New building · Budva, Montenegro
Villa 156 m² — Budva, Montenegro
Vita Verde · New build
3 2 156 m²
Online viewing · remote deal
Crypto payment accepted
€155,000
€994 / m²
Property in Montenegro: buying and support
Budva, Kotor, Tivat: foreigners buy without permits, and since 17 January 2026 residency through property requires a home worth at least €150,000.
0
Listings in our catalogue
€155,000
In our catalogue from
4–7%
Market rental yield
€150,000
Residency programme threshold
0
Cities
Why Montenegro
The Adriatic coast, close to Europe
A short flight season from Europe and developed resort infrastructure in Budva, Kotor and Tivat.
No permits for the buyer
A citizen of almost any country can buy — no permit procedure is required.
The euro circulates — no currency risk
The country is not in the eurozone, but the euro circulates there — a European buyer faces no currency risk.
Honestly, about residency: a €150,000 threshold
Since 17 January 2026, property-based residency for non-EU citizens requires a property worth at least €150,000. Buying a run-down house in a mountain village no longer qualifies.
Honestly, about legalisation: we check the cadastre
Building legalisation is a common issue on the Montenegrin coast. We check a property's status at the cadastre before a deposit, not after.
Investments from €155,000
Properties available right now. The catalogue price is the same figure quoted here.
View propertiesSmaller budget — we'll source it
Tell us the amount and the goal, and we'll come back with options from developers and partners that are not in the catalogue.
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The 3 most affordable of 6
Resale · Budva, Montenegro
Apartment 47 m² — Budva, Montenegro
Resale
1 1 47 m²
Online viewing · remote deal
Crypto payment accepted
€173,500
€3,691 / m²
New building · Budva, Montenegro
Townhouse 250 m² — Budva, Montenegro
Vita Verde · New build
4 3 250 m²
Online viewing · remote deal
Crypto payment accepted
€175,000
€700 / m²
How the purchase works
- 1
We map your goal
Goal, budget and whether residency under the new €150,000 threshold matters.
- 2
We check the property at the cadastre
Owner, encumbrances, land status and building legalisation — before anything is signed.
- 3
A notarised contract
We sign a sale contract, notarised.
- 4
Registering the title transfer
We register the title transfer at the cadastre.
- 5
We handle the transaction taxes
Transfer tax for resale, or VAT already included in a new-build's price.
- 6
Filing for residency
If the property is worth €150,000 or more, we file the application — review usually takes 40 days.
Online viewing & remote deals — buy without being there
RU · EN · PLSupport in Russian, English and Polish
No hidden markupsYou see real market prices. Our role is selection and safety — not quietly inflating what you pay.
Frequently asked questions
Can a foreigner buy property in Montenegro?+
Yes, buying is open to foreigners without permit procedures. Restrictions apply to certain categories of land, so a plot's status is checked in the cadastre if the property includes land.
What is the current residency threshold?+
€150,000 — introduced on 17 January 2026 for citizens of non-EU countries. Previously there was no value requirement and status could be obtained on any property; offers citing the old terms are out of date.
How long does a residence application take?+
Usually around 40 days, after which a temporary residence permit valid for 12 months is issued. It renews annually while ownership is maintained and the requirements are met.
Can a co-owner apply?+
Yes, under the updated legislation a co-owner may apply provided they hold at least 50% of an apartment or other eligible property.
Is the citizenship-by-investment programme still running?+
No, it has ended. Offers of Montenegrin citizenship for property investment are not current, and their appearance is a reason to doubt the source.
What taxes apply on purchase and ownership?+
On resale property, transfer tax; on a new-build from a developer, VAT applies instead. Annually, property tax at a rate depending on the municipality and the property's characteristics.
What most often derails a purchase?+
Questions over the regularisation of buildings — a classic problem on the Montenegrin coast. Discrepancies between the building as built and its documents block registration and surface on resale, so the status is checked in the cadastre before any deposit.
Do you have property in Montenegro?+
Yes, our catalogue includes listings in Budva and Kotor. We will match to budget and purpose, including properties that clear the new residency threshold.
Go deeper
Property prices in Montenegro 2026: price per m² in Budva, Tivat, Bar and Podgorica, and what buying really costs
Official new-build prices reached €2,557 per m² in Q2 2026, €2,838 on the coast. Town-by-town ranges, purchase costs and budget examples.
Montenegro rental yield: what a seaside apartment really earns in 2026
Gross yields sit around 4-5%, and after costs and tax the realistic net is usually 3-4%. A town-by-town look at Budva, Tivat, Bar, Herceg Novi and Podgorica, with a worked example.
Residence in Montenegro through property: a step-by-step guide for 2026
How property-based residence works in practice: who must meet the €150,000 test, what to buy, the costs, the annual renewal and the tax-residency trap, with a note for buyers from Poland.
Mortgage in Montenegro for foreigners: what banks offer and when cash is easier
A few Montenegrin banks lend to foreigners, but on tight terms: around 50% LTV on apartments, higher rates and strict income proof. Many buyers pay cash or borrow at home instead.
Selling property in Montenegro: capital gains tax, transfer tax and what to confirm first
Published sources disagree on how much an individual owner pays on the gain from a Montenegrin property sale. Here is what is consistently reported, where the gaps are, and how to close them.
