Authored by the expert who managed and guided the team behind the Serbia Property Pack
Everything you need to know before buying real estate is included in our Serbia Property Pack
Moving to Serbia and purchasing property is an increasingly attractive option for foreign investors seeking affordable real estate in Europe.
Serbia offers one of Europe's most accessible property markets for foreigners, with no minimum investment requirements for residency and the ability to complete purchases remotely. Property ownership directly qualifies you for temporary residence permits, making it an ideal pathway for those considering long-term relocation to the Balkans.
If you want to go deeper, you can check our pack of documents related to the real estate market in Serbia, based on reliable facts and data, not opinions or rumors.
Foreigners from countries with reciprocity agreements can buy apartments, houses, and commercial properties in Serbia, but not agricultural land unless through a Serbian company.
The entire purchase process can be completed remotely using power of attorney, with total transaction costs ranging from 7.6% to 10% of the property value.
| Aspect | Requirements | Timeline/Cost |
|---|---|---|
| Eligibility | Citizens from countries with reciprocity agreements | Immediate eligibility |
| Property Types | Apartments, houses, commercial properties | No agricultural land for individuals |
| Physical Presence | Not required - remote purchase possible | Power of attorney sufficient |
| Transaction Costs | All taxes, fees, and legal costs included | 7.6% - 10% of property value |
| Residency Path | Property ownership qualifies for temporary residence | 5 years to permanent, 10 years to citizenship |
| Payment Method | Must use Serbian bank account | Cash common, mortgages limited |
| Legal Protection | Same rights as Serbian citizens | Due diligence essential |
What visa or permit do I need to stay in Serbia long-term or buy property?
You need a D visa to stay in Serbia for more than 90 days, which allows you to remain for 90-180 days initially.
After arriving in Serbia with a D visa, you can apply for a temporary residence permit that remains valid for up to 3 years and can be renewed. Property ownership in Serbia serves as a recognized basis for obtaining this temporary residence permit, making the process straightforward for property buyers.
As of June 2025, there is no minimum investment amount required for obtaining residency through property purchase. Any real estate acquisition, whether an apartment, house, or commercial property, qualifies you to apply for temporary residence. The Serbian government considers property ownership sufficient proof of your intent to maintain ties with the country.
After maintaining continuous temporary residency for five years, you become eligible to apply for permanent residency. Following another five years of permanent residency (10 years total), you can apply for Serbian citizenship if desired.
It's something we develop in our Serbia property pack.
Can foreigners legally buy property in Serbia, and are there restrictions?
Foreigners can legally purchase property in Serbia, but eligibility depends on reciprocity agreements between Serbia and your home country.
Citizens from countries where Serbian nationals can also buy property are eligible to purchase real estate in Serbia. This includes most Western countries such as the United States, United Kingdom, all European Union member states, Canada, and Australia. The reciprocity requirement ensures mutual property ownership rights between nations.
You can purchase apartments, houses (including the land beneath them), and commercial properties without restrictions. However, significant limitations apply to agricultural land, bare land plots, and forest land, which are generally off-limits to foreign individuals. Foreign companies registered in Serbia can purchase these restricted property types, but this requires establishing a Serbian legal entity.
No residency requirement exists for property purchases. You can buy Serbian real estate as a non-resident and complete the entire transaction remotely using a properly executed power of attorney.
What are the step-by-step procedures to purchase real estate in Serbia?
The Serbian property purchase process follows five distinct steps that ensure legal compliance and proper ownership transfer.
First, you reserve the property with a deposit typically ranging from €1,000 to €5,000, though this step is sometimes skipped in direct transactions. Next, you sign a preliminary contract that outlines property details, agreed price, deposit amount (usually 10% of purchase price), and the scheduled date for the main contract.
The third step involves drafting and signing the main purchase contract at a Serbian notary office. This contract must be written in Serbian, and all parties must be present (or represented by power of attorney). A licensed court interpreter is mandatory if you don't speak Serbian. The fourth step requires payment through a Serbian bank account, as all property transactions must pass through the Serbian banking system for anti-money laundering compliance.
Finally, the property gets registered in your name with the Real Estate Cadaster, officially making you the legal owner. This registration process typically takes 15-30 days after contract signing and payment completion.
Can I complete the purchase remotely or must I be physically present?
You can complete the entire property purchase process remotely without being physically present in Serbia.
Remote purchases require a notarized power of attorney (PoA) that must be specific to the property you're purchasing. This PoA must be notarized in your home country, receive an apostille certification, and be officially translated into Serbian by a certified translator. The power of attorney should grant your representative authority to sign contracts, make payments, and complete registration procedures on your behalf.
Your appointed representative (typically a lawyer or real estate agent) can attend the notary appointment, sign the purchase contract, handle payment transfers, and complete the cadastral registration process. Many international buyers successfully purchase Serbian properties this way, particularly when working with established local law firms.
