Ulcinj is moving toward a more structured coastal market. Demand clusters around new builds, rental-ready units near Velika Plaža, lifestyle assets near Ada Bojana, and buildable plots with confirmed parameters in areas like Pinješ and Stoj.

Common: sea-view apartments, Old-Town houses, modern villas, and urbanised land plots. Highest demand is usually for rental-ready apartments near the beach, modern villas with pool, and small plots with clear buildability.

Velika Plaža (rentals), Ada Bojana (waterfront lifestyle), Stoj (villas), Pinješ and Old Town (views), Kruče (quiet seafront living). The real filter is not the name — it’s access, infrastructure, seasonality, and legal / planning constraints.

Foreign buyers can generally own apartments and houses directly. Restrictions may apply to certain agricultural or forest land. Urbanised plots or purchase via a local company (DOO) are common solutions depending on land category and strategy.

Use the official cadastre extract (List Nepokretnosti) for ownership and encumbrances. The notary typically pulls the official record for signing. Cross-check plot / unit identification, boundaries, and any liens or restrictions.

“Safe” depends on discipline: cadastre verification, planning / permitted-use checks, notary-led contracts, and bank-traceable payments. If any of these is weak, the risk is not theoretical — it becomes expensive.

1. Offer & terms: price, inclusions, timeline.
2. Due diligence: title, encumbrances, zoning / permitted use, utilities, access, cadastre consistency.
3. Deposit (optional): only with clear refund rules.
4. Notary signing: final contract and payment terms.
5. Taxes & registration: tax filing and cadastre update.

Cash deals often complete in 2–6 weeks depending on document readiness and tax processing. Mortgage financing, company structures, or missing documentation can extend timelines.

Often yes, with correctly drafted PoA and proper identification / legalization steps. The exact requirements depend on the notary and your jurisdiction for issuance.

Real Estate Transfer Tax (RETT): progressive 3% up to €150,000; €4,500 + 5% on the part from €150,000–€500,000; €22,000 + 6% on any amount above €500,000. Typically payable within 15 days after signing (check current deadlines).

Yes, usually. On the first sale by a VAT-registered developer, the listed price typically includes 21% VAT. The developer remits VAT; the buyer usually owes no RETT on that first transfer. Later resales are under RETT.

Typically 0.25%–1.00% of market value, set by the municipality and property category.

Yes. Capital gains are generally taxed at 15% of the gain; reliefs may apply depending on circumstances.

Notary fees (scale-based + 21% VAT), translations / certified copies, registration, and potentially legal fees (~1–2%), plus any agreed agency fee. Bank charges may apply.

Prefer urbanised plots with defined building parameters. Obtain urban-technical conditions before design. Always verify access, utilities, and whether the intended project fits the plan — not assumptions.

The coastal strip is managed by the Public Enterprise Morsko Dobro. Concession lines and shoreline rules can affect construction and renovation near the sea. Always confirm scope and restrictions before committing.

Yes, with compliance: registration of activity where required, classification if applicable, tourist tax handling, and guest registration. Local operators can manage operational compliance, but the owner remains responsible.

Long-term leases typically include a deposit; tenants usually cover utilities while owners pay property tax. For furnished rentals, use an inventory annex to avoid disputes.

Notary transactions generally require bank-traceable funds. Buyers typically convert crypto into EUR before the transaction, with proof of origin required.

Yes. Many investors establish a DOO for development or rentals. Registration is done via the Central Registry, with VAT registration depending on activity and thresholds.

Combine public listings with local networks (agents, notaries, builders). The best “deal” is rarely the cheapest — it’s the one with clean documentation, realistic permitted use, and workable execution.

Yes. The ekosphere team in Ulcinj supports clients via immorenta.me with communication and coordination in EN / DE / CG / AL.