New-build vs resale property in Montenegro: VAT, transfer tax and legalisation risk
In Montenegro a new build from a VAT-paying developer and a resale flat are taxed differently, and the 2025 legalisation law has made the legal status of the building a deal-breaker.
Montenegro golden visa: there isn't one, and what residence by property offers instead
Montenegro's citizenship-by-investment programme closed in 2022. What remains is a temporary residence permit tied to a property worth at least €150,000, with no work rights and no passport at the end of it.
Short-term rental rules in Montenegro: categorisation, guest registration and tourist tax
Montenegro is not in the EU, so the EU registration-number rules do not apply directly, but private accommodation is still regulated. What owners must do and what is changing in 2026.
Montenegro's digital nomad visa: what it offers before it's due to end
Montenegro has run a genuine remote-worker visa since 2022 — but it's currently scheduled to end 31 December 2026, with no confirmed extension. What it offers, and the deadline you need to know about.
Why expats love living in Montenegro
Mountains and sea in the same afternoon, genuine affordability and a strong safety record — what the data says about why people settle in Montenegro, and what's honestly still rough around the edges.
Retiring in Montenegro: residency, pension tax and real costs
Not in the EU, cheap by Adriatic standards, and no dedicated retiree visa — just a property or income route. What that actually means for tax and daily life.
Best areas to buy property in Montenegro
From UNESCO-listed Kotor Bay to budget-friendly Bar and Ulcinj, Montenegro's coast prices very differently by town. A practical guide to where to buy and why.
Ruins and old stone houses in Montenegro: where to find them and what restoration really costs
From abandoned hillside villages above Kotor Bay to derelict stone houses inside a UNESCO old town, Montenegro has real restoration opportunities — and real legal traps. What to know before you buy a ruin.
Buying resale property in Montenegro: an 8-step due diligence checklist
A sea view and a signed reservation form aren't proof of a clean title. Eight checks to run on any resale property in Montenegro before you pay a deposit.
Investing in Montenegro real estate: 6 key risks and how to reduce them
Montenegro offers EU-adjacent Adriatic property without an EU passport requirement — but the market has its own structural risks. Six things to weigh before you buy, and how to manage each.
Buying property in Montenegro: a complete guide
Simple foreigner purchase, low transfer tax, residence by property and Adriatic rental.
Montenegro: 257 building permits issued in Q2 2026, for 784 dwellings
According to Monstat, permits issued in the second quarter of 2026 provide for the construction of 784 dwellings with 57,569 m² of floor area.
Average price
€150,000
€0€350,000
A country-market estimate, not our own stock
Rental yield
4–7%
0%12%
In our catalogue from
€155,000 Residency programme threshold
€150,000 EU member
NoOverview
Montenegro combines a simple purchase procedure with a value threshold for residency introduced in 2026. Citizens of practically any country may buy; for status, the property's value now matters.
Why buy here
The Adriatic coast with short flight times from Europe and developed resort infrastructure in Budva, Kotor and Tivat. Buying is open to foreigners without permit procedures. The euro is in circulation although the country is not in the eurozone — no currency risk for a European buyer.
Taxes, costs and yield
Benchmarks for taxes, purchase and holding costs and rental yield. Exact figures depend on the property and your situation.
Rental yield benchmark
4–7%
Taxes
On resale property, transfer tax; on new-builds bought from a developer, VAT applies. Annually, property tax.
Costs & taxes
On resale property, transfer tax is payable; on a new-build bought directly from a developer, VAT applies instead and is included in the price. Also payable: notarial attestation, cadastre fees, legal support and agency commission. Annually the owner pays property tax, at a rate depending on the municipality and the property's characteristics.
Buying process
1. Check the property in the cadastre: owner, encumbrances, land status, regularisation of buildings. 2. Sale contract with notarial attestation. 3. Register the transfer in the cadastre. 4. Where the value clears the threshold, file for the residence permit.
Mortgages
Montenegrin banks lend to non-residents on a limited basis. Most transactions are cash or on a developer payment plan.
Residence & visas
Since 17 January 2026 a value threshold applies: for citizens of non-EU countries, obtaining a residence permit through property requires a property worth at least €150,000. Buying a ruin in a mountain village and obtaining status on that basis is no longer possible. Applications are usually processed within 40 days, after which a temporary residence permit valid for 12 months is issued. It renews annually while ownership is maintained and requirements are met. Under the updated legislation a co-owner may also apply, provided they hold at least 50% of an apartment or other eligible property. The citizenship-by-investment programme that operated previously has ended.
Investment notes
The coast is markedly seasonal: short-let income concentrates in the summer months, and a calculation based on peak weeks overstates the annual yield. The new €150,000 threshold has reshaped demand at the lower end: properties below it are no longer bought for status.
Risks to consider
What to bear in mind: — the €150,000 residency threshold has applied since 17 January 2026; offers citing the previous terms are out of date; — regularisation of buildings is a classic problem on the Montenegrin coast — the property's status is checked in the cadastre before any deposit; — the citizenship-by-investment programme has ended, and offers of that kind are not current; — yield is calculated across the year, not the season. Checked in September 2026. Thresholds, rates and programme terms change — confirm the current requirements with a lawyer in the country before you buy.
Request a selection in Montenegro
Investment strategies
Figures are indicative, change over time and depend on the specific property and your circumstances. Obtain independent legal, tax and financial advice before any purchase.
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