The new law on the legalization of real estate in Montenegro

Key Points Property Owners in Montenegro Need to Know

1. Deadlines

– All properties must be registered in the cadastre (applications submitted) by 14 February 2026 (six months after the law enters into force).

– If a property is not registered, the construction inspector is obliged to issue a demolition order.

2. Main Legalization Requirements

– The building must be identifiable on satellite or aerial photogrammetric images.

– It must be entered into the cadastre.

– It must not be located in a protected zone or on land designated for public interest (roads, schools, hospitals, etc.).

– It must not extend beyond the boundaries of the plot.

– Property and legal rights to the land and the structure must be regulated.

3. Authorities Responsible for Legalization

– Municipalities → buildings up to 500 m².

– New Directorate for Legalization → buildings over 500 m², those located in protected zones, and facilities within 4–5* tourist complexes and resorts.

4. Required Documentation

– A survey report of the building’s actual condition (prepared by a licensed surveyor and certified by the cadastre).

– Photographs of all façades (JPG, at least 5 MP).

– Extract from the cadastre/real estate registry.

– For multi-unit residential buildings, one application from a single owner is sufficient.

5. Payments (Urban Rehabilitation Fee)

– Primary residential properties and socially vulnerable groups → up to 360 monthly installments.

– Other buildings → up to 120 installments.

– Hotels, 4–5* complexes, and resorts → lump-sum payment or up to 60 installments (at €400–800/m²).

6. Prohibitions

– Buildings not visible on satellite imagery cannot be registered in the cadastre and are subject to demolition.

– A property without a building permit cannot be sold, rented, or used for commercial purposes.

7. Additional Provisions

– All municipalities must compile a register of unauthorized structures within five months.

– A new Spatial Protection Inspection is being established.

– Legalization procedures already in progress will be completed under the new law if it is more favorable for the owner.

In essence: the state is eliminating “grey zones” and introducing strict oversight. However, those who meet the deadlines are given the opportunity to legalize their property and pay in installments.