Can Foreigners Buy Property in North Macedonia?

If you’ve fallen in love with the lakeside beauty of Ohrid, the energy of Skopje, or the peaceful countryside, you’re not alone. More and more international buyers are exploring the idea of owning property in North Macedonia, thanks to its natural beauty, lower property prices, and relaxed lifestyle.

But one of the first questions people ask is: Can foreigners buy property in North Macedonia?

The answer is yes. Foreigners can legally buy property here, and the process is relatively straightforward, especially when you’ve got the right guidance. In this article, we explain how it works and what to expect if you’re buying from overseas.

Can Foreigners Legally Own Property in North Macedonia?

Yes, foreigners can buy property in North Macedonia, but the rules depend on where you're from and what you're buying. There are two main paths:

1. Reciprocity Agreements

   North Macedonia allows foreign citizens to buy real estate if their home country offers the same rights to Macedonian citizens. This is known as a reciprocity agreement. Most EU countries, the U.S., Canada, Australia, and many others fall into this category.

   
   

2. Through a Macedonian Legal Entity (Company)

   If you're from a country without a reciprocity agreement, or if you're planning to buy land (not just an apartment or house), forming a local company is a common and legal workaround. Foreigners can fully own Macedonian companies, which in turn can own land and property.

What Kind of Property Can You Buy?

Foreigners can freely purchase:

• Apartments and houses (with land)

• Commercial properties (through a registered company)

However, agricultural land and certain protected zones may have stricter regulations or be off-limits unless purchased through a legal entity.

Most overseas buyers stick to homes, apartments, or holiday properties, especially in popular areas like Skopje, Ohrid and Bitola.

It’s best to work with a real estate agent or legal advisor to confirm the status of the property you’re interested in.

How Does the Buying Process Work?

Here’s a quick look at the usual steps:

1. Choose the right property

   Search online listings or let us help you find something that suits your budget, location preferences and lifestyle.

   
   

2. Get a lawyer to check things over

   A local lawyer will review the property’s legal status to ensure it has a clean title, meaning no unpaid taxes, debts, or disputes.

   
   

3. Sign a Preliminary Agreement (Optional but common)

   This document outlines your intent to buy and usually secures the purchase price. A small deposit is often required at this stage.

   
   

4. Sign the Final Sales Contract

   This is the official, binding agreement between you and the seller. It's signed in front of a notary, who legally certifies the deal.

   
   

5. Register the property in your name

   Once the contract is complete, your name (or your company’s name) is officially recorded in the Real Estate Cadastre—the national property registry.

Timeline: The process usually takes 2–6 weeks, depending on paperwork and approvals.

What Are the Costs Involved?

Here’s a breakdown of the typical costs when buying property in North Macedonia:

• Property Price: Varies by location, with apartments in Skopje approximately €1,000–€2,500 per m².

• Property Transfer Tax: 2% to 4% of the property value.

• Notary Fees: ~0.1%–1%, depending on the property’s value.

• Legal Fees: Around €500–€1,000, depending on complexity.

• Registration Fees: Minimal, usually under €100.

  
  

There are no restrictions on repatriating profits or selling the property later.

Can Foreigners Get a Loan or Mortgage?

Mortgages for foreigners are possible, but not common. Most foreign buyers opt for cash purchases. Some local banks may offer loans if you have residency status, a stable income, or own a company in North Macedonia, but expect stricter requirements than locals.

Does Buying Property Help With Residency?

No, buying property does not automatically grant residency in North Macedonia. However, owning property may support an application for temporary or permanent residence, especially if you:

• Establish a business

• Prove sufficient financial means

• Plan to retire in North Macedonia

The process involves applying through the Ministry of Interior, and it’s best handled with the help of a migration specialist or local attorney.

Tips for a Smooth Buying Experience

1. Work with a trusted lawyer: Your best protection against hidden debts or ownership issues.

   
   

2. Don’t skip due diligence: Always verify the title and land registry records.

   
   

3. Understand cultural differences: Negotiations can be informal, but paperwork is not.

   
   

4. Use official channels:  Avoid cash deals or “off-the-record” agreements.

   
   

5. Focus on high-demand areas: Skopje and Ohrid offer better resale or rental potential.

Making Your Move: What Comes Next

Buying property in North Macedonia as a foreigner is possible and, in many cases, simpler than people expect. Whether you’re looking for a holiday apartment, a retirement home, or a long-term investment, the key is having the right support from the start.

Ready to Start Your Property Journey?

At MakLiving Real Estate, we help international buyers find their ideal home or investment in North Macedonia. Whether you're just getting started or already have a place in mind, we’re here to guide you every step of the way.

Contact us today to discuss your needs and explore your options. Let’s make your move to North Macedonia easy and stress-free.