Does buying property get Montenegro residency?

Authored by the expert who managed and guided the team behind the Montenegro Property Pack

Everything you need to know before buying real estate is included in our Montenegro Property Pack

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INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Montenegro. If you'd like to learn more about us, you can check our presentation page.

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At InvestRopa, we explore the Montenegro real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Podgorica, Budva, and Kotor. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

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Inna Kataeva 🇲🇪

Investment Consultant

Inna Kataeva specializes in real estate investment across Montenegro. She provides tailored support, from selecting apartments, land, or commercial properties to advising on location benefits like climate, infrastructure, and development plans. With a focus on transparency, Inna ensures seamless transactions by collaborating with trusted agencies, developers, and legal professionals. Whether seeking a coastal retreat or an investment opportunity, she is committed to guiding you through every step with expertise and care.

How much money do I actually need to invest in property in Montenegro to qualify for residency?

Montenegro requires no minimum property investment amount to qualify for residency as of September 2025.

You can purchase any residential or commercial property at any price point and still be eligible to apply for temporary residence. Whether you buy a €30,000 apartment in Podgorica or a €500,000 villa on the coast, both qualify equally for the residency application process.

The key requirement is that the property must be properly registered in your name and be either residential (apartment, house, holiday home) or commercial (restaurant, hotel, office space). Raw land or undeveloped plots do not qualify unless they contain registered buildings suitable for habitation or business use.

This makes Montenegro one of the most accessible European countries for property-based residency, especially compared to programs like Portugal's Golden Visa which previously required €500,000 minimum investments before recent changes.

It's something we develop in our Montenegro property pack.

Does the property have to be in a specific part of Montenegro, like the coast versus inland, or does any location count?

Any location throughout Montenegro qualifies for the residency program with no geographic restrictions.

You can purchase property on the Adriatic coast in Budva, Kotor, or Bar, in the capital Podgorica, in northern mountain regions like Žabljak, or in any rural inland area. All locations carry equal weight for residency qualification purposes.

This differs significantly from Montenegro's former citizenship-by-investment program (which closed in 2022) that required minimum investments of €450,000 in developed areas or €250,000 in underdeveloped northern regions. The current residency-through-property program has no such regional distinctions or thresholds.

Coastal properties typically cost more due to tourism demand, with average prices in Budva reaching €3,000-4,000 per square meter compared to €1,200-1,800 per square meter in Podgorica, but both offer identical residency benefits.

Is there a minimum property size or type, for example an apartment, house, or commercial real estate?

Montenegro imposes no minimum property size requirements for residency qualification.

Eligible property types include residential apartments (studio to multi-bedroom), houses (from small townhouses to large villas), holiday homes, and commercial properties like restaurants, hotels, or office spaces. Even a 25-square-meter studio apartment qualifies equally with a 200-square-meter house.

The property must be legally registered, habitable (for residential), or operational (for commercial). Co-ownership is permitted provided you own at least 50% of the property share. Properties under construction or requiring major renovations may not qualify until completion and proper registration.

Raw agricultural land over 5,000 square meters and forest land have foreign ownership restrictions, making them unsuitable for residency applications. Urban plots with existing registered buildings face no such restrictions.

Do I get residency automatically once I buy, or is there a separate application process afterward?

Residency is not automatic upon property purchase - you must complete a separate application process after acquiring the property.

The application process requires submitting proof of property ownership (registered deed), a clean criminal record certificate from your home country, proof of sufficient funds (typically €3,650 deposited in a Montenegro bank), health insurance coverage, and police registration confirming your local address.

Processing time typically ranges from 30-60 days after submitting complete documentation. Application fees range from €25-300 depending on the permit type, plus additional costs for document translations, legalization, and legal assistance which can add €500-1,500 to the total process cost.

You must physically be present in Montenegro during parts of the application process, including initial police registration within 24 hours of arrival and potentially for permit collection.

How long does the residency permit last once I get it, and can it be renewed easily?

The initial temporary residence permit lasts exactly 12 months and requires annual renewal.

Renewal is generally straightforward provided you continue owning the qualifying property, maintain the required bank deposit, keep valid health insurance, and meet the physical presence requirements. The renewal application must be submitted before your current permit expires.

After five consecutive years of temporary residency, you become eligible to apply for permanent residency, which provides greater stability and removes annual renewal requirements. Permanent residency applications require demonstrating continuous legal residence and may involve language proficiency tests.

Montenegro citizenship becomes available after 10 years of continuous legal residence, though this pathway involves additional requirements including language competency, integration tests, and demonstration of ties to Montenegro.

Can I bring my spouse and children under my residency if I buy a property?

Family Member	Eligibility	Requirements
Spouse	Eligible for family reunification	Marriage certificate, clean criminal record
Children under 18	Eligible as dependents	Birth certificates, dependency proof
Children 18+	Limited eligibility	Must prove dependency (students, disability)
Parents	Not automatically eligible	Separate application required
Other relatives	Not eligible	Must apply independently

Do I need to physically live in Montenegro for a certain number of days each year to keep the residency?

