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
If you are a foreigner thinking about buying property in Serbia and wondering whether it can help you get residency or even citizenship, this guide breaks down everything you need to know in plain language.
We constantly update this blog post to reflect the latest regulations and practical realities on the ground in Serbia.
Serbia does not have a traditional "golden visa" program, but property ownership is a recognized legal basis for temporary residence, which can eventually lead to permanent residency and citizenship.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Serbia.
Insights
- Serbia has no official minimum property investment amount for residency, but practical entry points range from around 25,000 euros in budget areas to 80,000 euros or more in Belgrade's popular neighborhoods like Vračar or Novi Beograd.
- Temporary residence permits in Serbia can be granted for up to 3 years at a time, which is longer than many European countries offer for initial permits.
- To qualify for permanent residence in Serbia, you must live in the country for 3 continuous years with absences limited to 10 months total or 6 months in one stretch.
- Property ownership alone does not automatically grant work rights in Serbia, so if you plan to work, you will need to secure a separate work authorization or apply through an employment-based route.
- Belgrade's Savski Venac municipality had average new-build prices around 2,600 euros per square meter in mid-2024, with prime areas commanding significantly higher prices.
- Serbia allows dual citizenship for naturalized citizens, meaning you typically do not have to give up your original passport when you become Serbian.
- The path from property purchase to Serbian citizenship realistically takes at least 6 to 7 years: 3 years of temporary residence, then 3 years of permanent residence, plus application processing time.
- Renting out your Serbian property is generally allowed while maintaining residency, but you must still have a registered residential address in Serbia for yourself.
Can buying property help me get permanent residency in Serbia?
Does buying a property qualify or at least help for residency in Serbia?
As of early 2026, owning residential property in Serbia is a recognized legal basis that foreigners commonly use to apply for temporary residence, which is the essential first step toward permanent residency.
Serbia does not publish an official minimum property investment threshold like traditional golden visa countries, so there is no set amount in euros or Serbian dinars that guarantees qualification.
In practice, foreigners typically spend anywhere from 25,000 to 35,000 euros for budget apartments in smaller municipalities, while a starter apartment in Belgrade usually costs between 80,000 and 140,000 euros depending on size and location.
Beyond the property purchase itself, applicants must also show proof of health insurance, register their address with local authorities, and demonstrate sufficient financial means to support themselves during their stay in Serbia.
Property ownership can also serve as supporting evidence for other visa categories in Serbia, strengthening applications where accommodation and ties to the country need to be documented.
Is there any residency visa directly linked to property ownership in Serbia right now?
Serbia does not have a branded "golden visa" program as of early 2026, but property ownership functions as an accepted legal basis for applying for temporary residence under the existing immigration framework.
Buying a primary residence (your main home) is the most straightforward way to use property ownership for residency in Serbia, since it naturally supports your accommodation story and reason for staying.
Buying a rental or investment property can also work for residency purposes, but it adds complexity because you still need to show where you personally live and are registered in Serbia, which can be tricky if the only property you own is fully rented out to tenants.
What exactly do I get with a property-based residency in Serbia?
Is this residency temporary or permanent in Serbia right now?
Property-based residency in Serbia starts as temporary residence, not permanent, and you must build up continuous lawful stay before you can apply for the permanent version.
The official name for this status is "temporary residence" (privremeni boravak in Serbian), and your permit will specify the legal basis, in this case property ownership.
The key legal distinction is that temporary residence must be renewed periodically and is tied to maintaining your qualifying conditions, while permanent residence is indefinite and gives you a more secure long-term status in Serbia.
Having temporary versus permanent status does affect your rights, particularly because permanent residents have stronger protections against removal and do not need to prove their original basis (like property ownership) for renewals.
How long is the initial residency permit valid in Serbia in 2026?
As of early 2026, temporary residence in Serbia can be granted for up to 3 years, with the validity period calculated from the date you submit your application.
This 3-year maximum has been consistent in recent years and represents one of the longer initial permit durations available in Europe for property-based residence.
The validity period begins from your application date, and when you renew, the new permit runs from the day after your previous one expires, so there is no gap in your legal status.
You should begin the renewal process at least 30 to 60 days before your permit expires to allow time for processing and avoid any last-minute complications with your legal status in Serbia.
