Buying Property in Belgrade Without Being There: How Remote Purchases Work

Not everyone buying an apartment in Belgrade can or wants to travel multiple times — for the viewing, contract signing, notary appointment, and handover. Buying property remotely is generally possible in Serbia, but it calls for a different approach than a classic on-site purchase: more trust placed in a local representative, a carefully worded power of attorney, and extra diligence in vetting the property. This article lays out concretely how the remote process works, what separates a good agent from an interchangeable one, and what costs to realistically expect.

Is a Remote Purchase Even Possible?

Yes — through a notarized power of attorney (punomoćje). It lets a trusted representative or lawyer on the ground sign documents, attend the notary appointment, and complete the purchase contract on your behalf. This is an established, legally recognized procedure in Serbia — not just for foreign buyers, but also for Serbian citizens living abroad.

The Power of Attorney: The Central Building Block

The power of attorney can be set up two ways:

1. Through a German notary with an apostille

You have the power of attorney notarized in Germany, then attach an apostille (Serbia is a signatory to the Hague Apostille Convention) so it's legally recognized in Serbia. Depending on its content, a certified translation into Serbian may also be needed.

2. Through the Serbian consulate

Alternatively, the power of attorney can be drawn up or notarized directly at a Serbian consulate in Germany — in some cases this skips the apostille step, but requires an in-person consulate appointment.

On scope: be precise. Define exactly what the power of attorney covers — only a specific, already-identified property, or more broadly the property search and negotiation? A power of attorney that's too broad carries unnecessary risk; one that's too narrow can leave your representative unable to act if details change unexpectedly at the notary appointment.

The Agent's Role in a Remote Purchase — and How to Spot a Good One

Buying on-site, a buyer can often roughly judge an agent's quality from a first in-person conversation. That impression disappears with a remote purchase — selection has to rest on other criteria:

• Licensing and registration. Reputable agencies are registered with the Serbian Business Registers Agency (APR); this is public information and should be checked before working with anyone.
• Willingness to do a real live video viewing rather than just a photo set. An agent reluctant to show an apartment live, or who points only to professionally staged photos, is often — deliberately or not — hiding flaws.
• Disclosing conflicts of interest. Clarify whether the agent works exclusively for the seller (the predominant practice in Serbia) or also acts as a buyer's advisor — in the first case, you additionally need independent legal advice of your own, since the agent has a financial interest in closing the sale, not primarily in your interests as the buyer.
• Regional specialization over a broad, unfocused portfolio. An agent focused on a specific market segment or specific neighborhoods usually knows local particulars — build quality of individual developers, actual market prices, nearby ongoing construction projects — far better than a provider with a wide, unspecific portfolio.
• Verifiable market knowledge, not marketing phrases. A good agent backs up a quoted price with concrete comparable properties, not just general talk about a "desirable location."

Agent Commission: Who Pays What?

Commission practice in Serbia sometimes differs from German habits and should be clarified explicitly before hiring anyone:

• In many cases, the commission is largely or entirely borne by the seller, especially when the agent primarily works for them.
• In some transactions, particularly with new builds or international buyers, a buyer's commission is also common — the amount and who pays it are generally negotiable and should be fixed in writing before the first viewing, not shortly before signing.
• Hiring your own independent buyer's advisor (instead of using the seller's agent) generally involves a separate fee, but that's often offset by better negotiation outcomes and lower risk.

Assessing a Property Remotely

The hardest part of a remote purchase is naturally judging the property without being there yourself. The following steps have proven useful in practice:

• Real-time video viewing: rather than accepting photos alone, have the property shown to you over a video call — that lets you ask targeted questions and have corners shown that professional photos often leave out.
• A trusted local representative: an agent, lawyer, or other independent person on the ground actually acting for your benefit — not the seller themselves, or someone paid exclusively by the seller.
• Request complete construction documents: the building permit, occupancy permit (upotrebna dozvola) for new builds, and — critically — a current land registry extract (izvod iz katastra nepokretnosti) showing ownership status and any encumbrances.
• Independent verification instead of seller-provided documents: have your own lawyer obtain the land registry extract rather than simply accepting the copy the seller provides.

The Remote Purchase Process, Step by Step

1. Property selection and initial screening: shortlisting via an agent or trusted representative, an initial video viewing
2. Reservation agreement: often paired with a down payment to take the property off the market while details are verified
3. Due diligence: an independent lawyer on the ground checks the land registry, building permits, and any encumbrances
4. Preliminary contract (predugovor): optional, but common for larger sums or new builds, to lock in payment terms and deadlines
5. Main purchase contract at the notary: your authorized representative attends on your behalf; the contract must be notarized
6. Land registry entry: filing the ownership transfer with the relevant cadastre office
7. PIB application: if you don't already have one, a Serbian tax number is needed to buy as a foreigner
8. Handover: while you're not physically present, your representative handles the property handover, ideally with photo/video documentation and meter readings

Handling Payment From Abroad

Larger sums are typically transferred via SWIFT to a Serbian account (the seller's, or an escrow account if agreed). Keep in mind:

• Larger international transfers trigger reporting obligations to the relevant authorities in both Germany and Serbia — your bank will generally notify you automatically when reporting is required
• Payment timing should be clearly tied in the purchase contract to the notary appointment or land registry entry, not made as unsecured prepayment
• Clarify upfront who covers the bank fees for the international transfer

Risks of a Remote Purchase and How to Reduce Them

The biggest difference from an on-site purchase: you can't react on the spot if something unexpected comes up at the notary appointment. That makes the following especially important for remote purchases:

• Independent legal advice matters even more than for an on-site purchase: your own lawyer, representing only your interests (not the seller's agent), should be involved throughout the process.
• No payment without documented value in return: down payments should be contractually tied to clear conditions (for instance, refund if the deal falls through).
• Plan around time zones and availability: notary appointments and banking run on Serbian time and local business hours — clarify in advance how you'll be reached for urgent questions.
• Vet your local representative independently: recommendations from your own network or independent references are worth far more here than the first contact you find through an ad.

Hiring a Local Agent vs. Organizing Everything Yourself

Frequently Asked Questions

Can I hire an agent who works exclusively in my interest as a buyer?

Yes, such buyer's advisors exist in Serbia too, though they're less common than the more widespread practice of the agent working for the seller. Anyone who wants genuine buyer representation should ask for it explicitly and, if in doubt, sign a separate contract with clearly defined compensation, rather than relying on the first seller-appointed agent they encounter.

What if something unexpected comes up at the notary appointment and my representative on the ground needs to make a quick decision?

This is exactly why the power of attorney should build in some decision-making leeway from the start — for minor adjustments to payment deadlines, for example. For material changes, such as the purchase price, the power of attorney should instead require prior consultation with you. A good representative checks in before signing anything beyond minor formalities anyway.

Is an in-person visit still worthwhile even though a purchase by power of attorney is generally possible?

Not strictly necessary for the actual contract signing, but a visit before or shortly after the purchase — for the personal handover, say, or to meet the trusted representative — builds additional confidence and gives you a first-hand impression of the property and surroundings that no video call can fully replace.

Bottom Line

Buying property in Belgrade remotely is an established, workable path through a carefully worded, notarized power of attorney — provided you invest in a genuine video viewing, independent legal review, and a trustworthy person on the ground who truly acts in your interest. The process differs from an on-site purchase mainly in requiring more upfront preparation in choosing that representative and the agent, since you won't be in the room yourself at the decisive moment.