Buying a new-build unit differs from buying an apartment that is already completed and registered. The building, individual units and final documents pass through several stages. Buyers should understand what exists when they sign, what the developer must still complete and which document confirms each obligation.
This article is general orientation, not individual legal or tax advice. Have a Serbian lawyer and public notary review the specific transaction, and confirm tax consequences according to your status and the rules in force at that time.
Connect these documents
- developer identity and rights over the land;
- building permit, commencement notice and CEOP case history;
- land registry information on rights and encumbrances;
- a precise description of the unit in the preliminary or final contract;
- payment evidence, handover report and title registration documents.
1. Verify the developer
Start with the full registered name, company number, address and authorised representative. Compare these details across the offer, reservation and draft contract. If related companies appear, request a clear explanation of each role.
Confirm who develops the project, who sells the unit and which entity receives payment. Previous projects and communication quality can show organisation, but do not replace formal checks.
2. Check the parcel and registered rights
The Serbian Republic Geodetic Authority's eKatastar provides public access to basic data on registered real estate and right holders. Searches can use the cadastral parcel and municipality or, where available, an address.
With a professional, review the developer's rights, mortgages, annotations and restrictions. An existing entry does not always make a purchase impossible, but the contract must state how and when it will be cleared or how your position is otherwise protected.
3. Find the case in CEOP
CEOP is Serbia's public electronic database for construction procedures, issued acts and documents collected during the process.
Confirm that the building permit matches the parcel, developer, purpose and scope presented to you. Review the commencement notice, amendments and current status. Ask the seller for the case number if you cannot identify it confidently.
4. Identify the exact unit
The unit number, floor, projected area, layout, terrace and position must be unambiguous. A plan attached or linked to the contract should distinguish your apartment from every other unit.
The final measured area may differ from the projected area. The contract should define the accepted tolerance, final calculation and what happens if the difference exceeds it.
5. Agree on price, deadlines and buyer protection
Total price, tax treatment, instalments, currency and recipient account must be clear. Tie each instalment to a date or verifiable project stage, and regulate delays by either party.
Review the completion deadline, extensions, penalties, termination, refunds, assignment and the seller's obligation to enable title registration. Do not rely on promises that are absent from the written agreement.
6. Use a Serbian public notary
According to the Serbian Chamber of Public Notaries, real estate transfer contracts require a notarised, solemnised instrument. The notary checks the parties' capacity and authority, explains legal effects and examines whether the transaction is permitted.
This is an important safeguard, but buyers still need to understand commercial risks. An independent lawyer can review the draft and propose changes before the notary appointment.
7. Keep a complete payment trail
Pay only according to the contract, to the stated account, with a clear payment reference. Keep the agreement, annexes, invoices, bank confirmations and any correspondence explaining a change.
If using finance, align bank approval, valuation, security instruments and the construction stage before accepting a payment schedule.
8. Handover is more than receiving keys
Inspect floors, walls, windows, sanitary ware, installations, heating, ventilation, terrace and contracted equipment. Record visible defects, correction deadlines and the follow-up inspection in the handover report.
Collect keys, manuals, warranties and utility information. Dated photographs can supplement the report.
9. Use permit and title registration
Completion, technical inspection, use permit, building registration and registration of individual units are connected but distinct stages. Follow progress in CEOP and eKatastar and request the documents specified by your contract.
RGZ states that public notaries submit title-transfer instruments and related tax filings through the eŠalter system. Confirm that the application was submitted correctly and follow the final decision and registry entry.
Checklist before signing
- The developer, seller and authorised signatory are identified.
- The parcel, rights and encumbrances have been reviewed.
- The permit and CEOP case match the presented project.
- The unit is defined by plan, floor, layout and area.
- Price, payments, deadlines, termination and release of encumbrances are contractual.
- A professional has reviewed the draft before solemnisation.
- There is a clear handover, defect correction and title-registration process.
From offer to key, one documented step at a time
A safe new-build purchase depends on alignment between the developer, land, permit, unit, contract, payments and final registration. When each step has evidence and a deadline, the process is easier to understand and follow.
For a specific Panorama Zlatibor unit, request current availability, position, price and documentation appropriate to the project's stage when you enquire.