How many times can I renew residency in Serbia?
There is no stated limit on how many times you can renew temporary residence in Serbia, meaning you can keep renewing as long as you continue to meet the conditions.
Each renewal period can also be granted for up to 3 years, following the same rules as the initial permit.
Renewal conditions do not become stricter over time; rather, you simply need to demonstrate that your original basis (property ownership) and supporting requirements (insurance, address registration, financial means) remain valid.
The most common reason renewal applications face problems in Serbia is letting documentation lapse, such as expired health insurance or failure to maintain proper address registration with local authorities.
Can I live and work freely with this residency in Serbia?
Property-based temporary residence in Serbia gives you the right to live in the country, but working rights are handled separately and are not automatically included.
Your temporary residence permit will include a note about whether you have the right to work, and for property-based permits this is typically not granted unless you also have employment authorization.
If you want to work in Serbia, you generally need to pursue an employment-based residence route or obtain a separate work permit, as property ownership alone does not open all professions to you.
Self-employment and starting a business are possible through other residence categories, but you would need to apply under the appropriate legal basis rather than relying solely on property ownership.
Can I travel in and out easily with residency in Serbia?
Temporary residence in Serbia allows you to travel in and out of the country freely, and if you initially needed a Visa D (long-stay visa) to enter, that visa permits multiple entries for 90 to 180 days.
For temporary residence holders, there is no strict maximum time you can spend outside Serbia per year, but if you plan to eventually apply for permanent residence, you need to respect the absence limits of 10 months total or 6 months in one stretch over the 3-year qualifying period.
Serbian temporary residence does not grant visa-free access to the Schengen Area or other regions; your travel privileges to other countries depend on your original passport, not your Serbian residence card.
When re-entering Serbia after traveling abroad, you should carry your valid residence permit card or the official decision granting your residence, along with your passport.
Does this residency lead to permanent residency in Serbia eventually?
Yes, property-based temporary residence in Serbia can lead to permanent residence after you have maintained continuous lawful residence for 3 years.
Those 3 years must be genuinely continuous, meaning your absences during that period cannot exceed 10 months total or 6 months in any single stretch.
Beyond the time requirement, you also need to meet general conditions like having valid health insurance, a registered address, no serious criminal issues, and sufficient means to support yourself.
Once you obtain permanent residence in Serbia, you are no longer required to maintain the original property investment as the basis for your status, since permanent residence is not tied to a specific legal ground like temporary residence is.
What conditions must I keep to maintain residency in Serbia?
Do I need to keep the property to keep residency in Serbia?
If your temporary residence in Serbia is based on property ownership, you should assume you need to maintain that ownership to keep your residency status valid.
If you sell the property before your permit expires and have no alternative legal basis (such as employment or family ties), you risk not being able to renew your temporary residence.
Replacing the property with another qualifying property in Serbia can work, but you would likely need to update your documentation and potentially re-apply or amend your residence basis with the authorities.
During residency renewals, Serbian authorities will typically request updated proof of property ownership, such as a recent extract from the real estate cadastre (RGZ) showing you still own the property.
Is there a minimum stay requirement per year in Serbia?
For temporary residence in Serbia, there is no explicit "minimum days per year" rule published in the official guidance, but staying connected to the country through regular presence is expected.
The requirement becomes concrete and strictly enforced when you apply for permanent residence: during the 3-year qualifying period, your absences cannot exceed 10 months total or 6 months in one continuous stretch.
If you fail to meet these absence limits, your application for permanent residence in Serbia will likely be denied, and you may need to restart the clock on your qualifying period.
For citizenship, the physical presence expectations become even more important, as you need to demonstrate genuine settlement in Serbia, not just paper residency.
Can I rent out the property and keep residency in Serbia?
Generally, you can rent out your property in Serbia while maintaining your residency, but you must still have a properly registered residential address for yourself somewhere in the country.
There are no specific restrictions in the official guidance distinguishing short-term versus long-term rentals for residency purposes, though local regulations on tourist rentals may apply separately.
Rental income from your Serbian property will create tax obligations, and you should register this income properly, but earning rent does not automatically affect your residency status.