Montenegro requires temporary residents to spend at least 11 months (approximately 335 days) per year in the country to maintain and renew their permits.

Absences longer than one month require advance notification to police, and total annual absences cannot exceed three months without special permission. This makes Montenegro's physical presence requirement among the strictest in Europe for temporary residency programs.

The requirement applies continuously - you cannot spend 11 months in year one and then take extended absences in year two while maintaining valid residency status. Failure to meet presence requirements typically results in permit non-renewal.

Permanent residents (after five years) face more relaxed requirements, but specific thresholds vary and maintaining strong ties to Montenegro remains important for citizenship eligibility.

Can I rent out the property I purchase, or do I have to live in it myself?

You can rent out your Montenegro property while maintaining residency status - there's no requirement to personally occupy the purchased property.

However, you must still meet the 11-month annual physical presence requirement in Montenegro, meaning you'll need alternative accommodation if renting out your property. Many investors rent out their purchased property for income while living in separate rented accommodation to maintain residency compliance.

Rental income is subject to 15% tax in Montenegro, and you must register as a tax resident if spending more than 183 days annually in the country. Short-term vacation rentals through platforms like Airbnb are popular, especially for coastal properties which can generate €50-150 per night during summer season.

It's something we develop in our Montenegro property pack.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Montenegro versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Does buying property in Montenegro eventually lead to permanent residency or even citizenship, and if so, after how many years?

Property ownership in Montenegro provides a clear pathway to both permanent residency and citizenship through time-based progression.

After five consecutive years of temporary residency, you can apply for permanent residency. This requires maintaining continuous legal residence, keeping the qualifying property, and potentially demonstrating basic Montenegro language skills depending on current requirements.

Citizenship becomes available after 10 years of continuous legal residence in Montenegro. The citizenship application involves language proficiency tests, knowledge of Montenegro history and constitution, proof of integration into society, and continued property ownership or other economic ties.

Montenegro's former citizenship-by-investment program (which ended in 2022) offered faster routes, but the current pathway through property purchase and residency represents the standard naturalization process available to all long-term residents.

What taxes, fees, or extra costs should I expect on top of the property price when applying for residency?

1. **Property purchase taxes:** 3% transfer tax on resale properties, 21% VAT on new properties from developers 2. **Annual property tax:** 0.1-1% of assessed property value paid yearly 3. **Residency application fees:** €25-300 depending on permit type 4. **Required bank deposit:** €3,650 minimum in Montenegro bank account 5. **Legal and notary costs:** €500-1,500 for document preparation and legal assistance 6. **Document translation and legalization:** €200-500 for required paperwork 7. **Health insurance:** €300-800 annually for qualifying coverage 8. **Criminal record certificates:** €50-200 from home country with apostille

Are there any restrictions on foreigners buying property in Montenegro, such as land ownership rules or limits on certain areas?

Foreign nationals can freely purchase most property types in Montenegro, but specific restrictions apply to certain land categories.

Unrestricted purchases include residential apartments, houses, urban land, commercial properties, and coastal properties. These represent the vast majority of real estate transactions and all qualify for residency programs.

Restricted categories include agricultural land over 5,000 square meters, forest land, land in protected natural areas, and properties near military installations. These restrictions primarily affect large rural land purchases rather than typical residential or commercial investments.

All foreign property purchases must be registered in the Montenegro land registry to be legally valid and qualify for residency applications. The registration process typically takes 30-60 days and requires proper legal documentation and tax payments.

It's something we develop in our Montenegro property pack.

What documents and proof of funds will I need to show the authorities when applying for residency through property purchase?

Document Category	Specific Requirements	Validity Period
Property Documents	Registered property deed, purchase contract	Current registration required
Personal Documents	Passport, birth certificate	Valid for permit duration
Financial Proof	€3,650+ bank deposit in Montenegro	Must maintain throughout residency
Criminal Record	Clean certificate from home country	Issued within 6 months
Health Insurance	Coverage valid in Montenegro	Minimum 30 days initially
Address Registration	Police registration of local address	Within 24 hours of arrival
Application Forms	Completed residency application	Current official forms

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Henley Global - Montenegro Residence by Investment
2. Armenian Lawyer - Montenegro Tax Haven Guide
3. Montenegro Prospects - Residency Permit Guide
4. Balkan Advisor - Montenegro Residency by Real Estate
5. Global Citizen World - Montenegro Residency Reforms
6. Lawyers Montenegro - Residence Permit Guide
7. iWorld - Montenegro Citizenship
8. Montenegro Guides - Residence Permit
9. Government of Montenegro - Temporary Residence
10. Violet Investment - Montenegro Residence Guide 2025