New rules for obtaining a residence permit in Montenegro based on real estate ownership

New rules for obtaining a residence permit based on real estate in Montenegro in 2026

In early 2026, updated requirements for obtaining temporary residence permits based on real estate ownership came into effect in Montenegro. These changes significantly impact the legalization process for foreigners investing in real estate and reflect the government's commitment to streamlining immigration legislation, increasing the economic efficiency of investments, and aligning regulations with European standards.

Previously, foreigners could obtain a residence permit by purchasing virtually any real estate in the country. This practice facilitated investment but also led to transactions being conducted in a formal manner that was not always based on genuine economic interests. The new rules aim to filter out genuine investors and eliminate situations where real estate is used solely as a formal basis for obtaining legal status in the country.

Now, to qualify for a temporary residence permit based on real estate, the property must meet new criteria. One of the key requirements is a minimum property value. According to the updated regulation, the acquired property must be valued at least at a certain threshold, which will be €150,000 in 2026. This rule applies to all foreign citizens seeking residence permits based on property ownership.

It is important to note that simply owning a property valued below this amount is no longer sufficient grounds for obtaining a residence permit. This means that investments in inexpensive properties, even if located in attractive resort areas, will not automatically qualify for a residence permit.

By integrating economic and immigration strategies, the government emphasizes that a residence permit is not a "bonus," but rather confirmation of a foreigner's serious intentions to invest in the country's economy. These requirements not only stimulate demand for high-quality properties but also help attract investors willing to invest in larger projects rather than small-scale properties.

When it comes to residential property, purchasing apartments, villas, or high-value commercial properties can meet the new criteria. Moreover, the legislator explicitly stipulates that the property's value must be documented by an appraisal and properly documented.

In addition to price, it is also important to consider that the property must be legally registered and free of encumbrances, restrictions, or disputed title documents. A clean legal history plays a key role when applying for a residence permit and passing administrative due diligence.

These changes also require investors to more thoroughly prepare documents during the purchase process: they must provide proof of payment, appraisal reports, and property registration and market value documents. This approach increases the transparency of transactions and reduces the risk of various abuses.

For tourists and property buyers, this means that investing in high-end real estate is becoming more profitable not only in terms of quality of life by the sea or potential rental income, but also as a path to legal residence in the country. The positive impact on tourism continues: those wishing to live or vacation in Montenegro can now choose real estate based on stricter requirements and be confident that their investment will truly unlock access to a residence permit.

Thus, the new property price rule for residency permits encourages investment in larger properties with high income potential. This makes Montenegro's real estate market more structured, focused on high-quality projects, and economically sustainable.