Residence Through Property in Montenegro in 2026: the €150,000 Threshold, No Right to Work, and the New €250,000 Investor Ground for EU Citizens

Many clients come to me with an apartment already chosen in Budva or Tivat and ask whether it brings a residence permit. It does, but the permit is narrower than people expect. Below are the rules from the government page on temporary residence, the government page on permanent residence and the BRIDGES residence blog, checked on 4 November 2026.

What property gives

Point	What applies
Permit	temporary residence, 1 year, renewable
Threshold	from €150,000 by tax valuation, for new permits since 17 January 2026
Right to work	no
Counts towards permanent residence	no, according to the government page
Family	spouse and minor children through reunification

Reports on the January 2026 amendments also mention that the property must be owned outright or with a share of at least one half, and that EU, EEA and Swiss citizens are not bound by the threshold. I could not confirm these details in the published text, so check them before you buy.

Why the years do not count

The government page on permanent residence lists grounds whose time is not included in the 5 years, and property ownership is among them, together with study and seasonal work. This is the most important fact about this route. If permanent residence or a passport is your goal, combine property with a company, as I describe in the company director guide.

How buying works

1. A reservation and a preliminary contract with a deposit, usually 10%.
2. A check of the title in the cadastre, the list nepokretnosti.
3. Signing the contract before a notary.
4. Payment of the 3% property transfer tax.
5. Registration of ownership in the cadastre.
6. Application for the permit with a valuation that shows at least €150,000.

Ask a lawyer to check the title and any restrictions on the plot before you pay the deposit.

The new €250,000 ground for EU citizens

On 15 October 2026 parliament adopted amendments to the Law on Foreigners that add Article 70g, a residence ground for citizens of EU member states who invest €250,000 in Montenegro. The law was published in Official Gazette 154/2026 of 19 October 2026. According to the BRIDGES news:

• the permit is issued for up to 3 years and renewed for up to 3 more;
• it includes the right to work;
• the holder must be present in Montenegro at least 15 days;
• property purchases do not count as the investment.

Sources give different dates for entry into force: BRIDGES says 27 October 2026, other reports say 16 October. I list this among unconfirmed facts. For citizens of non EU countries nothing has changed.

Costs to expect

Beyond the price: the 3% transfer tax, notary and lawyer fees, the cadastre registration and, for the permit, insurance and proof of funds. I do not give a total because it depends on the municipality and the property.

My honest view

Property in Montenegro is a good lifestyle purchase and a simple permit, but it is not a route to permanent residence or citizenship. If you are an EU citizen, the new €250,000 ground is worth a look once the implementing rules are clear. For everyone else, the complete guide shows the routes that build years.