Investment property in Bosnia and Herzegovina: what to buy and what it costs
Apartments, houses and villas for sale in Sarajevo, Banja Luka, Mostar, Neum and on Jahorina, rental yields, taxes on buying and owning.
By the statistical offices of the Federation of Bosnia and Herzegovina and Republika Srpska, in the second quarter of 2026 a square metre of a new apartment cost about $2,480 (4,305 marks) in Sarajevo, $2,390 (4,154 marks) in Banja Luka and $1,990 (3,466 marks) on average in the Federation. An apartment on the Jahorina ski mountain is for sale for $61,000, a two-bedroom apartment in Banja Luka for $82,000 and an apartment 30 m from the sea in Neum for $184,000. A foreigner buys a home on the reciprocity principle, and residence through property is granted with a genuine link to the country.
Below are the most interesting offers on sale now, from a $61,000 apartment on Jahorina to a $414,000 house with a pool in Butmir near Sarajevo, prices by city, rental yields, taxes on top of the price and the rules for foreign buyers. A manager will confirm what is for sale today and the exact price.
The market in brief
Prices and rules as of 2026.
Which properties investors buy in Bosnia and Herzegovina
A manager will select a property in Bosnia and Herzegovina to match your requirements and send the title extracts, floor plans and similar options to the chat.
An apartment in a quiet part of the Jahorina ski resort
$61,000
A 30 m² ground-floor apartment in a building completed after 2015 in Dvorišta on Jahorina, the mountain that hosted events of the 1984 Winter Olympics. A living room, an open-plan kitchen and dining area and a bathroom, parquet floors, partly furnished. No cars pass in front of the building. A wood stove heats the apartment, and every room also has radiators for electric heating. Jahorina is in Republika Srpska, so there is no transfer tax on the purchase.
A 68 m² apartment by Lukavica bus station next to Dobrinja
$79,000
A 68 m² two-room apartment on the fourth floor of a building completed after 2010, on Akademika Petra Mandića street in Lukavica, next to the Sarajevo district of Dobrinja. In good condition, unfurnished, with parking and electric heating. The seller is the sole owner, and the title is entered in the land register. A square metre here costs about $1,150 (2,000 marks), and Republika Srpska has no transfer tax. Such apartments rent for $320 (550 marks) a month, about 4.9% a year.
A house floor with two bedrooms and a balcony in Lazarevo
$82,000
A 70 m² apartment on the middle floor of a three-level house in the Lazarevo district: a hall, a living room with a kitchen, two separate bedrooms, one opening onto a balcony, a bathroom and a storeroom. The yard is jointly owned, with parking and a separate outbuilding. The house is a solid 1970s build, and the apartment is sold partly furnished. Republika Srpska has no transfer tax. Apartments of 50-80 m² in Banja Luka rent for $440 (750 marks) a month, about 6.3% a year.
A furnished apartment with air conditioning in Bišće Polje
$95,000
A 71 m² two-room apartment on the first floor in the Bišće Polje district, 200 m from the Sarajevo-Ploče main road. Windows facing north and south, laminate floors, air conditioning, internet and cable TV; the apartment is in good condition and sold furnished. Shopping centres and hotels are nearby, and a city bus runs to the centre with the Old Bridge. Apartments of 50-80 m² in Mostar rent for $460 (800 marks) a month, about 5.8% a year.
A furnished south-facing apartment in central Sarajevo
$155,000
A 58 m² two-room apartment on the second floor of a building from before 1950, on Avde Jabučice street in the Centar municipality. South-facing windows, gas heating and air conditioning; the apartment is sold furnished, and the title is registered. Sarajevo is the most expensive market in the country: a square metre of a new apartment in the city costs about $2,480. Apartments of 45-70 m² in Centar rent for $560 (960 marks) a month, about 4.3% a year.
