New amendments to Montenegro’s aliens act and their impact on the real estate market

On 31 December 2025, the Parliament of Montenegro adopted amendments to the Aliens Act, which regulates the conditions for the entry, exit, residence, movement, and employment of foreign nationals in Montenegro. These legal changes are particularly important for foreign citizens planning to invest in real estate in Montenegro, as they introduce new rules that directly affect their residence status.

What do the amendments to the aliens act mean for foreign property buyers in Montenegro?

Under the adopted amendments to the Aliens Act, foreign nationals who wish to purchase property in Montenegro are now required to submit proof of the property’s value issued by the competent local authority.
This obligation does not apply to:
• citizens of EU Member States,
• their family members (regardless of nationality),
• citizens of Iceland, Liechtenstein, Norway, and the Swiss Confederation.

Temporary residence based on property ownership

In accordance with the new amendments to the Aliens Act, a minimum property value of EUR 150,000 is now required in order to obtain temporary residence in Montenegro based on real estate ownership.
Specifically, Article 56 of the amended law now provides the following: “Proof of the value of the immovable property referred to in paragraph 1 of this Article shall be the decision on real estate transfer tax issued by the local government authority responsible for tax collection, where the tax base amount is not less than EUR 150,000.”

What this means in practice – important notes for buyers

In summary, to obtain temporary residence in Montenegro based on property ownership, the law now requires that the value of the property, as determined in the municipal tax decision, be at least EUR 150,000. The only accepted proof is the official decision on real estate transfer tax issued by the competent local authority. This requirement does not apply to citizens of the EU, EEA countries, or Switzerland.
It is important to note that the purchase price and the tax base value of a property often differ, which can be crucial when applying for residence based on real estate ownership:
• Purchase price – the actual amount paid for the property.
• Tax base value – the value of the property determined by the municipal tax authority for taxation purposes. This value is usually close to market value but may differ from the purchase price.

Electronic application for temporary residence

Applications for temporary residence permits can also be submitted electronically.
According to Article 61b of the Aliens Act, applications may be filed in electronic form via the information system managed by the Ministry, using the prescribed form.
A foreign national is required, within ten days of entering Montenegro, to report to the Ministry at their place of residence in order to provide a photograph, fingerprints of two fingers, and a digitized handwritten signature. Further details regarding the procedure are available through the official information system.

The latest amendments to the Aliens Act are available here: https://www.sluzbenilist.me/propisi/7392CD63-DACD-41E8-881A-A268860282C6?page=1. If you are planning to invest in real estate in Montenegro, contact Amfora Real Estate and begin your property purchase process with clarity, legal certainty, and professional support!