If you rent out the property, you should register any rental activity with relevant authorities and ensure you maintain a separate registered address to avoid complications during residency renewals.
Can residency be revoked after approval in Serbia right now?
Yes, residency can be revoked in Serbia if you no longer meet the conditions, violate laws, or fail to maintain proper documentation, though revocation is an administrative decision rather than automatic.
The official process involves authorities reviewing your case and issuing a decision; common triggers include losing your legal basis (selling the property without replacement), security issues, or providing false information.
Residents generally have the right to appeal revocation decisions through administrative procedures in Serbia, which can provide an opportunity to correct issues or present additional documentation.
If revocation is initiated, you would typically have a grace period to either resolve the issue or leave the country, though the exact timeframe depends on the circumstances and official decision.
Can real estate investment lead to citizenship in Serbia?
Can property investment directly lead to citizenship in Serbia?
Property investment does not directly lead to citizenship in Serbia in the "pay and get a passport" sense; instead, you follow the pathway of property ownership leading to temporary residence, then permanent residence, and finally citizenship through naturalization.
There is no higher investment tier that accelerates citizenship in Serbia, as the timeline is determined by years of residence rather than the euro amount you spend on property.
The typical timeline from initial property purchase to citizenship eligibility in Serbia is at least 6 to 7 years: 3 years of temporary residence to qualify for permanent residence, then 3 more years of permanent residence before you can apply for citizenship, plus processing time.
The key difference from citizenship-by-investment programs elsewhere is that Serbia requires genuine, continuous residence over multiple years rather than allowing you to simply buy a passport through a large one-time investment.
Is citizenship automatic after long-term residency in Serbia?
Citizenship is not automatic after long-term residency in Serbia; you must submit a separate application and meet all the legal requirements even after you qualify based on time.
For standard naturalization, you need at least 3 years of continuous permanent residence in Serbia before you become eligible to apply for citizenship.
Serbia requires applicants to demonstrate integration and may ask for proof of language knowledge and acceptance of Serbian laws, though there is no standardized civic test like some Western European countries require.
Processing time for citizenship applications in Serbia varies, but applicants should expect the process to take several months to over a year after submitting a complete application with all required documentation.
What are the real requirements to become a citizen in Serbia?
Do I need physical presence for citizenship in Serbia right now?
Serbia does not publish a simple "183 days per year" physical presence rule for citizenship, but the requirement for continuous permanent residence means you are expected to have genuinely settled in the country.
The practical enforcement happens primarily at the permanent residence stage, where your absences over the 3-year qualifying period cannot exceed 10 months total or 6 months in one stretch.
Authorities verify physical presence through your registered address history, entry and exit records, and the continuity of your residence documentation when processing citizenship applications.
There are reduced requirements for certain applicants, such as spouses of Serbian citizens who may qualify after 3 years of marriage combined with permanent residence rather than following the standard timeline.
Can my spouse and kids get citizenship too in Serbia in 2026?
As of early 2026, spouses of Serbian citizens can apply for citizenship after being married for at least 3 years and holding permanent residence, which provides a potentially faster pathway than standard naturalization.
Family members typically apply separately rather than together in Serbia, though children's applications often move in parallel with or following the main applicant's citizenship.
Minor children of parents who acquire Serbian citizenship can generally be included or apply through their parents, while adult children (18 and over) must qualify on their own merits.
Spouses face the specific requirement of a minimum 3-year marriage duration plus permanent residence status, which is different from the main applicant's standard 3-year permanent residence requirement without the marriage component.
What are the most common reasons citizenship is denied in Serbia?
The most common reason citizenship applications are denied in Serbia is not meeting the residence or time requirements, such as applying before completing 3 full years of continuous permanent residence.
Two other frequently cited reasons are failure to provide required documentation about previous citizenship status (Serbia may ask for proof you have been or will be released from another citizenship) and incomplete or unreliable paperwork that fails administrative verification.
Applicants who are denied can typically reapply once they have addressed the deficiency, though you may need to wait or rebuild qualifying time depending on the specific reason for denial.
The single most effective step to avoid citizenship denial in Serbia is to ensure your documentation is complete, accurate, and that you genuinely meet the continuous residence requirements before submitting your application.