A furnished apartment 30 metres from the sea in Neum
$184,000
A 46 m² apartment on the second floor, 30 m from the sea and the beach. It is sold furnished and needs no renovation. Neum is the only outlet of Bosnia and Herzegovina to the Adriatic, a resort town on the coast between Split and Dubrovnik. An apartment by the beach is bought for living by the sea and for family holidays.
A 170 m² villa with a pool and a garage near Sarajevo
$287,000
A two-storey villa on a 750 m² plot in Kijevo, in the Trnovo municipality of Sarajevo Canton: five rooms, a pool, a garage and CCTV. Built after 2020, renovated and sold furnished, with a registered title. Trnovo is a mountain municipality south of Sarajevo, with forests and quiet close to the capital.
A 250 m² house with a pool on a 1,640 m² plot in Butmir
$414,000
A 250 m² four-room house on a 1,640 m² plot in Butmir, in the Ilidža municipality, home to Sarajevo airport. A pool and gas heating; the house is sold furnished, and the title is registered. The same municipality has the Ilidža spa and the park at the Vrelo Bosne spring.
What property in Bosnia and Herzegovina costs in 2026
In the second quarter of 2026 a square metre of a new apartment in the Federation of Bosnia and Herzegovina rose 11.5% over the year to about $1,990 on average, and in Republika Srpska 0.8% to about $1,840. Sarajevo is the most expensive at about $2,480 per m², while in the Federation outside Sarajevo a square metre costs about $1,800. The resale apartments in the cards are cheaper than new builds: the apartment in Lukavica costs about $1,150 per m².
| Where | New apartment per m² | 60 m² apartment |
|---|---|---|
| Sarajevo | ~$2,480 (4,305 marks) | ~$149,000 |
| Banja Luka | ~$2,390 (4,154 marks) | ~$144,000 |
| Federation of Bosnia and Herzegovina | ~$1,990 (3,466 marks) | ~$120,000 |
| Republika Srpska | ~$1,840 (3,193 marks) | ~$110,000 |
| Federation outside Sarajevo | ~$1,800 (3,128 marks) | ~$108,000 |
Data for the second quarter of 2026: average prices of sold new apartments, the Federal Office of Statistics and the Republic Institute of Statistics of Republika Srpska; dollars rounded up.
What yield renting out gives
The apartments in the cards rent at 4.3-6.3% a year before tax: highest for the apartment in Banja Luka and the furnished apartment in Mostar, lowest for the apartment in central Sarajevo. The apartments on Jahorina and in Neum are bought for holidays in the mountains and by the sea, and the villa in Kijevo and the house in Butmir for family living.
| Tax | Rate |
|---|---|
| Income from letting a home | 10% after a 30% expense deduction in the Federation, 13% in Republika Srpska |
| Property tax | up to 0.20% of the assessed value a year in Republika Srpska, with the rate set by the municipality |
| Buying a new build | 17% VAT is already in the developer's price |
Data for 2026: taxes - laws of the Federation of Bosnia and Herzegovina and Republika Srpska; country comparison - in the rental yield table.
Rates and calculation examples are on the page taxes in Bosnia and Herzegovina.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Transfer tax in Sarajevo Canton | 5% of the assessed value, paid by the buyer within 15 days of the deal |
| Transfer tax in other cantons of the Federation | under the canton's law, up to 5% of the assessed value |
| Transfer tax in Republika Srpska and Brčko | none |
| A new build from the developer | 17% VAT already in the price, no transfer tax |
| Notary | up to $1,200 |
| Title registration | $50 in the Federation, $30 plus 0.2% of the value in Republika Srpska |
| Lawyer | 0.1-0.5% of the price |
| Agent | 2-3% of the price, paid by the seller |
Data for 2026. The $155,000 apartment in central Sarajevo: a transfer tax of $7,750 (13,500 marks) if the municipal commission values it at the contract price. The $82,000 apartment in Banja Luka: no transfer tax, title registration of about $200. A manager will calculate the total for a specific property.
