Many foreign citizens are drawn to Serbia for numerous reasons, mainly the safe environment and attractive residency and tax laws.

 A common question we receive is: “If I buy property in Serbia, can I get a residence permit?“

The short answer is YES – but not automatically.

Buying real estate in Serbia can serve as a legal basis for applying for a temporary residence permit, provided that it is accompanied by proper documentation, proof of sufficient financial means, and a clear intention to reside in Serbia.

This article explains the updated 2025 legal process for obtaining temporary residence through property ownership, and how our law firm can help you safely purchase property and prepare your residence permit application with full legal compliance.

Real estate ownership as a ground for residence

Under Serbian immigration law, owning real estate is one of the officially recognized grounds for obtaining temporary residence. This is regulated by the Law on Foreigners and further detailed in the Rulebook on Temporary Residence, which came into effect on February 1, 2024.

Specifically, the Law on Foreigners includes “property ownership” as a valid legal basis for temporary residence, and the Rulebook outlines the acceptable documents for proving ownership, such as:

• A certified title deed (list nepokretnosti), or
• A notarized purchase contract, in cases where cadastre registration is pending.

It is important to understand that property ownership does not automatically grant the right to reside in Serbia. Rather, it gives you the legal basis to apply for residence, which must be supported by a complete and legally compliant application.

The residence permit is subject to approval by the Ministry of Interior and is issued only after the applicant demonstrates that all other legal requirements have been met.

What type of property qualifies?

Not all real estate purchases will support a successful application for residence. Serbian law does not specify a minimum value of property. However, the following conditions must be met:

• The property must be residential in nature – typically an apartment, house, or legally habitable unit, with an address number fully registered.
• It must be suitable for personal accommodation, meaning it cannot be symbolic, uninhabitable, or acquired purely for investment purposes.
• The applicant must submit proof of ownership, either by:
  • A registered title deed (excerpt from the real estate cadastre), or
  • A notarized purchase contract, accepted if the cadastre registration is still pending.
• The address must be formally declared in the application as the applicant’s place of residence in Serbia, and cannot be a hotel, hostel, or short-term rental.

Authorities will assess whether the applicant genuinely intends to reside at the property. If the circumstances indicate that the purchase was made solely to obtain residency, without a real intention to live there, the application may be denied or subject to further scrutiny, including a possible inspection.

Our law firm’s role: Secure, compliant ownership

Buying real estate in a foreign country carries legal risks, especially when your long-term residence depends on it. 

That’s why we don’t just help clients apply for residence permits – we manage the entire legal side of the property purchase to ensure the process is secure, compliant, and aligned with immigration requirements, along with every other detail in the entire process.

Our services include:

• Legal examination of the property before purchase — we check the ownership history, verify that there are no encumbrances or legal defects, and confirm that the property is properly registered or registrable.
• Verification of the seller, including identity, ownership title, and legal authority to sell (especially important when dealing with representatives, heirs, or developers), and check for ongoing legal battles the seller may have, which may jeopardize the sale.
• Coordination with the real estate agent or seller — we work directly with the parties involved to ensure all procedures are followed and documents are properly exchanged and signed.
• Drafting or reviewing the purchase agreement — we either prepare the sale contract ourselves or carefully revise third-party drafts to ensure legal accuracy, tax compliance, and immigration suitability.
• Oversight of the cadastre registration and notarization process — ensuring that your ownership is fully documented and legally enforceable in Serbia.

For clients seeking residence based on property ownership, this legal foundation is essential. A flawed sale process can prevent the issuance or renewal of your residence permit and may put your investment at risk.

Duration and renewal of the permit

If approved, temporary residence based on property ownership may be granted for up to three years, depending on the quality of the documentation and the discretion of the Ministry of Interior.

The permit is:

• Renewable, as long as you continue to meet the legal conditions (ownership, financial means, etc.)
• Subject to re-evaluation each time you apply for an extension, including a review of your ongoing connection to Serbia
• Issued in the form of a biometric residence card, which must be collected in person after a scheduled appointment

Can I work or start a business with a property-based residence?

No, not immediately. 

Residence based solely on real estate ownership does not grant the right to work or engage in business activity in Serbia. However, you may later apply for a separate work permit (if you find employment or start a company).

Serbian law requires a valid work permit in addition to your residence permit for any form of legal employment. The unified license combines both rights but is only available when the legal basis for the stay is work-related.

Therefore, while owning property gives you the right to live in Serbia, it does not entitle you to work unless you take additional legal steps. 

Please note that getting a work permit separately will require that you submit an education certificate translated into the Serbian language (any formal education level).

Buying property in Serbia – Common issues and tips

Many applicants assume that once they buy a property, the rest of the process is just a matter of applying. In reality, several common issues can delay or jeopardize your application. These include:

• Ownership not yet registered in the cadastre: A notarized contract alone may not always be sufficient unless accompanied by proof that registration is underway, or that the transfer of ownership was ordered and allowed at the time of applying.
• Failure to provide proof of sufficient means in a Serbian bank account: Foreign bank statements are not accepted.
• Omitting health insurance or submitting a non-compliant policy: The insurance must be valid and cover Serbia, at least for a year.
• Short-term accommodation declarations: Listing a hotel, hostel, or other temporary stay address will not be accepted for property-based residence, and these usually won’t work when it comes to purchasing a domestic insurance policy or opening a bank account.
• Missing certified translations: Most foreign documents must be officially translated into Serbian by a court-certified translator.
• Assuming work rights are included: Residence based on property ownership does not allow you to work or register a company unless you apply for a work permit or a unified license. Apply for a work permit as well, to avoid potentially high penalties.
• Lack of legal due diligence before purchase: Buying property with unclear ownership, encumbrances, or unauthorized structures can lead to both legal and immigration problems.

Careful legal planning avoids these risks. Each document must meet the strict format and substance requirements of the Serbian Ministry of Interior.

Conclusion: A valid path (If done properly)

Buying property in Serbia can absolutely be used as a legal ground to obtain temporary residence, but only if the process is handled correctly.

The property must be legally purchased, properly documented, and suitable for actual living. The residence permit application must be complete, precise, and supported by evidence of means, insurance, and intent to stay. Most importantly, it must be submitted on the correct legal ground.

At Anđelković Law, we help foreign nationals navigate both the real estate purchase and the residence permit procedure – from contract to cadastre, from white card to biometric residence card. 

We work directly with sellers, agents, and government authorities to ensure your path to legal residency in Serbia is smooth, compliant, and protected from costly errors.

If you’re considering investing in real estate as a way to live in Serbia, contact us today. We’ll help you do it the right way with full legal clarity.

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