Minimum Property Value for a Residence Permit in Montenegro: 2026 Changes

Montenegro continues to adapt its migration legislation as part of its EU accession process. At the end of 2025, amendments to the Law on Foreigners were adopted, affecting the procedure for obtaining a residence permit through real estate ownership.

The law was signed by the President on December 31, 2025, published in early January 2026, and entered into force in January 2026. One of the key changes is the introduction of a minimum property value requirement for obtaining a residence permit.

A Minimum Property Value Introduced for Residence Permits

Previously. The law did not establish a minimum property value threshold. A foreign national could obtain a residence permit based on ownership of residential property of any value. A 50% ownership share was sufficient.

After the law entered into force. To obtain a residence permit based on property ownership, the property must be valued at no less than €150,000, according to the tax authority’s assessment. Not only the purchase price stated in the sale agreement is considered, but also the official tax valuation of the property.

Foreign nationals who obtained residence permits based on property ownership before the law entered into force are entitled to renew them under the previous rules, provided they retain ownership.

What This Means for Applicants

In practice, this represents a tightening of the conditions for obtaining a residence permit. Previously, the mere fact of ownership was sufficient; now a minimum financial threshold applies.

Applicants should also take into account additional costs when purchasing property:

• property transfer tax — typically 3% of the assessed value;
• notary services and registration of the transaction;
• cadastral fees;
• legal assistance;
• annual residence permit renewal.

It is also important to remember that a residence permit based on property ownership does not automatically grant the right to work. Separate authorization is required for employment.

Why the Tax Valuation Matters

In Montenegrin practice, the purchase price and the tax valuation are different figures. The tax authority determines the property value for tax calculation purposes, and this amount is used to verify compliance with the minimum threshold.

If a property is purchased, for example, for €160,000 but the tax valuation is below €150,000, this may affect the residence decision. Therefore, it is advisable to conduct a preliminary assessment of the tax valuation before completing the transaction.

Conclusion

The introduction of a €150,000 minimum threshold changes the approach to obtaining residence through real estate in Montenegro. While the program remains accessible by European standards, the entry investment level has increased and now requires more careful financial planning.

Frequently Asked Questions

• What is the minimum property value threshold in 2026?

   

  Under the new rules that entered into force in January 2026, the minimum property value required to obtain a residence permit is €150,000.

• Which matters more: the contract price or the tax valuation?

   

  The official tax valuation of the property is decisive. If the contract price exceeds €150,000 but the tax authority assesses the property at a lower value, the residence permit may be refused.

• What about those who obtained residence before 2026?

   

  The law applies to new applicants. Those who obtained residence before the amendments entered into force may renew their status under the previous rules (without the minimum value requirement), provided they retain ownership.

• Can I work in Montenegro with a property-based residence permit?

   

  No. This type of residence permit (boravak based on property ownership) does not grant the right to work. To be employed, you must obtain a separate work authorization or change the basis of stay.

• What additional expenses arise when purchasing property?

   

  In addition to the property price, the buyer pays real estate transfer tax (typically 3% of the assessed value), notary and translator fees, as well as government fees for registering ownership and applying for a residence permit.