Serbia is entering one of the most significant reforms in the field of property-law relations through the adoption of the Law on Special Conditions for the Recording and Registration of Rights in Real Estate (“Official Gazette of RS”, No. 91/2025). For the first time, this law enables citizens to register ownership of properties they use, but which have so far not been formally recorded in the cadastre, through a simple, fast, and fully digital procedure. In this way, conditions are created for greater legal certainty, the strengthening of the real estate market, and a more stable investment environment.
A dedicated online application platform is currently in the testing phase and is expected to become fully operational as of 8 December 2025. In parallel with technical preparations, local self-government units are obliged to submit zoning plans for their territories by that date, in order to clearly define the areas where registration of ownership rights will be permitted, as well as public-use areas where such registration will not be allowed.
Citizens planning to submit applications should already begin collecting the necessary documentation in digital form. After logging into the platform and entering their unique personal identification number, applicants must provide the cadastral parcel number or the exact address of the property, along with basic information on the property – including surface area, number of floors, intended use of the building, and other relevant details. It is also recommended to submit photographs of the property and any available evidence of ownership, while at the end of the process applicants must electronically confirm the accuracy of all submitted data.
The Law provides that, over the next five years, special cadastral parcels will be formed for buildings constructed without building permits or lacking occupancy permits. This process enables the establishment of the so-called unity of real estate – each building or house will receive clear cadastral identification and its own parcel that meets the requirements for building land, thereby permanently incorporating such properties into lawful real estate transactions.
With regard to apartments, the application procedure depends on the status of the building. If the building has already been entered into the cadastre, owners submit applications individually for their special units. If the building has not been registered but is already occupied, the application is submitted by the housing community manager, while in the absence of a manager any apartment owner may initiate the registration of the entire building. In such cases, a geodetic survey report (elaborate) is required, which precisely defines the purpose of the building and the structure of all special units.
In situations where the investor is unknown or unavailable, the Law provides for a notation in the cadastral records that the development contribution has not been paid, while owners of special units may obtain registration by paying a symbolic fee. Information on parcel numbers can be easily accessed through the GeoSrbija platform, thanks to available satellite maps and clearly displayed land division by local self-government units.
The legal and practical benefits of this process are numerous: citizens gain the ability to inherit and transfer property rights without hindrance, legally connect to infrastructure networks, obtain mortgage financing more easily, and submit applications for reconstruction of buildings. The deadline for property applications will be two months from the commencement of the law’s application, while those who miss the deadline for justified reasons may subsequently provide valid evidence to resolve their cases. Upon completion of the recording and registration procedure, a fee ranging from EUR 100 to EUR 1,000 will be payable, depending on the type and value of the property.
The information in this document does not constitute legal advice in relation to any particular matter and is provided for general informational purposes only.
