New Rules for Buying/Selling Real Estate in Montenegro 2026
Montenegro continues to actively develop its economy and harmonize legislation with European standards. In May 2026, updates to the rules for conducting financial transactions came into force.
Let's figure out how purchase and sale transactions now proceed, what has changed for foreign buyers, and how to prepare for a purchase.
New rule, or why you now need a Montenegrin bank account
To increase the transparency of financial flows, the state has introduced a new rule: all payments for real estate transactions over 10,000 euros must now be made with the mandatory involvement of the Montenegrin banking system.
What the new law means:
At least oneof the parties to the transaction (either the seller or the buyer) must have an account opened in a Montenegrin bank.
The practice of direct transfers between two foreign banks (for example, from an account in Germany to an account in Serbia for a Montenegrin apartment) is no longer used*.
Payment of amounts over 10,000 euros in cash is excluded.
These steps protect both parties to the transaction. The notary registers the transfer of ownership only after official bank confirmation, which guarantees absolute legal cleanliness of the purchase.
* Some notaries allow notarization of the transaction if there is confirmation of a bank transaction through third countries, carried out on the basis of a valid contract — the decision is made by the notary on an individual basis.
How do transactions work under the new rules? Practical examples
The purchase process now requires advance preparation depending on who is involved in the transaction.
Situation 1: the buyer has an account in Montenegro, the seller is in Serbia
This is the fastest and most common scenario.
The buyer (a resident or a foreigner with a residence permit) already has an account in a local bank.
They simply make a bank transfer from their Montenegrin account to the seller’s account in Serbia (or in another country, except those on sanctions lists).
How a Foreigner Can Buy Real Estate in Montenegro in 2026
The law is complied with: the money is sent from Montenegro’s banking system. The notary records the statement and completes the transaction.
Situation 2: buyer from Germany, seller from Croatia (both non-residents)
If none of the participants has ties to Montenegro, the procedure changes slightly.
To make the payment, one of them will need to open an account in Montenegro.
How this is resolved:
Most often, the buyer (in this example, a German citizen) opens an account in a Montenegrin bank upon arrival. They transfer funds to it from their home bank, and then send payment to the seller in Croatia from the Montenegrin account.
Alternatively, a notary account can be used.
Situation 3: buyer from Belarus, seller from Russia
The scheme is similar to our second example. But there is a complication with withdrawing the money. Since Montenegro as an EU candidate complies with the common financial policy and SWIFT restrictions regarding Russian and Belarusian banks, direct transfers through classic bank accounts (CKB, Adriatic, Hipotekarna, etc.) in 2026 are impossible.
What options are there:
1) Cash (there is a limit on the amount): despite digitalization, the physical transport of currency remains a legal method within certain limits. From Montenegro (and the EU), the export of euro banknotes to Russia is officially prohibited (sanctions restrictions). However, this does not apply to other currencies (dollars, dinars, rubles).
Nuance 1: the duty-free import limit into the Russian Federation is $10,000 (or the equivalent) per person. Amounts above this require mandatory declaration.
Nuance 2: Montenegrin banks often impose limits on cash withdrawals from accounts, and when closing an account they usually require the balance to be transferred to another bank account, which for Russian or Belarusian citizens is often impossible due to the lack of direct transfers from Montenegro.
2) Serbia: some Serbian banks support the possibility of direct transfer of funds from Montenegro to Serbia (without SEPA or SWIFT). From Serbia, the money is then sent to Russia or Belarus.
Important: opening an account in Serbia for a non-resident in 2026 has become more difficult. If you need help opening an account in Serbia, contact us for assistance.
Opening an account as a non-resident: what to expect?
In connection with the new rules, Montenegrin banks have become more attentive to the documents of new clients. The compliance procedure (due diligence check) is standard European practice.
To open an account for a foreigner without a residence permit, the bank will need a strong basis confirming the non-resident’s economic ties with Montenegro. For some banks, such a basis may be ownership of real estate in the country.
For EU citizens, such problems usually do not arise.
It is important to remember that banks and correspondent banks reserve the right to dispute or stop any transaction at their discretion.
What the Association of Real Estate Agencies says
Foreign citizens have already invested an impressive 1.5 billion euros, and interest in the region remains consistently high.
The professional community, represented by the Association of Developers and Real Estate Agencies of Montenegro, fully supports strengthening the regulatory framework and combating money laundering, but insists on the urgent need to align the law’s provisions with actual banking practice.
Our agency MD Realty is an official member of this Association and we fully join our colleagues’ call: if banks do not develop transparent and clear procedures for opening accounts for property buyers, the country risks losing hundreds of millions of euros in foreign investment.
Expert assistance
We understand that buying or selling real estate in a foreign country can raise questions, so we fully support our clients at every stage.
Our specialists help you properly draft a preliminary contract, advise on choosing a bank friendly to non-residents, and oversee the account-opening process so that your transaction goes smoothly, safely, and in full compliance with the law.
Source: Montenegro Gazette, Law on Prevention of Money Laundering and Terrorist Financing, Article 41 and Article 42, Article 65a
1. Can you buy real estate in Montenegro for cash in 2026?
No, according to Article 65a of the Law on Prevention of Money Laundering, cash payments for real estate transactions over 10,000 euros are prohibited. All payments must go through the banking system.
Why do you need an account in a Montenegrin bank if both the seller and the buyer are foreigners?
The new rule requires that at least one of the parties to the transaction use an account in a Montenegrin bank. This is necessary so that the notary can receive official bank confirmation of the transaction. Without this confirmation, registration of ownership in the Cadastre is impossible.
Can a non-resident open an account in a Montenegrin bank to buy housing?
Yes, but now banks require a strong basis for opening an account for a non-resident, for example, proof of an «economic connection».
Are there simplified conditions for EU citizens?
Yes. For citizens of EU countries (Germany, Poland, France, Austria, the Czech Republic, Italy, and others), the procedure for opening an account in Montenegro is as simple as possible. In most banks, opening an account for EU citizens goes smoothly and is often completely free. This allows European buyers to promptly meet the requirements of the new law and complete the transaction without hindrance.
How do you transfer money for real estate to Russia or Belarus?
Direct SWIFT transfers from Montenegro to the Russian Federation and Belarus are unavailable in 2026. In such cases, transit accounts in Serbian banks are often used, as they retain the ability to make transfers in both directions.
Is it safe to conduct a transaction through a notary account?
Using a notary account (escrow account) is one of the safest methods. The buyer transfers money to a special notary account, and it is transferred to the seller only after all contract conditions are met. This guarantees the protection of both parties’ interests.
What documents are needed to confirm the legality of funds (compliance)?
Depending on the notary’s requirements, the procedure includes providing documents confirming the source of the money: income statements, purchase and sale agreements for other property, documents on receiving an inheritance or dividends.
