Get in before 2028
Secure a home in the capital while Montenegro is still an EU candidate. A luxury apartment, priced in euro, in a country expected to join in 2028. That date is a government target, not a guarantee of membership.
For non-resident investors
Own a home in Europe’s next member state
The first super-luxury gated complex in Podgorica: 125 apartments, a 5,000 m² park, pool, wellness, school and kindergarten inside the gate. Ownership lets you apply for residence - in a country that already uses the euro.
15 of 125 apartments available · November 2026
From the developer
The first super-luxury gated complex
According to the developer, Emerald Garden Residence is the first super-luxury gated complex in Podgorica and in Montenegro - the only one with a real community. It is ideal for families, and also as an investment.
The complex
Park, pool, home - behind a controlled gate
Why invest now
Six reasons for a foreign buyer
Six reasons for a foreign buyer: get in while Montenegro is still a candidate country, apply for residence through ownership, live between the capital, the coast and the mountains, expect growth along the path to the EU, open a local euro account, and hold an asset in the currency the country already uses. Legal conditions for residence, tax and purchase remain detailed further down this page.
Your apartment, your residence application
Owning an apartment here entitles you to apply for residence under Montenegrin law. That is the door to living in the country. Residence follows the Law on Foreigners - it is not an automatic right.
Mountains, sea and the capital
Live in Podgorica, with the sea 1-1.5 hours away and the mountains 2-3 hours away. Euro, a capital city and nature in one compact country - without the seasonal pace of the coast.
Buy now. Benefit as Europe arrives
Buyers who enter now purchase in Podgorica’s current market. The idea that values will move with the path to the EU is a forecast, not a promised return. Prices from €184,000.
Your euro account in Montenegro
As an owner, and if residence is granted, you may open a local euro account and manage the investment in the country. An account depends on the bank’s own policy, not on the Foreigners Act.
Montenegro already uses the euro
The price, the transfer and everyday costs are in euro. Montenegro already uses the euro as its means of payment - you do not wait for a new currency to live or invest here.
Location
Podgorica - a capital city, not a seasonal coast
The complex is in Podgorica. Podgorica Airport is, per the brochure, a 20-minute drive; schools, a market, a health centre and a shopping centre are between 1 and 10 minutes away. Walking and driving times as published in the brochure and on the site.
- “Maša” kindergarten and Branko Božović primary school 1 min
- Gorica forest park, health centre, market, post office 5 min
- École Française Européenne de Podgorica 5 min
- Voli Megamarket 3 min
- Hipokrat clinic 4 min
- Slobodan Škerović gymnasium 5 min
- Big Fashion shopping centre 10 min
- Podgorica Airport 20 min
Life in Montenegro
Why someone would want to live here - not only buy an apartment
A capital city, the sea and the mountains in one compact country. You are not only buying floor area - you are buying mornings, school, quiet, and the Adriatic within reach.
Climate and sunshine
Podgorica is a bright, warm capital: about 2,480 hours of sunshine and 240 sunny days. The mean temperature is 15.3 °C, similar to Rome and Marseille. Summers are long, winters mild. That is a climate type, not a promise of every day.
Sea and mountains within reach
The sea is 1-1.5 hours from Podgorica and the mountains 2-3 hours. In the same compact country: 293 km of coast, 117 beaches and five national parks. Morning in the city, afternoon on the Adriatic or Durmitor.
Safety at home
Behind a controlled gate: CCTV, a 24/7 reception and security, concierge. Children, an evening walk, a quiet night - in a complex designed as a gated community, not an open city block.
School and kindergarten next door
A school and kindergarten sit inside the gate, 365 days a year. Just outside, per the brochure: kindergarten “Maša” and Branko Božović primary school in one minute, the French school and the gymnasium in five.
Two airports, close to home
Podgorica Airport is, per the brochure, 20 minutes from the complex. Tivat is the second international gate, on the coast. Schedules change by season - check destinations before you travel.
A daily life that does not eat the budget
Price levels in 2025 were 66% of the EU-27 average. Food sits closer to the European mean; energy is much lower. That is an index, not your monthly bill - but life here is not priced like a western metropolis.
Families already schooling children here
Five minutes from the complex, École Française Européenne de Podgorica is a sign that families already educate children on an international programme. We do not quote an expat headcount: we have no public, current figure.
