Foreigners can obtain a temporary residence permit in Montenegro by purchasing real estate of any value. This permit-based path to Montenegro residency does not require a minimum investment amount — ownership of any house, apartment, residential property, or commercial property is sufficient to apply for residency in Montenegro. A Montenegro residence permit is issued for one year and can be renewed annually as long as the foreigner maintains property ownership in Montenegro. This residence-by-investment option is one of the simplest ways to get residency, begin the path to permanent residence, and eventually qualify for Montenegrin citizenship. In this article, you will learn how to obtain a residence permit in Montenegro through real estate investment and understand the full application process.
Benefits of a Montenegrin residence permit
Holders of a Montenegro residence permit can legally reside in the country for as long as their temporary residence permit remains valid. With Montenegrin residency, a foreigner can purchase and register vehicles, enroll children in public schools, conduct business activities, and access services from local banks. Temporary residents are also entitled to free hospital visits under the national healthcare system.
After five years in Montenegro as a temporary resident, you can apply for permanent residence, and later — for Montenegrin citizenship. Since Montenegro is a candidate for EU membership, obtaining a Montenegrin passport in the future may provide access to European residence rights.
A residence permit in Montenegro based on real estate ownership offers several key advantages:
- Affordable property in Montenegro compared to other European countries — high-quality residential property can be purchased from EUR 50,000.
- No minimum investment requirement — a residence permit can be obtained with real estate of any value (in contrast, Greece requires EUR 250,000, Malta EUR 220,000, and Portugal EUR 280,000).
- The applicant can obtain residency for a spouse and children, receiving family-based resident status.
- No restrictions on property type — residency permits can be issued for ownership of an apartment, villa, residential property, or commercial real estate.
However, it is important to note that a residence permit based on real estate does not automatically grant the right to employment. A separate work permit is required. Additionally, foreigners are restricted from purchasing agricultural land, forests, or property within one kilometer of the Montenegrin border. Buying land plots larger than 5,000 m² is also prohibited, although legal entities registered in Montenegro are allowed to acquire such land for commercial use — making company formation in Montenegro an alternative path for investors seeking broader property ownership options.
Applicants who obtain Montenegrin residency through company formation may benefit from additional immigration advantages. An immigration lawyer can advise on the requirements of this residency permit based on business, including eligibility, necessary documents, and the full application process.
Requirements for obtaining a residence permit in Montenegro through property ownership
According to Article 56 of the Law on Foreigners, a foreigner may obtain a residence permit in Montenegro by purchasing one of the following seven types of real estate:
- cottage;
- weekend home;
- villa;
- apartment;
- restaurant or café;
- utility room;
- commercial property (office, beauty salon, etc.).
These categories reflect all primary forms of property in Montenegro that can serve as the legal basis for a residence permit based on real estate ownership.
The main requirement for using real estate as the foundation for Montenegro residency is that the property must be free of any debts or legal complications. This means it must not have outstanding mortgages, utility debts, tax arrears, liens, unresolved legal disputes, or construction permit issues. Only a property with a clean ownership history can be used to apply for a temporary residence permit.
Under the updated legislation, a co-owner can also apply for a Montenegrin residence permit, provided they own at least 50% of an apartment or other eligible property. This rule allows more foreigners to obtain residency through shared property ownership, making the process more flexible.
Applications for a residency permit in Montenegro are typically processed within 40 days, after which the applicant receives a boravak — a temporary residence permit valid for 12 months. It can be renewed annually as long as the foreigner maintains property ownership and meets residency requirements.
Comparable residency-by-property rules exist in several other European countries, but Montenegro remains one of the few jurisdictions where real estate of any value can qualify for a residence permit, making it an accessible option for international buyers and investors.
Candidate requirements
A foreigner who owns real estate in Montenegro can obtain a residence permit if they meet the following requirements:
- Have sufficient funds to cover their living expenses in the country (at least EUR 10 per day).
- They are not prohibited from entering or staying in Montenegro.
- Have a place of residence in Montenegro.
- Have no criminal record in Montenegro or their country of origin for more than 6 months.
- Provide documentation justifying the residence permit request.
