Buying an apartment in Belgrade by a foreigner

Buying an apartment in Belgrade as a foreigner is a procedure with clear legal and financial nuances. In 2026, the Serbian real estate market remains accessible to expats, but it requires compliance with local laws, including a mandatory notarized transaction and registration in the Cadastre of Real Estate. Below is a step-by-step process, relevant fees, documents, and typical "pitfalls" often overlooked by foreigners.

Who can buy an apartment in Serbia

Foreigners (including citizens of Russia, Ukraine, Kazakhstan, and other countries) can acquire real estate without obtaining a residence permit, but there are restrictions:

• The maximum area for a foreigner is 400 m²; exceeding this requires permission from the Serbian government.
• It is forbidden to buy agricultural land, forests, and objects in border zones without special permission.
• When buying an apartment in a new building from a developer, a certificate of completion of construction (conclusion on the suitability of the object) is required.

If you plan to rent out the apartment, remember that from 2025, rental income is taxed at 20% in Serbia.

Step-by-step purchase procedure

1. Apartment search and selection

In 2026, the average price per m² in the center of Belgrade is 2,500-3,500 EUR, on the outskirts - 1,500-2,200 EUR. In new buildings, prices are 15-25% higher due to VAT of 20%.

Useful platforms:

• Baza Nenametnina
• Moja Nekretnina
• Realitica

Make sure to check the presence of a cadastre number (parcel), the absence of arrests or encumbrances in the Cadastre of Real Estate of Serbia, and a valid developer's license.

2. Seller's document verification

Request from the seller:

• Identification (personal card or passport).
• Certificate of ownership (uverenje o svojini) from the Cadastre.
• Tax clearance certificate (resenje o ispunjenosti obaveza prema drzavi) - confirms the absence of debts.
• For new buildings - acceptance act (akt o preuzimanju objekta).

If the seller is a legal entity, additional requirements include an extract from the Register of Commercial Companies (Register privrednih subjekata) and the company's charter.

3. Preliminary agreement (ugovor o prethodnoj prodaji)

The document fixes the intentions of the parties, usually includes:

• Apartment description (address, cadastre number, area).
• Price and payment terms (10-30% advance).
• Deadline for signing the main contract (30-60 days).
• Termination conditions and penalties.

Notarization is not required, but it's better to draw up with a lawyer. In 2026, the services of a realtor for accompanying the transaction cost 2-4% of the apartment price.

4. Main sales contract (ugovor o kupoprodaji)

The document is mandatory for notarization. The list of notaries in Belgrade is on the website of the Notary Chamber of Serbia. The cost of notarization is 0.3-0.5% of the price, but not less than 5,000 RSD (≈ 43 EUR).

The contract specifies the full details of the parties, apartment description with cadastre number, price, payment procedure, and transfer conditions (acceptance certificate). After signing, the buyer receives a copy, and the original is stored by the notary.

5. Payment of the real estate transfer tax

Foreigners pay a tax of 2.5% of the cadastre value. If the cadastre value is lower than the market value, the tax is calculated based on the market price.

Example

• Cadastre value: 100,000 EUR
• Market value: 120,000 EUR
• Tax: 2.5% × 120,000 EUR = 3,000 EUR

The tax can be paid at a bank or through the PURS portal before registering the property right.

6. Registration of property rights in the Cadastre

The notary sends documents to the Cadastre after tax payment. The registration period is 10-15 working days. After this, the buyer receives a new ownership certificate in their name.

For registration, you need:

• A notarized contract.
• A tax payment receipt.
• A passport (with translation if not in Cyrillic).
• An application for registration (submitted by the notary).

7. Connection of utilities

After registration, formalize:

• Electricity and gas: EPS or private suppliers.
• Water and sewage: Vodovod i kanalizacija Beograd.
• Internet: Telekom Srbija, Sbb, Yettel.

Required documents include the ownership certificate, passport, and, if available, a personal card.

Additional expenses when buying

Expense item	Cost (EUR)	Notes
Notarization	43-200	0.3-0.5% of the price
Real estate transfer tax	2.5% of the cadastre value	If the cadastre value is lower, the tax is calculated from the market value
State duty for registration	50-150	Depends on the cadastre value
Realtor services	2-4% of the price	When involved
Document translation	20-50 per document	If necessary
Opening a bank account in Serbia	Free	For tax and utility payments

Checklist before buying

1. [ ] Presence of a cadastre number for the apartment.
2. [ ] Absence of arrests or encumbrances in the Cadastre.
3. [ ] Validity of the developer's license (if a new building).
4. [ ] Complete package of documents from the seller (ownership certificate, tax clearance).
5. [ ] Clarified who pays taxes and utilities before registration.
6. [ ] Checked the cadastre value (if significantly underestimated, the tax will be higher).
7. [ ] Agreed payment procedure (usually 10-30% advance, the rest upon signing the main contract).

Common mistakes of foreigners

1. Not checking the Cadastre - arrests and tax debts can be transferred to the new owner.
2. Ignoring the cadastre value - the tax is calculated from it, and if it is underestimated, the tax will be calculated from the market value.
3. Buying from a legal entity without an extract from the Register - in 2026, cases of fake documents increased.
4. Incorrect tax calculation - clarify with a notary or accountant what value will be the basis for calculation.
5. Not translating documents - translation into Serbian and notarization by a sworn translator are mandatory; the cost is 20-50 EUR per document.

Important: The real estate transfer tax may change depending on legislative amendments. Before payment, clarify the current rate with a notary.

Useful links

Internal

• How to obtain a personal card in Serbia for foreigners
• Tax system of Serbia for expats: what you need to know
• Public transport map of Belgrade

External

• Baza Nenametnina
• Moja Nekretnina
• Realitica
• Cadastre of Real Estate of Serbia
• Notary Chamber of Serbia
• PURS - tax service portal
• EPS - electricity
• Vodovod i kanalizacija Beograd
• Telekom Srbija

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Good luck with your purchase and comfortable living in Belgrade!