More on the property ownership by foreign citizens or legal entities

Ownership of unmovable property by foreign citizens in North Macedonia

In accordance to the Law on ownership and other real rights, the Foreign natural persons and legal entities, residents of the member states of the European Union and OECD may acquire the right of ownership of an apartment, residential building, and business premises in the territory of the Republic of North Macedonia in the same manner as the citizens of the Republic of North Macedonia.

Foreign natural persons and legal entities, residents of the non-member states of the European Union and OECD may acquire the right of ownership of an apartment, residential building, and business premises in the territory of the Republic of North Macedonia in the same manner as the citizens of the Republic of North Macedonia, under the same conditions of reciprocity.

Land ownership by foreign citizens in North Macedonia

When it comes to land ownership, the law stipulates that Foreign natural persons and legal entities, residents of the member states of the European Union and OECD may acquire the right of ownership and the right to a long-term lease of construction land in the territory of the Republic of North Macedonia in the same manner as domestic legal entities and natural persons, citizens of the Republic of North Macedonia.

Foreign natural persons and legal entities, residents of non-member states of the European Union and OECD may acquire the right of ownership and the right to a long-term lease of construction land in the territory of the Republic of North Macedonia under the conditions of reciprocity.

More specifically, when it comes to the acquisition of real rights over agricultural land the law states that the foreign natural persons and legal entities cannot acquire the right of ownership of agricultural land in the territory of the Republic of North Macedonia.

Foreign natural persons and legal entities may, under the conditions of reciprocity, acquire the right to a long-term lease of agricultural land in the territory of the Republic of North Macedonia, on the basis of a consent of the minister of justice, upon previously acquired opinion of the minister of agriculture, forestry and water resource management and the minister of finance.

The existence of reciprocity foreseen shall be determined by the minister of justice, under the conditions and in the procedure determined by law.

Legal Framework Update – 2026

We recommend confirming the latest version of the law or consulting our real estate team before proceeding with any property transaction, as further amendments may be in force.

If you want to check property info including the current ownership, feel free to use the Agency for Real Estate Cadastre website

2026 Practical Checklist

Before purchasing property in North Macedonia as a foreign citizen, verify the following: (1) Your country of residence – EU анд OECD members acquire property on the same terms as Macedonian citizens. Non-EU/non-OECD nationals can acquire apartments and buildings under reciprocity, but construction land requires the same reciprocity conditions. (2) Agricultural land is off-limits for ownership – foreign nationals cannot own agricultural land outright; only long-term leases are available, subject to ministerial consent. (3) Due diligence on the property – always check the real estate cadastre to verify current ownership, encumbrances, mortgages, and whether the title is clean before signing any agreement. (4) Notarization and taxation – property transfer agreements must be notarized and property transfer tax applies. Budget for these costs before proceeding. (5) Foreign documents used in the transaction may need an Apostille stamp to be accepted in North Macedonia.

Frequently Asked Questions

Can EU citizens buy property in North Macedonia freely?

Yes. EU (and OECD) nationals may purchase apartments, residential buildings, business premises, and construction land on the same terms as Macedonian citizens, without additional restrictions or reciprocity requirements.

Can non-EU/non-OECD nationals buy property in North Macedonia?

Yes, for apartments, residential buildings, and business premises, subject to reciprocity (i.e. Macedonian citizens must enjoy equivalent rights in the buyer’s country). For construction land, the same reciprocity condition applies. Agricultural land cannot be purchased outright by any foreign national.

Can foreign nationals own agricultural land in North Macedonia?

No. Foreign natural persons and legal entities cannot acquire ownership of agricultural land in North Macedonia. They may, however, obtain a long-term lease of agricultural land with the consent of the Minister of Justice.

What documents do I need to buy property in North Macedonia?

You will typically need a valid passport or ID, a notarized purchase agreement, and evidence that property transfer tax has been paid. Foreign documents may require an Apostille stamp to be valid in North Macedonia.

Do I need a lawyer for a property transaction in North Macedonia?

Еngaging a local lawyer is mandatory for the preparation of the purchase agreement and at the same time it is strongly advisable. A lawyer will carry out due diligence on the property, check for encumbrances in the real estate cadaster, draft or review the agreement, and handle notarization and registration formalities on your behalf.

Need legal guidance?

If you have questions about buying property in North Macedonia as a foreign citizen, the team at Lalicic & Partners is at your disposal. Contact us through our website.