Work from here, in euro
The Foreigners Act provides a digital-nomad residence permit for up to two years, with a possible extension. Work electronically for a foreign company, in a country that already uses the euro. Conditions follow Ministry practice.
A country that is still growing
Montenegro is on the path to the EU, already using the euro, with a capital that is still being built. Tourist arrivals rose from 2024 to 2025. Further growth is a forecast; EU 2028 is a government target, not a guarantee.
Market context
Podgorica is growing - the market in numbers
These figures come from the investment briefing, not Emerald Garden Residence prices or yields.
18/33
negotiating chapters provisionally closed
EU-Montenegro accession conference, 14 July 2026
€2,672
average asking price per m² in Podgorica
Estitor, Q2 2026, active listings
+9.2%
year-on-year change in Podgorica’s average asking price
Estitor, Q2 2026
4.5%
estimated gross rental yield in Podgorica
Estitor, Q2 2026, gross before tax and costs
Asking prices are not transaction prices. Past growth describes the past, not a future return. A gross yield is not a net yield.
Why here
Three pillars for a non-resident investor
A euro-denominated asset
For a buyer from the euro area, or anyone who wants an asset denominated in euro, the absence of local FX risk removes one variable from the decision.
Prices in a candidate country
Investors who enter before any membership buy in Podgorica’s current market - a capital city with year-round demand, different from the seasonal coast. The expectation that values will, over time, move with institutional convergence toward the EU is a forecast, not a promised return.
Market context, with sources
Asking prices, past changes and estimated gross rental yields are published separately, each with a source and a date. None of them is a promise of a future result.
What Emerald Garden adds to that picture
A super-luxury gated complex in Podgorica (Bjelasička 36). In the project: a private park, a 25 m pool, wellness and spa, fitness, an international school and kindergarten, controlled access, a 24/7 reception and security. Occupancy is planned for 2028. Investors: ABC Ventures doo and VHM Development doo. Architecture: Studio Arka.
Prices from €184,000
Get in before 2028 - request the brief or a video call
Send a short form. You receive the investment material or we book a call with sales. A luxury home in the capital, in euro, with the right to apply for residence - with no purchase obligation.
Process
Buying remotely - five steps
The process for a non-resident. The same legal framework as for a domestic buyer; the difference is in the paperwork and representation.
| Step | What happens | Note |
|---|---|---|
| 1. Due diligence | Land register extract, permits, encumbrances, status of the building | A foreign natural person may acquire ownership of an apartment in a residential building (the limits in the Property Act, Art. 415, concern other property: agricultural land, forest, the 1 km border belt, islands…). |
| 2. Notarial contract | The sale contract as a notarial deed | If you are not in Montenegro: representation by power of attorney (form, apostille/legalisation - by issuing country; confirm with the notary). |
| 3. Payment | Funds through a bank account (AML/KYC) | The bank has its own identification requirements. A euro account is a matter of the bank’s policy - not an automatic right under the Foreigners Act. |
| 4. Transfer tax or VAT | Depends on the type of supply | Secondary market: transfer tax (progressive 3% / 5% / 6%). New build from a VAT-registered developer: VAT is often in the price, with no separate transfer tax on the same transaction. |
| 5. Land-register entry | Ownership is acquired by registration | After registration: optionally apply for temporary residence. |
Emerald Garden introduces the buyer to legal and notarial partners. Final compliance of the paperwork remains with the buyer and their representative.
Book a video call - we will walk through the steps for your case. →
Residence through ownership
A bonus, not the hook
Purchase and residence are two separate procedures. Ownership of an apartment can be the legal basis for an application for a temporary-residence permit; the Ministry decides after review. It is not an automatic right and not a “golden visa”.
- Basis: Foreigners Act, Art. 38(1)(8) and Art. 56 - temporary residence for the use and disposal of a real-estate right in Montenegro.
- Eligible objects: family houses, weekend houses, villas, apartments, hospitality, mixed-use and business premises. Land is not on the list.
- Share: at least one-half co-ownership.
- Value threshold (from 17 January 2026): the tax base in the property-transfer-tax assessment ≥ €150,000 (Official Gazette of Montenegro 3/2026). What counts is the base in that assessment, not the asking price or the contract alone.