In Bosnia and Herzegovina reciprocity and the land register are checked before the contract
Mistakes cost more than the tax: a citizenship without reciprocity, so the deal is not registered, a plot in the cadastre that does not match the land register, a house without an occupancy permit, a commission valuation for the tax above the contract price, and a resort apartment with an unclear right to the land. Murblz support removes these risks: we select a property for your budget and goal, check reciprocity for your citizenship, the land register and cadastre extracts and the building permits, and run the deal until the title is registered.
The cost of support depends on the purchase budget and the goal, investment or relocation; a manager will calculate it in the chat.
Does the purchase give a residence permit
Owning property is an exceptional ground for temporary residence: under Article 61 of the Law on Foreigners the purchase must come with a genuine link to Bosnia and Herzegovina. The Service for Foreigners' Affairs accepts origin, close relatives in the country, children at school, a local pension or investment as such a link. The permit is issued for up to 1 year and renewed on the same terms, the fee is $90 (150 marks), and it does not allow work. Details are on the pages property in Bosnia and Herzegovina and Bosnia and Herzegovina citizenship. A manager will send homes for a move to the chat.
Foreigners buy homes on the reciprocity principle. Germany, the UK, Croatia, Italy, Slovenia, Serbia, Montenegro, Austria, Turkey, the USA, Georgia and Moldova have reciprocity with Bosnia and Herzegovina. Citizens of the UAE, Qatar, Kuwait, Oman, China, Switzerland and Israel buy through a local company. For a country missing from the Federation Ministry of Justice list, a written answer from the ministry is needed before the deal, with a local company as the fallback. Agricultural land and forests are not sold to foreigners. A manager will check reciprocity for your citizenship.
How we find a property
- Budget and goal: investment, a home to live in, an apartment at a resort or a house for a family. The manager clarifies the city, the part of the country and the payment method.
- A selection of real properties: apartments, houses and villas with the seller's price, area, building year, title registration and a yield calculation.
- Checks: reciprocity for the buyer's citizenship, land register and cadastre extracts, the occupancy permit and the valuation for the transfer tax.
- A remote deal: a power of attorney with an apostille, the contract at a notary, payment, the transfer tax and registration of the title to the buyer.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
Investment property in other countries:
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- Investment property in Serbia: what to buy and what it costs
- Investment property in Brazil: what to buy and what it costs
- Investment property in Georgia: what to buy and what it costs
- Investment property in Spain: what to buy and what it costs
- Investment property in Italy: what to buy and what it costs
- Investment property in Bulgaria: what to buy and what it costs
- Investment property in Cyprus: what to buy and what it costs
- Investment property in Montenegro: what to buy and what it costs
- Investment property in Greece: what to buy and what it costs
- Investment property in Thailand: what to buy and what it costs
- Investment property in Bali: what to buy and what it costs
- Investment property in Paraguay: what to buy and what it costs
- Investment property in Portugal: what to buy and what it costs
- Investment property in Egypt: what to buy and what it costs
- Investment property in Panama: what to buy and what it costs
- Investment property in France: what to buy and what it costs
- Investment property in the USA: what to buy in Florida and what it costs
- Investment property in the UK: what to buy and what it costs
More on buying in this country:
- Property in Bosnia and Herzegovina for foreigners: rules, taxes and the deal
- How to buy an apartment in Bosnia and Herzegovina
- How to send money to Bosnia and Herzegovina
- Taxes in Bosnia and Herzegovina
- How to get Bosnia and Herzegovina citizenship
- Sarajevo: what to see and whether to move there
- Bosnia and Herzegovina: all programs
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does property in Bosnia and Herzegovina cost in 2026?
Can a foreigner buy property in Bosnia and Herzegovina?
Does buying property give a residence permit in Bosnia and Herzegovina?
What is the rental yield on property in Bosnia and Herzegovina?
What taxes apply when buying property in Bosnia and Herzegovina?
Where to buy investment property in Bosnia and Herzegovina?
Can you buy property in Bosnia and Herzegovina remotely?
How does buying in the Federation differ from Republika Srpska?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
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