- They do not pose a threat to the safety or health of the country’s residents.
- Have a passport that is valid for at least 15 months at the time of the residence permit application.
Required documents
- a copy of the passport;
- a certificate of residence registration in Montenegro (original and copy);
- a bank statement confirming the financial resources;
- a document confirming ownership of real estate;
- an original certificate of no criminal record, valid for no more than 6 months from the date of issue;
- a health insurance policy valid for at least 30 days;
- a receipt of payment of the state fee.
How to conclude a real estate purchase transaction in Montenegro
- Choosing a property. The buyer can select a property independently or choose from those offered by immigration specialists.
- Visa processing. Since the purchase and residence permit process takes place in Montenegro, foreigners must obtain a Type D visa to cross the border.
- Preparing for the purchase. Upon arrival, buyers must register with the tourist office within 24 hours unless their landlord or hotel staff has already done so. It is also necessary to open a bank account in Montenegro. To obtain a bank statement, the foreigner must deposit a minimum of EUR 3,650 into the account. The funds can be withdrawn within 24 hours.
- Inspecting the property. Based on the title deed (certificate of ownership), the notary will inspect the property for any outstanding obligations.
- Contract signing. A notary draws up the purchase and sale agreement with the participation of both parties or their representatives. The signing takes place in the presence of the notary and a licensed translator.
- Making the payment. The payment method is specified in the purchase and sale agreement and can be an installment plan or a single payment. Funds are typically sent via bank transfer. Payments can be made from any bank account worldwide. To complete the transaction, the bank requires the purchase and sale agreement. Once the full amount has been paid, the seller signs a notarized document stating that they have no claims against the buyer and authorizing the transfer of ownership.
- Paying the tax. Purchases on the primary market are not subject to an additional tax; 17% is already included in the property’s price. When purchasing on the secondary market, however, a foreigner must pay 3% of the price stated in the agreement.
- Registering ownership. The notary sends a copy of the purchase and sale agreement, along with the corresponding application, to the cadastral registry. Registration takes up to 30 days, during which time the foreigner will receive a certificate of title. At this point, the purchase is considered complete.
Montenegro residency application process
- Document Preparation: In addition to the title deed, applicants must gather all other required documents. Registration with the travel agency must be paid for at least 7 days prior to the application date.
- Application submission. The foreigner must contact the Ministry of Internal Affairs of Montenegro, provide fingerprints, a signature sample, and a photo, and attend an interview. After receiving the application, Ministry employees will issue a receipt that can be used to obtain a residence permit.
- Awaiting a decision and registration. According to Montenegrin law, applications are processed within 40 days. The residence permit card must be collected in person at the Ministry of Internal Affairs office.
A Montenegrin residence permit allows you to enjoy the following benefits:
- Doing business in a country with one of the lowest tax rates in Europe: 9%
- Simplified Schengen visa processing for 2-5 years
- Resident status for your spouse and children under 18
- European Union citizenship
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Other options for obtaining Montenegrin residency (Boravak)
Montenegro also offers other immigration options for foreigners:
- Family reunification. Montenegrin citizens, as well as holders of temporary and permanent residence permits (excluding seasonal workers), have the right to invite their spouses and minor children.
- Education. International students who submit a certificate of enrollment at a local university as part of their application receive a 1-year residence permit, which is renewable throughout their studies.
- Employment. Foreign employees obtain a work and residence permit, replacing a temporary residence permit.
- Doing business. Immigrants can obtain a boravak by establishing a company and registering as its managing director. The organization does not have to be operational, as long as taxes are paid on time.
- Refugee status. Victims of human trafficking, violence, or crime may request a residence permit for humanitarian reasons.
A Montenegrin residence permit offers several advantages, including a low income tax rate of 9% (compared to 14% in Germany and 16% in Slovenia), as well as access to free healthcare. Local legislation provides several ways to obtain a residence permit, including purchasing real estate. This option is ideal for individuals planning to reside permanently in the country, either to run a business or to generate passive income through property rentals.
A well-structured process is key to obtaining a residence permit, which is why consulting with к . is worth considering. Experienced specialists can advise you on all matters of interest and help you obtain a Montenegrin residence permit.
