Buying an Apartment in Serbia: A Step-by-Step Guide from Viewing to Keys
Step 1: Property Search and Legal Due Diligence
The process of buying real estate in Serbia begins with finding a suitable property. There are two main ways to do this: searching independently on specialized websites or contacting a real estate agency. Each has its own specifics.
Once the property is selected, a critically important step follows: legal due diligence. You must request a cadastre extract from the seller, known as a 'List nepokretnosti' (Property Folio). This document can and should be checked independently through the official state portal, eKatastar. Special attention should be paid to the section concerning encumbrances (mortgages, legal disputes, liens) to ensure the apartment is free of legal issues.
Step 2: Preliminary Agreement (Predugovor)
Once the apartment is selected and verified, the parties sign a preliminary sales agreement (Predugovor). This document is not mandatory but is highly recommended as it legally binds the intentions of the buyer and seller.
- The final price of the property, which can no longer be changed.
- The deposit amount (kapara), which is typically 10% of the full apartment price.
- The deadlines for signing the main contract.
- The terms for returning or forfeiting the deposit.
Under standard terms, if the buyer backs out of the deal, they forfeit the deposit. If the seller backs out, they must return double the deposit amount to the buyer. This protects both parties from an unjustified withdrawal.
Step 3: Notary Appointment and Main Contract
The main stage of the transaction takes place in the presence of a public notary. The procedure of notarizing the contract is called 'Solemnizacija' (Solemnization). The notary acts as a guarantor of legality, verifying all documents and the legal capacity of the parties.
If the buyer does not speak Serbian, their presence at the signing is not possible without a licensed court interpreter ('sudski tumač'). The interpreter not only translates speech but also bears legal responsibility for the accuracy of the contract's translation.
A key element of the main contract is a special clause known as 'Clausula Intabulandi'.
This clause allows the buyer, after fulfilling their financial obligations, to become the rightful owner of the property without any hindrance and without needing any further consent from the seller.
Step 4: Opening a Bank Account and Payment
To make the payment, a non-resident must open an account in a Serbian bank. This process requires submitting a standard set of documents, including a passport and proof of residence address (the 'white card').
An important requirement of Serbian banks is the confirmation of the Source of Funds. The buyer must be prepared to provide documents proving the legality of the money, such as a certificate of employment, a contract for the sale of other real estate, or a statement of savings. The money is transferred to the seller's account only after the main contract is signed at the notary's office.
- SWIFT transfer: An international transfer from your foreign account to the seller's account in Serbia.
- Intra-bank transfer: If the buyer and seller have accounts in the same Serbian bank, the transfer is almost instantaneous.
Step 5: Registration of Ownership in the Cadastre
After the contract is signed and full payment is made, the notary independently and electronically sends all necessary documents to the Republic Geodetic Authority ('Republički geodetski zavod') to register the transfer of ownership.
The process of updating the cadastre usually takes from a few days to several weeks. The buyer does not need to visit the cadastre office personally — everything is done through the 'one-stop shop' at the notary. Upon completion of the registration, the buyer receives an official document — a 'Rešenje' (Decision).
The 'Rešenje o upisu prava svojine' (Decision on the Registration of Ownership Rights) is the final document that officially confirms you have become the rightful owner of the property. From this moment on, your name will be listed in the 'List nepokretnosti' as the owner of the property.
Step 6: Transferring Utility Services
After receiving the keys and the 'Rešenje' of ownership, the new owner must transfer the utility service contracts into their name. This is the final but important administrative step.
- EPS (Elektroprivreda Srbije): Electricity supply.
- Informatika / Infostan: A consolidated bill for utility services (water, heating, garbage collection), common in major cities.
- Internet and cable TV providers.
The procedure is quite simple and involves filling out an application to change the account holder's name.
General Timeline of the Purchase Process
The entire process of buying an apartment in Serbia, from starting the search to receiving the keys and registering ownership, can take a varying amount of time depending on the specific situation. However, it is possible to outline approximate timelines for each stage.
Understanding these time frames will help you better plan your actions and resources.
On average, if all documents and funds are ready, the entire procedure from finding an apartment to fully assuming ownership rights takes about one to two months.