- Exemption from the threshold: nationals of the EU, Iceland, Liechtenstein, Norway and Switzerland, and their family members.
- General conditions (Art. 43): means of subsistence, accommodation, health insurance, a valid travel document, no entry ban, and no obstacles on security or public-health grounds.
- Duration: up to one year (Art. 63). A decision within 40 days of a complete application (Art. 62).
- Renewal: in person, 60-30 days before expiry; for this ground, also proof that tax obligations were paid during the permit (Art. 64).
- Absence: the permit ends if, during its term, the foreign national stays outside Montenegro for more than 30 days (Art. 65(1)(3)).
- It does not confer: an automatic right to work; Montenegrin citizenship; Schengen access.
On a first VAT supply there is often no property-transfer-tax assessment. The Act expressly names that assessment as proof of value for the €150,000 threshold. Before buying with residence in mind, confirm with a lawyer and the tax authority which document the Ministry accepts as proof of value on a VAT transaction.
Alongside the investment, you may apply for temporary residence if you wish - under the conditions of the law, not as a guarantee of the project.
Costs
A purchase outline
The “from” price is the lowest among the apartments available now. The other items are the legal framework of a purchase; notary, lawyer and fee amounts are on request.
| Item | What applies | Amount / note |
|---|---|---|
| Apartment price | EGR apartments available | from €184,000 |
| Transfer tax (secondary market) | RETT Act, Art. 11 - buyer | Up to €150,000: 3%. Above €150,000.01: €4,500 + 5% on the excess. Above €500,000.01: €22,000 + 6% on the excess. The base is market value. |
| VAT (first supply from a VAT-registered developer) | Instead of transfer tax on the same transaction | Often included in the purchase price (the rate follows VAT rules - confirm in the contract). |
| Notary | Notarial deed of the contract | on request |
| Lawyer / due diligence | Recommended for non-residents | on request |
| Power of attorney (remote purchase) | Form + apostille/legalisation | on request |
| Land-register entry | Fees | on request |
| Annual real-estate tax | Municipality, after purchase | Under Podgorica’s local rules, on request |
Filing transfer tax: in practice 15 days from acquisition (municipal authority). Confirm the exact path for an EGR unit in the contract.
Questions
Questions non-residents ask
Can I buy an apartment in Montenegro as a foreigner / non-resident?
Yes. A foreign natural person may acquire ownership of an apartment in a residential building. The limits in the Property Relations Act (Art. 415) apply to other categories (for example agricultural and forest land, the 1 km belt along the land border, islands), not to an apartment in Podgorica. Residence is not a condition of purchase.
Does the purchase automatically grant temporary residence?
No. Ownership is the basis for submitting an application (Foreigners Act, Art. 38 and 56). The Ministry issues the permit after checking ownership, (where it applies) proof of value of at least €150,000 as the tax base, and the general conditions in Art. 43.
What is the value threshold for residence, and since when?
From 17 January 2026 (Official Gazette of Montenegro 3/2026): the tax base in the property-transfer-tax assessment must be at least €150,000. It does not apply to nationals of the EU / Iceland / Liechtenstein / Norway / Switzerland and their family members. On a VAT new-build, clarify the proof of value in advance.
Can I complete the purchase without travelling to Montenegro?
In practice yes - through a notarial power of attorney and a local representative. The form of the power of attorney and its legalisation depend on the country. The bank and the notary have their own identification requirements.
What about the 30-day absence rule?
If, during the term of a temporary-residence permit, you stay outside Montenegro for more than 30 days, the permit ends under Art. 65 (a humanitarian exception is tied to family reunification, not to real estate). For an investor who lives mostly abroad this is a decisive condition - residence is not a “travel paper”, but a status with a presence requirement.
Does this investment guarantee a price rise because of EU accession?
No. The 2028 membership date is a government target. Any expected rise in value in that context is a forecast. Market data on current asking prices and past movement are published in the investment briefing. Why Montenegro is becoming an investment destination .
Questions · Apartments in 3D · Construction progress · Contact
Investment brief (PDF)
Download the investment brief
Enter your first name, last name, email and phone. The PDF brief downloads as soon as you send the form.
Next step
A brief or a conversation
Send a short form. You receive the investment material or we book a video call with sales. No obligation.