Updates 2026: Montenegro Residency by Investment Program

Montenegro is continuing to harmonize its migration regulations in line with its EU accession strategy. In late 2025, amendments to the Law on Foreigners were adopted, introducing important changes to the procedure for obtaining a residence permit through property ownership.

The amendments were signed by the President on December 31, 2025, officially published in early January 2026, and came into effect the same month. The most significant update is the establishment of a minimum property value requirement for applicants seeking residence based on real estate.

Minimum Property Value Requirement Introduced

Before the amendments. There was no minimum value threshold for real estate. Foreign nationals could qualify for a residence permit by owning residential property of any price, and even a 50% ownership share was sufficient.

After the amendments took effect. To apply for a residence permit through property ownership, the real estate must now be valued at no less than €150,000, as determined by the tax authorities. Importantly, eligibility is assessed not only on the purchase price stated in the sale contract but also on the official tax valuation of the property.

Those who obtained residence permits through property ownership before the new rules entered into force may continue renewing their permits under the previous conditions, as long as they maintain ownership.

Practical Implications for Applicants

The new rules clearly tighten the eligibility criteria. While property ownership alone was previously enough, applicants must now meet a defined financial threshold.

In addition to the purchase price, prospective buyers should factor in related expenses, including:

• property transfer tax (generally 3% of the assessed value);
• notary and registration fees;
• cadastral charges;
• legal support services;
• annual renewal fees for the residence permit.

Important. It is also essential to understand that a residence permit obtained through real estate ownership does not grant the right to work in Montenegro. Separate authorization is required for employment.

The Importance of Tax Valuation

In Montenegro, the contractual purchase price and the tax authority’s valuation are not necessarily the same. The tax administration independently determines the property’s value for tax purposes, and this assessed amount is used to verify compliance with the €150,000 minimum requirement.

For example, if a property is purchased for €160,000 but the official tax valuation is below €150,000, the residence application could be negatively affected. For this reason, obtaining a preliminary tax assessment before finalizing the transaction is strongly recommended.

Conclusion

The introduction of a €150,000 minimum investment threshold significantly changes the framework for obtaining residence through real estate in Montenegro. Although the program remains relatively accessible compared to many European alternatives, the increased financial requirement calls for more thorough planning and due diligence.

Frequently Asked Questions

• What is the minimum property value required in 2026?

   

  As of January 2026, the minimum property value required to qualify for a residence permit is €150,000.

• Is the contract price or the tax valuation more important?

   

  The official tax valuation is decisive. Even if the contract price exceeds €150,000, an application may be rejected if the tax authority assesses the property at a lower amount.

• What happens to those who obtained residence before 2026?

   

  The new rules apply only to new applicants. Individuals who secured residence before the amendments came into force may continue renewing their permits under the previous requirements, provided they retain ownership.

• Does a property-based residence permit allow employment?

   

  No. This category of residence (boravak based on property ownership) does not include work rights. A separate work permit or a change of residence basis is required for employment.

• What additional costs should be expected?

   

  Prospective buyers should budget for a property transfer tax (generally 3% of the assessed value), notary and registration fees, cadastral charges, legal support services, and annual residence renewal fees.