Can You Still Get Residency in Serbia Through Property Purchase in 2025?

For many foreigners, purchasing real estate in Serbia is the most straightforward route to temporary residency. Unlike setting up a company or applying through family reunification, property ownership allows you to establish a legitimate legal basis to live in the country without needing to operate a business or rely on relatives.

• Ownership requirement: You must have a notarized and registered property purchase contract.
  
  

• Residency benefit: Once registered, the contract forms the basis of your application for a temporary residence permit.
  
  

• Family eligibility: After approval, family members can also apply for residence permits through family reunification.

On July 4, 2025, Serbia’s Ministry of Justice was targeted by a major cyberattack. To protect sensitive data, the Ministry temporarily shut down its judicial information system.

This disruption has had a direct impact on the authentication of real estate contracts, which can only be finalized through public notaries. Without authentication, property purchases cannot be legally registered in the cadastre.

• What’s paused? Certification of purchase and sale contracts.

• Who is affected? Serbian citizens and foreigners alike.

• What is still working? Notaries may continue “small certifications” (minor documents), but property contracts remain on hold.

📌 Official statement: The Ministry of Justice announced that new security solutions and hardware upgrades are being implemented but has not provided a fixed timeline for when the system will be back online.

If you are a foreigner planning to purchase property in Serbia for residency purposes, here’s what you need to know:

1. You can still search for property – Viewings, negotiations, and agreements can proceed.
   
   

2. Finalization is delayed – Contracts cannot be notarized or registered until the system is restored.
   
   

3. Residency applications are on hold – Since the notarized contract is a requirement, temporary residence permits cannot currently be issued through property purchase.
   
   

4. Developers and sellers are also affected – This impacts both private sales and new developments waiting for official registration.

While waiting for the system to come back online, there are safe steps you can take to protect your interests:

• Sign a pre-contract (predugovor): This can outline the purchase conditions and lock in the deal.
  
  

• Make a refundable deposit: Secure the property while final contracts are delayed.
  
  

• Engage a legal team: A Serbian lawyer can draft agreements that protect your rights until notarization resumes.
  
  

• Explore alternative residency paths: If your move is time-sensitive, you can apply through business formation or employment while waiting to finalize the property route.

• The Ministry of Justice is implementing new centralized security systems and hardware upgrades.
  
  

• While no date has been announced, the expectation is that real estate contract certification will resume in the near future.
  
  

• Once restored, backlogged contracts will be prioritized, so expect some administrative delays.

• Don’t pause your search. You can still view, negotiate, and reserve properties.
  
  

• Work with professionals. Secure your interests with pre-contracts and deposits.
  
  

• Plan for delays. If you need residency immediately, consider alternative routes like business setup.
  
  

• Stay informed. Relocation Serbia monitors official updates and can guide you through the safest options.