Property in Montenegro for foreigners
Apartments in Budva, Kotor, Tivat and Podgorica: we check the cadastre and developer, calculate the tax and tax value for residence and handle the notary deal, including by power of attorney.
Montenegro is a resort market on the Adriatic: Budva, Kotor, Tivat with the Porto Montenegro marina, and Herceg Novi. Foreigners can freely buy apartments and houses; restrictions mainly concern agricultural land and certain categories of plots. The citizenship-by-investment programme closed at the end of 2022, but property ownership still provides grounds for a temporary residence permit, and the country's EU candidate status supports long-term interest. The market is small and largely seasonal - something to factor in when choosing a property.
We select a property to match your goal - a seaside apartment, a home to live in or a basis for residency, verify legal title and the ownership history, support the transaction and help structure ownership. If the goal is residency through property, we run the purchase and the immigration process together.
Residence through a home in 2026
Since 2026 an owner gets residence for a home worth at least €150,000 in tax value, about $170,000. From 1 November 2026 Russian and Belarusian citizens need a visa to enter Montenegro, and the residence card replaces it. Ownership is proven by a real estate cadastre extract; a contract with a developer at the excavation stage does not count as ownership, and a plot without a house does not qualify.
Tax on purchase
| Property price | Transfer tax |
|---|---|
| up to €150,000 | 3% |
| €150,000-500,000 | €4,500 plus 5% above €150,000 |
| above €500,000 | €22,000 plus 6% above €500,000 |
New builds from a developer carry 21% VAT instead of the transfer tax. The base is market value as assessed by the tax administration, which can exceed the contract price.
What we do
- We check the cadastre extract and the developer.
- We calculate the tax and the tax value for residence.
- We support the deal and the residence application.
What matters after getting status
- Spending more than 30 days in a row outside Montenegro can end residence based on a home, so trips are planned in advance.
- Permanent residence is available after 5 years of continuous life in the country.
- A new build for residence is bought only after completion and entry in the cadastre.
Can a Russian citizen buy property in Montenegro
Yes, foreigners, including Russian citizens, buy apartments and houses in their own name. The restrictions mainly concern agricultural land, forests and certain protected plots; such land can be held through a Montenegrin company. The purchase opens the way to residence if the home has a tax value of at least €150,000.
From 1 November 2026 Russian and Belarusian citizens need a visa to enter Montenegro: the government decided this on 23 July 2026 to align its visa rules with the EU. A residence card replaces the visa, so a purchase for residence is planned around the new entry rules. Banks check the source of funds closely, and payment is made from an account whose documents are ready before the deposit.
Apartment prices in 2026
According to Montenegro's statistical office, in the second quarter of 2026 a square metre in a new build averaged 2,557 euros, about $2,900, up 16.2% on a year earlier and double the level five years ago.
| Region | Per m² in a new build | 55 m² apartment |
|---|---|---|
| Coast: Budva, Kotor, Tivat, Herceg Novi | ~$3,200 | ~$176,000 |
| Podgorica | ~$2,900 | ~$160,000 |
| Central and northern regions | ~$2,400-2,500 | ~$132,000-138,000 |
The market is small and seasonal: rents rise in summer and resort towns empty in winter. More in our article on buying an apartment in Montenegro.
We will calculate online the full purchase cost for your budget: taxes, fees and transaction costs.
Owner taxes: renting out and selling
- Ownership. The annual property tax is set by the municipality, usually 0.25-1% of market value.
- Rent. Rental income is taxed at 15%, and the municipality adds a surtax of 13% of the tax amount, 15% in Podgorica and Cetinje.
- Short lets. Letting to tourists requires registration with the municipal tourist organisation and payment of the tourist tax for guests.
- Sale. Capital gains are taxed at 15% with the same municipal surtax.
Russia suspended its double tax treaty with Montenegro in 2023, so a Russian tax resident must also declare the rent in Russia without a credit. More on our page on taxes in Montenegro.
How to buy property in Montenegro remotely
In Montenegro the sale contract is certified by a notary, and a representative with a notarised power of attorney can sign it. The power of attorney is made at a Montenegrin consulate or by a notary with an apostille and a Montenegrin translation. Through the representative you obtain the cadastre extract, pay the tax and register title.
Residence after the deal requires a personal visit: the application and biometrics are filed in the country, and from 1 November 2026 a Russian citizen first needs a visa to come. Conditions are on our page on Montenegrin residence, and to compare Montenegro with other countries see our overview of where to buy property abroad.
Worked example and common mistakes
A 55 m² resale apartment on the coast for $180,000, about €160,000. The transfer tax is €4,500 plus 5% of the amount above €150,000, so €5,000, about $5,630, if the tax value is not above the contract price. On top come the notary, cadastre extracts and document translations.
- Buying off plan for residence. A contract with the developer is not ownership; residence is granted only after the cadastre entry.
- Relying on the contract price. The tax and the residence threshold are based on the tax value, which can be higher.
- Long absences. Spending more than 30 consecutive days outside the country can end property-based residence.
- Expecting citizenship for buying. Montenegro closed its citizenship by investment programme at the end of 2022.
Coast or Podgorica
The coast is chosen for holidays and seasonal letting: in Budva and Tivat summer rents multiply, but many buildings empty in winter, and annual income is lower than it looks in August. Podgorica is a year-round city: schools, hospitals, jobs and an airport, with homes about 10% cheaper than on the coast. Both work for residence if the tax value is at least €150,000.
What we do
- Property shortlist for your investment goal
- Legal due diligence on the property
- End-to-end transaction support
- Ownership structuring (company, trust)
- Property management and letting
See also
Company formation · Business account · Personal account · Country taxes · All country programs
FAQ
Can a foreigner buy property in Montenegro?
Does buying property grant Montenegrin residency?
Where do I start?
How much must a home cost for Montenegrin residence in 2026?
What tax applies to buying a flat in Montenegro?
Do Russians need a visa for Montenegro?
When can you get Montenegrin permanent residence?
What if you leave Montenegro for long?
Does a plot without a house qualify for Montenegrin residence?
Can you get residence for a flat under construction?
What proves ownership for Montenegrin residence?
Do Russians with Montenegrin residence need a visa?
How much does an apartment in Montenegro cost in 2026?
What taxes does an apartment owner pay in Montenegro?
Can you buy an apartment in Montenegro remotely?
Investing in property in Montenegro?
We shortlist apartments on the Montenegrin coast for holiday letting, check the cadastre and developer and support the deal. Every country is in the searchable catalogue.
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