESCO World Heritage Site, this region offers historical charm. Prices here are more stable and lower than in Budva, averaging €2,000–€3,000 per square meter. This is an excellent choice for both living and long-term rentals.
• Herceg Novi: Situated at the entrance to the Bay of Kotor, this town boasts a mild climate and a less crowded tourist environment. These are among the best locations for purchasing real estate in Montenegro for families seeking stability.

5.3. Ski Tourism Prospects: Northern Regions (Kolašin, Žabljak)

The Montenegrin government is actively investing in the development of northern ski resorts. Purchasing apartments in Kolašin (average price €1,800–€2,500 per square meter) allows investors to diversify their portfolio and generate income during the winter season, when coastal towns are less crowded. This is a low-risk investment in European real estate with high growth potential.

6. Legal Security of Investments

Transaction security is a top priority, especially when dealing with foreign real estate for Russians. Montenegrin legislation protects the rights of foreign owners, but requires attention to detail.

6.1. How to avoid buying illegal property

The biggest risk in the Montenegrin market is purchasing a property that has not been fully legalized, especially for existing homes. Illegal property in Montenegro can be subject to legal proceedings and cannot be sold or used as collateral.

• Due diligence: A full check with the Cadastre (local real estate registry) is required to ensure all construction permits are in place and there are no encumbrances (mortgages, liens).
• Clearance certificate: The main document confirming the property's legal status. It must be clear.
• Transaction support: Be sure to engage Russian-speaking lawyers specializing in Montenegrin law. They will ensure that the purchase and sale agreement (which is signed with a notary) is free of hidden risks.

6.2. Property rights for non-residents

Montenegrin law is extremely lenient towards foreign owners.

• Full ownership: Foreign citizens (including Russians) have the same property rights as Montenegrin citizens. You can own, dispose of, sell, inherit, and rent out purchased real estate in Montenegro without restrictions.
• Protection: Ownership is recorded in the State Cadastre and is inviolable, providing maximum legal protection for your European real estate investment.

7. Legalization and Migration Bonuses: Quick Residence Permit

The key incentive for Russians to purchase real estate abroad is the opportunity to quickly obtain legal status in Europe. Montenegro offers the most accessible program for obtaining a residence permit through real estate purchase without draconian investment requirements, offering a unique "window of opportunity" in 2026.

7.1. Step-by-Step Guide: From Purchase to Residence Card

Obtaining a temporary residence permit ("boravka") in Montenegro is extremely simple and doesn't take much time, provided the documents are properly prepared.

• Property Purchase: Completion of the transaction with a notary and registration of ownership in the Cadastre (obtaining a "List of Non-Residence").
• Document Collection: Preparation of a basic package, including a medical certificate and a certificate of good conduct (with an Apostille).
• Application Submission: Submit the application in person to the local branch of the Ministry of Internal Affairs (MUP) of Montenegro where the property is registered.
• Waiting and Receipt: The processing time is 20 to 40 days. If approved, a residence card is issued, which is a full European residence permit.

7.2. Benefits of Residency: Opening Accounts and Free Movement within the Region

Obtaining a "boravka" card opens up a number of critical opportunities for Russian citizens who are unable to access it in other jurisdictions:

• Opening Bank Accounts: Having a residence permit is a legal basis for opening personal and corporate accounts in Montenegrin banks, which is critical for international transactions.
• Free Movement: The residence card grants visa-free entry and residence in Montenegro for the entire period of its validity, facilitating asset management and personal presence in the country.
• Social Rights: You and your family have access to education (kindergartens, schools) and healthcare on terms similar to those of European citizens.

Therefore, a residence permit through the purchase of real estate is not just a residence permit, but the key to financial and personal freedom in Europe.

8. The Role of a Professional Agency in Finding Liquid Real Estate in Montenegro

In an environment of tightened financial controls and increasing competition for liquid properties, working with a trusted, top-tier international real estate agency is no longer an option but an absolute necessity. A professional partner guarantees not only finding a profitable property but, more importantly, the legal integrity of the entire transaction.

8.1. Legal Clarity: Why a Transaction Is Impossible Without Legal Guarantees

The real estate market in Montenegro has its own unique characteristics, including the presence of illegal buildings and complex nuances in the Cadastre. Engaging an agency that works closely with local lawyers provides you with legal guarantees at every stage:

• Full legal due diligence: Checking the "Clearance Sheet" and the property's history for encumbrances, restrictions, and the legality of the construction.
• Risk protection: The agency guarantees that you won't sign a contract with hidden pitfalls, minimizing financial losses.
• Notary support: Having an agent and lawyer present at the notary's office ensures your interests are strictly protected and the transfer of funds and title is properly executed.

8.2. Assistance with opening accounts and transferring funds

In 2025, financial logistics are the most complex part of the process of purchasing foreign real estate for Russians. A reliable agency provides ready-made, legal solutions:

• Bank account opening: Assistance in preparing documents and support in opening an account with a Montenegrin bank, which is critical for obtaining a residence permit and paying utility bills.
• Payment arrangements: Using trust accounts or arranging payments through cryptocurrency gateways to securely transfer large sums from Russia to euros in Montenegro, bypassing sanctions restrictions.

8.3. Comprehensive support: from property selection to obtaining a residence permit

A professional agency ensures not only the transaction but also the full legalization of the investor in the country. This includes: selecting a liquid property that meets the requirements for a residence permit through the purchase of real estate; overseeing notarial processing; and fully supporting the Ministry of Internal Affairs with the application package for obtaining and annually renewing a residence card.

9. Conclusion

The real estate market in Montenegro is experiencing rapid growth, driven by the country's imminent accession to the EU.

Delaying investments until 2027 and beyond poses three main risks for investors: a 30-50% price increase, similar to Croatia; stricter immigration regulations with the introduction of a high threshold for obtaining a residence permit; and a reduced choice of liquid properties on the coast. The opportunity to obtain a European residence permit by purchasing real estate for a minimal amount is temporary. This is the last chance to invest in Europe at the most affordable prices.

Don't miss the opportunity to lock in capital in euros at pre-European prices and guarantee a European residence permit for you and your family. Take action now! Book a personal consultation with our leading international real estate agency for a detailed analysis of your investment goals and the selection of a liquid property in Montenegro.

View our catalog of premium investment properties in Montenegro: gomonte.me/apartments

Contact our manager to schedule a viewing: +382 67 322 888 Viber/WhatsApp/Telegram