However, if you choose to be present, you'll still need a licensed court interpreter during the notary proceedings unless you're fluent in Serbian, as all legal documents must be in the Serbian language.
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What documents are required and which need translation or notarization?
The document requirements vary depending on whether you're purchasing property only or also applying for residency.
For property purchase, you need your passport, a certificate of marital status from your home country, Serbian bank account details, and proof of funds showing the source of your money. If purchasing remotely, you'll need a notarized and apostilled power of attorney translated into Serbian.
For residency applications following property purchase, additional documents include the notarized sale agreement, proof of ownership from the cadastre, a bank statement showing funds (typically €50,000 or equivalent), valid health insurance, a clean criminal record from your home country, a short biography, passport copies, and a "white card" proving address registration in Serbia.
All foreign documents must be officially translated into Serbian by certified translators. Documents also require notarization and apostille certification in your home country before submission to Serbian authorities. The translation and legalization process typically takes 2-4 weeks, so plan accordingly.
| Document Type | Required For | Additional Requirements |
|---|---|---|
| Passport | Property purchase & residency | Must be valid for 6+ months |
| Certificate of marital status | Property purchase & residency | Apostille + translation required |
| Criminal record certificate | Residency application only | From home country, apostille + translation |
| Proof of funds | Property purchase & residency | Bank statements, source documentation |
| Health insurance | Residency application only | Valid in Serbia or international coverage |
| Power of attorney | Remote purchases only | Property-specific, notarized + apostille |
| Property sale agreement | Residency application only | Notarized, from cadastral registration |
How reliable are real estate agents and legal professionals in Serbia?
The Serbian real estate market has improved significantly in recent years, but due diligence remains essential when selecting professionals.
Licensed real estate agents in major cities like Belgrade, Novi Sad, and Niš are generally reliable, especially those recommended by expat communities and with established track records. However, the market still carries risks of unregistered properties and ownership disputes, making professional verification crucial.
Legal professionals specializing in real estate law provide essential services including title verification, seller legitimacy checks, and legal compliance oversight. Reputable law firms will conduct comprehensive due diligence, verify property registration status, check for outstanding debts or liens, and ensure all documentation meets legal requirements.
To avoid scams and questionable deals, never pay large deposits before completing due diligence, ensure all properties are properly registered in the cadastre, use only licensed professionals with verifiable credentials, request references from previous international clients, and verify professional licenses through relevant Serbian professional associations.
Working with professionals who have experience with international clients and speak English fluently will significantly reduce misunderstandings and ensure smoother transactions.
Does the Serbian legal system protect foreign buyers?
Foreign property buyers in Serbia enjoy the same ownership and inheritance rights as Serbian citizens, provided reciprocity conditions are met.
The Serbian legal system provides comprehensive recourse options for disputes or fraud cases, including access to local courts and international arbitration under the UNCITRAL Model Law. Property ownership rights are constitutionally protected, and foreign buyers can pursue legal remedies through the same channels available to domestic buyers.
However, historical issues with property registration and past corruption cases emphasize the importance of proper due diligence and legal representation. The cadastral system has been modernized significantly, but older properties may still have registration complexities that require expert navigation.
Foreign buyers are protected by the same consumer protection laws, contract enforcement mechanisms, and property rights legislation that govern domestic transactions. International buyers can also seek assistance from their home country's consular services if needed, and many law firms offer dispute resolution services specifically for international clients.
It's something we develop in our Serbia property pack.
What are all the taxes, fees, and additional costs I should expect?
Total transaction costs for property purchases in Serbia range from 7.6% to 10% of the property value, depending on whether you're buying new construction or resale properties.
| Cost Item | Rate/Amount | When Paid |
|---|---|---|
| Transfer tax (resale properties) | 2.5% of property value | At contract signing |
| VAT (new construction) | 10% of property value | At contract signing |
| Notary fees | €300-€500 or 0.1-0.5% of value | At notarization |
| Registration fees | €50 | At cadastral registration |
| Real estate agent commission | 2% of property value | At contract completion |
| Legal fees | 1-3% of property value | Throughout process |
| Annual property tax | Up to 0.4% of assessed value | Annually as owner |
Additional ongoing costs include annual property tax of up to 0.4% of the assessed property value, which is significantly lower than many European countries. If you later sell the property, capital gains tax of 15% applies unless you've owned the property for more than 10 years, at which point you're exempt.
For rental income, you'll pay 20% tax on rental earnings. Currency exchange fees and bank transfer costs should also be factored into your budget, particularly for international wire transfers.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Serbia 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.
Can I buy property in cash or do I need a Serbian bank account?
