This note was written on 17 July based on press reports, and the date it gives is no longer accurate. On 23 July 2026 the government adopted a decree: visa-free entry for citizens of Russia, Belarus, Turkey and Saudi Arabia applies until 31 October 2026, and a visa is required from 1 November 2026. Owning property does not exempt you from the visa; a valid Montenegrin temporary or permanent residence permit does (Article 9 of the Law on Foreigners).
According to the official report of the European Commission, published by the Montenegrin publication Dan, Brussels insists on the swift abolition of visa-free entry for citizens of countries outside the EU and the Schengen Area. The first to fall under the new visa restrictions are citizens of the Russian Federation, Belarus, China, India, Iran, and Turkey.
Experts from the real estate agency MD Realty analyzed the details of the publication Dan (“Brisel traži vize Crnoj Gori”) to explain how the new EU requirements will affect tourists, expats, and property buyers in 2026–2027.
Why is Brussels demanding the introduction of visas?
Montenegro has enjoyed a visa-free regime with the EU (the Schengen “white list”) since 2009. However, this agreement obliges Podgorica to fully synchronize its visa policy with the European one (EU Visa Common Policy).
The European Commission is concerned that Montenegro still maintains visa-free travel with a number of states whose citizens require a visa to enter the EU. According to Brussels, in the conditions of geopolitical tension in 2026, the absence of visa control at Montenegro’s borders creates risks for the security of the Schengen Area and increases migration pressure.
Who will be affected by the visa restrictions first?
This decision will be most sensitive for citizens of Russia and Turkey — two key categories of investors and tourists in Montenegro:
- Citizens of the Russian Federation: currently Russians can stay in Montenegro without a visa for up to 30 days (with the possibility of extension through the “visa run” procedure). The introduction of full visas will completely close this loophole.
- Citizens of Turkey: Turkey traditionally ranks among the top 3 real estate investors in Montenegro and provides a significant tourist flow. The introduction of visas will require the opening of additional consular centers.
- Belarus, China, India: citizens of these countries will also lose the right to visa-free entry.
What does this mean for the real estate market and expats?
Despite the loud headlines in the press, investors and those who already live in the country should not panic. The introduction of a visa regime is a standard stage that Croatia and Bulgaria went through in their time before joining the EU.
1. Residence permit by property remains the main salvation
The introduction of visas does not in any way cancel Montenegrin legislationon obtaining a residence permit (the basis for a property-based residence permit is a tax base of at least €150,000 in the real estate transfer tax decision, not the contract price). From 1 November 2026, owners without a residence permit need a visa to enter; a valid residence permit replaces the visa.
2. Changing the buyer profile
The restriction of visa-free entry will accelerate the process of “Europeanization” of the Montenegrin market. The share of buyers from Germany, Austria, Poland, and France, which is already actively growing in 2026, will increase even more.
3. Guarantee of price growth (Asset capitalization)
Brussels’ demand to introduce visas is a direct confirmation that Montenegro is firmly moving toward EU membership. For investors, this is the strongest long-term signal. Buying real estate now, before the official closing of visa borders and accession to the EU, lets you count on growth in square meter prices in the long term, although no one can guarantee it.
When will the new rules take effect?
Montenegrin authorities are still trying to postpone the introduction of visas so as not to deal a sharp blow to the tourism sector in the height of the season.
Under the government decree of 23 July 2026, visa-free entry for citizens of Russia, Belarus, Turkey and Saudi Arabia remains in place until 31 October 2026. From 1 November 2026 they need a visa or a Montenegrin temporary or permanent residence permit. For citizens of China, the exemptions for organised tourist groups and holders of business passports end on the same date.
If you are planning to buy property in Montenegro, now is the optimal time to close the deal. This will allow you to obtain a residence permit and secure the right to year-round stay in the country before the visa curtain officially falls. You can view current and safe projects from developers in the Montenegro property catalog on the MD Realty website.
News and image source: Dan.co.me
Is Montenegro really introducing visas for Russians and Turks in 2026?
Yes. Under the government decree of 23 July 2026, visa-free entry for citizens of Russia, Belarus, Turkey and Saudi Arabia applies until 31 October 2026. From 1 November 2026 they need a visa or a Montenegrin temporary or permanent residence permit.
Will property owners in Montenegro be able to come without visas?
No, unless they hold a Montenegrin temporary or permanent residence permit: from 1 November 2026 they need a visa. A valid residence permit replaces the visa at entry (Article 9 of the Law on Foreigners). A property-based residence permit is possible if the tax base in the real estate transfer tax decision is at least €150,000.
How will visa requirements affect property prices in Budva and Tivat?
In the short term, this may reduce the share of impulse purchases among “tourists.” In the long term, the transition to EU standards may support an inflow of European capital and demand for seaside housing, but no one can guarantee price growth.
How can I track changes in visa rules and the legal cleanliness of properties?
All current changes in Montenegrin laws are promptly published in the “Useful Articles” section of the MD Realty blog. And in the property catalog on our website, you will find already verified and legally clean properties. You can also contact our experts for a detailed consultation.