Who can get residence through property
The legal basis is called temporary residence for the purpose of using real estate you own. It suits foreigners who have bought an apartment, house, villa or commercial premises in Montenegro and want to live in the country and use their property. Nationality does not matter: citizens of the UK, the US, Turkey, Russia, Ukraine and other countries can apply.
The key requirements for the property and the owner:
- an ownership share of at least 1/2; spouses owning a flat 50/50 can each apply on their share;
- ownership registered in the cadastre (List nepokretnosti extract);
- a legal building with a use permit; unpermitted structures and bare land do not qualify;
- property tax paid and the property actually used by the owner.
Is there a minimum property value?
For many years there was no threshold, and even a small studio was enough. Amendments to the Law on Foreigners changed this. Since January 2026 third-country nationals need a property with a tax value of at least €150,000. The value is taken from the Tax Administration's decision on real estate transfer tax, so it may differ from the price in your contract.
The threshold does not apply to citizens of the EU, Iceland, Norway, Liechtenstein and Switzerland. According to available guidance, permits issued on the property basis before the amendments took effect can be renewed without proving the threshold. Practice under the new rules is still settling, so before buying for residence purposes, check with us or a notary how your specific property will be valued, especially a new build bought from a developer.
If residence is your goal, start with properties whose tax value is clearly above the threshold. You will find apartments and houses in our sales catalog, and the transaction itself is explained in our guide to buying property.
Required documents
The exact list depends on your situation, but the core package usually includes:
- a passport valid for the whole period of the permit;
- the official application form and a photo;
- proof of legal entry and registration of stay (tourist registration);
- a cadastre extract (List nepokretnosti) and the purchase contract;
- the Tax Administration's transfer tax decision to confirm the value;
- a criminal record certificate from your country of citizenship or last residence, apostilled and translated, usually not older than 6 months;
- health insurance valid in Montenegro;
- proof of sufficient funds, such as a bank statement; check the required amount on the date you apply;
- receipts for state fees.
Process and timing
The process has several steps. We prepare and file the paperwork; you need to come in person for biometrics.
- Buy the property, register ownership in the cadastre and receive the transfer tax decision.
- Collect documents: apostilled criminal record certificate, sworn translations, insurance, bank statement.
- File the application with the Ministry of Interior and give biometrics (photo and fingerprints).
- Review of the application; it usually takes several weeks, depending on the workload of the office.
- Receive a residence card valid for one year.
Renewal, family and permanent residence
Property-based temporary residence is granted for one year. Apply for renewal in advance, no later than 30 days before your card expires. At renewal you again confirm ownership, insurance and funds. Missing the deadline is one of the most costly mistakes: sometimes the whole procedure has to start over.
A spouse and minor children can obtain residence through family reunification. Typically this application is filed after the main applicant has received their card. You will need apostilled and translated marriage and birth certificates.
Permanent residence deserves special attention. It generally requires five years of continuous legal residence, but by law the years spent on property-based temporary residence do not count towards that period. If permanent residence is your aim, plan a switch to another basis early: employment, your own company or family reunification. Also note that a property-based permit does not by itself give the right to work in Montenegro.
Common mistakes
- Relying on the contract price instead of the tax valuation: if the assessment is below €150,000, the basis will not work.
- Buying a share smaller than 1/2 or a property without a use permit.
- Bringing a criminal record certificate without an apostille or one that has expired.
- Skipping tourist registration after arrival.
- Filing for renewal at the last moment or after the card has expired.
- Expecting property-based residence to lead to permanent residence or citizenship.
- Forgetting annual costs: property tax, insurance and fees. See our guide to costs and taxes.
What it costs with Easy Monte
Easy Monte is a real estate agency in Budva that helps with both the purchase and a turnkey residence permit. We check the property, support the deal until signing and then prepare and file your residence documents.
Our fee for a property-based residence permit starts from €300. Each family member adds €350, and express processing is €200 extra per person. State fees, translations and insurance are paid separately. Preparing and filing documents usually takes 5–14 days, and biometrics require a visit to our office in Budva. You can calculate the cost for your case on the Montenegro residence permit page.