All property transactions in Serbia must go through the Serbian banking system for anti-money laundering compliance, making a Serbian bank account essential.
Cash purchases are common and often preferred by sellers, but "cash" in this context means having the full amount available without financing, not literal cash payments. All payments must be traceable through official banking channels, so you'll need to transfer funds to a Serbian bank account before completing the purchase.
Opening a Serbian bank account is straightforward for foreign property buyers. Major banks like Raiffeisen Bank, UniCredit Bank Serbia, and Erste Bank offer accounts to non-residents. You'll typically need your passport, proof of address from your home country, and initial deposit (usually €100-500 minimum).
Some banks require proof of income or purpose for the account opening, so mentioning property purchase usually facilitates the process. The account opening process takes 1-3 business days, and you can often initiate it before traveling to Serbia or through their international branches.
Is it possible for foreigners to get mortgages in Serbia?
Mortgages are available to foreigners in Serbia, but with strict requirements and limited options compared to cash purchases.
Non-resident foreigners can obtain mortgages from some Serbian banks, but typically need a minimum 30% down payment and face higher interest rates around 7% or variable rates based on EURIBOR plus bank margins. Banks generally require proof of stable income, either from Serbian employment or verifiable international sources.
Some banks mandate Serbian residency or citizenship, while others will consider well-documented foreign applicants with sufficient collateral. The mortgage approval process for foreigners typically takes 4-8 weeks and requires extensive documentation including income verification, employment confirmation, existing debt obligations, and property appraisal.
Loan terms usually range from 10-30 years, with loan amounts up to 70% of property value for non-residents. Monthly income requirements typically demand that mortgage payments don't exceed 40% of verified monthly income. Banks like API Bank, Raiffeisen Bank, and Erste Bank have specific programs for non-resident borrowers.
Given the complexity and restrictions, many international buyers opt for cash purchases or secure financing in their home countries before proceeding with Serbian property acquisitions.
What are common mistakes foreigners make when buying property in Serbia?
The most frequent and costly mistake is failing to verify property registration and ownership through the official cadastre system.
Many foreign buyers skip comprehensive due diligence, leading to issues with disputed ownership, outstanding debts attached to properties, or purchase of unregistered properties. Always engage a qualified lawyer to verify title, check for liens or encumbrances, and confirm the seller's legal right to sell.
Underestimating total transaction costs is another common error. Budget for the full 7.6-10% of property value in additional costs, not just the purchase price. Some buyers pay large deposits before proper verification, risking loss if problems arise with the property or transaction.
Using unlicensed agents or legal professionals can result in inadequate representation and legal complications. Failing to properly translate and notarize required documents can delay transactions or invalidate agreements. Not understanding the requirement for Serbian bank accounts often surprises buyers who expect to complete transactions through foreign banks.
Finally, many buyers don't research neighborhood specifics, local amenities, or future development plans that could affect property values and quality of life.
It's something we develop in our Serbia property pack.
Will buying property help me get residency or citizenship in Serbia?
Property ownership directly qualifies you to apply for Serbian temporary residence permits with no minimum investment amount required.
Any real estate purchase, regardless of value, allows you to apply for a temporary residence permit valid for up to 3 years and renewable. Family members can be included in your residency application, making this an attractive option for families considering relocation to Serbia.
The path to permanent residency requires maintaining continuous temporary residency for five years. During this period, you must spend at least 183 days per year in Serbia and maintain your property ownership. After obtaining permanent residency, you can apply for Serbian citizenship after an additional five years (10 years total from initial temporary residency).
Serbian citizenship offers significant benefits including visa-free travel to over 130 countries, the right to live and work throughout Serbia, and potential access to European Union countries if Serbia joins the EU in the future. The citizenship process requires basic Serbian language proficiency and knowledge of Serbian history and culture.
Unlike some European countries, Serbia doesn't require you to renounce your original citizenship, allowing dual citizenship for most nationalities. This makes the Serbia property-to-citizenship path particularly attractive for investors seeking European residency options.
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.
Serbia offers one of Europe's most accessible property markets for international buyers, with straightforward procedures and strong legal protections for foreign investors.
The combination of affordable property prices, no minimum investment requirements, and direct pathways to European residency makes Serbia an increasingly popular destination for property investment and relocation.
Sources
- Welcome to Serbia - Visa D Requirements
- InvestRopa - Serbia Real Estate for Foreigners
- Lawyers Serbia - Residency by Investment
- Balkan Advisor - Serbia Residency by Real Estate
- Jeftic Law - Property Rights of Foreign Nationals
- Zunic Law - Can Foreigners Buy Property in Serbia
- Welcome to Serbia - Remote Property Purchase
- Realting - Detailed Guide on Buying Real Estate
- Global Property Guide - Serbia Taxes and Costs
- STATT - Real Estate Credit Requirements