Montenegro’s New €150,000 Property Residency: A Strategic Entry Into Europe

A VIP Investor Guide to Montenegro’s Evolving Immigration Landscape

Montenegro has quietly repositioned itself as one of Europe’s most intriguing destinations for globally mobile investors. With a refined immigration framework now in force, the country has introduced a structured property-linked residency pathway anchored by a €150,000 minimum real-estate threshold, alongside new fiscal rules for foreign business owners.

For high-net-worth individuals and families seeking lifestyle diversification, tax planning flexibility, and long-term European positioning, Montenegro’s latest reforms mark a pivotal shift. Below is a comprehensive, VIP-level analysis of what has changed—and what it means for sophisticated international clients.

Executive Overview for Global Investors

Montenegro’s amended Law on Foreigners, adopted at the end of 2025 and effective from January 17, establishes a clearer and more predictable residence framework for non-EU nationals.

Key highlights for private clients:

• €150,000 minimum taxable value for property-based residence

• One-year renewable temporary residence linked to property ownership

• New €5,000 annual tax floor for certain foreign company owners

• Expanded family definitions, including same-sex partners

• EU accession target: 2028

  
  

While not a citizenship-by-investment program, the new regime creates a structured entry point for investors positioning themselves ahead of Montenegro’s potential EU membership.

A Formalized Property-Based Residence Route

For years, Montenegro allowed foreign nationals to obtain residence through property ownership without a formal minimum value. The updated law changes this by introducing a clear investment threshold.

New Minimum Requirement

To qualify for temporary residence through real estate ownership:

• The property must have a taxable value of at least €150,000

• Valuation is determined by the official transfer tax assessment

• Applicants must prove both ownership and actual use

• All property taxes must be fully paid

  
  

This effectively transforms a loosely regulated pathway into a structured residence-by-investment-style option—without formally labeling it as such.

Residence Conditions

Residence granted on this basis:

• Valid for 1 year, renewable annually

• Does not permit employment in Montenegro

• Requires continued ownership and tax compliance

  
  

For investors focused on lifestyle and mobility rather than employment, this model provides a flexible European foothold.

Grandfathering Provision

Foreign nationals who secured property-based residence before the law took effect may continue renewing under previous conditions, without meeting the €150,000 threshold.

Tax Requirements for Foreign Entrepreneurs

Alongside property reforms, Montenegro introduced a new fiscal benchmark aimed at curbing inactive companies used solely for residence permits.

€5,000 Annual Tax Floor

Foreign nationals who:

• Own more than 51% of a Montenegrin company

• Hold executive director or entrepreneur status

  
  

must ensure their company has paid at least €5,000 in taxes and social contributions annually to renew residence permits.

Exemptions

This requirement does not apply to:

• EU/EEA/Swiss citizens

• Permanent residents

• Shareholders owning less than 51%

• Family reunification permit holders

  
  

The measure establishes a clear economic substance requirement, reinforcing Montenegro’s credibility as it moves closer to EU accession.

Path to Permanent Residence and Citizenship

Montenegro does not currently offer a fast-track citizenship route through property investment.

Standard pathway:

• 5 years temporary residence

• 5 years permanent residence

• Eligibility for citizenship after 10 years total

  
  

Importantly, Montenegro generally does not allow dual citizenship, making long-term planning essential for clients considering eventual naturalization.

After the Closure of the Citizenship-by-Investment Program

Montenegro’s current strategy follows the closure of its former citizenship-by-investment program, which ran from 2019 to 2022.

That program required:

• €250,000–€450,000 property investment

• €200,000 government donation

  
  

It attracted over €400 million in investment before ending amid EU pressure on candidate countries operating CBI schemes.

The new residence-based approach reflects a shift toward EU-aligned migration policies while still attracting foreign capital.

EU Accession: The Strategic Dimension

Montenegro has been negotiating EU membership since 2012 and is widely considered the Western Balkans frontrunner.

Government projections suggest a potential accession timeline around 2028.

For investors, this raises a compelling question:

Could acquiring residency now position you early in what may soon become the EU’s next member state?

While accession is not guaranteed, Montenegro’s trajectory and regulatory alignment suggest a strong long-term strategic play.

Strategic Considerations for VIP Clients

Montenegro may be particularly attractive for:

• Investors seeking a European lifestyle base

• Families diversifying residence portfolios

• Entrepreneurs structuring regional operations

• Clients planning ahead of EU expansion

• Buyers entering European real estate markets at early-stage pricing

  
  

However, important factors include:

• No automatic path to EU citizenship

• No employment rights under property residence

• Dual citizenship limitations

• EU policy scrutiny on investor programs

Interactive Scenario Planning

Scenario 1: Lifestyle Investor

Acquire €200K coastal property → Obtain renewable residence → Maintain low physical presence → Use as European base.

Scenario 2: Entrepreneur

Form Montenegrin company → Ensure €5K annual tax contribution → Maintain work-residence permit → Build EU-adjacent operations.

Scenario 3: Long-Term Planner

Secure residence now → Transition to permanent residence → Evaluate citizenship strategy depending on EU accession.

Why Montenegro Is Back on the Radar

Montenegro offers a rare combination:

• Mediterranean lifestyle

• Competitive property pricing

• Strategic EU positioning

• Predictable legal framework

• Flexible residence options

  
  

For globally mobile families and investors, it represents a sophisticated secondary residence strategy rather than a quick passport solution.

Private Advisory for International Clients

At Creimerman Global, we advise high-net-worth individuals, entrepreneurs, and families on strategic residency and global mobility planning across Europe, Latin America, and the Middle East.

Our Montenegro advisory includes:

• Property-linked residency structuring

• Corporate and tax planning

• Multi-jurisdictional residence strategies

• EU positioning and long-term planning

• Family relocation and asset structuring

Schedule a Private Consultation

If you are considering Montenegro as part of a broader international residence or investment strategy, our team can design a tailored pathway aligned with your personal, fiscal, and mobility objectives.

Private consultation:https://calendly.com/gcreimerman

Confidential inquiries:info@creimermanlaw.com