North Macedonia Foreign Real Estate Purchase: Complete Guide

Published on October 3, 2025 and written by Cyril Jarnias

Real estate purchasing in North Macedonia presents an intriguing adventure for foreigners eager to explore this Balkan nation’s emerging market. With a growing economy and favorable legislative framework, becoming a property owner in North Macedonia offers not only the opportunity to own a piece of its rich cultural heritage but also to invest in a booming sector.

However, the process can appear complex as it involves navigating various regulations and specific requirements. Understanding the nuances of local land laws and administrative procedures can transform this experience into a smooth journey.

This article aims to clarify the different steps necessary to facilitate investment in this charming country and pave the way for successful placement.

Understanding Real Estate Regulations in North Macedonia

The legal framework for real estate transactions in North Macedonia relies on a set of laws and regulations governing property purchase, sale, and leasing operations. Several regulatory bodies oversee the administrative and legal compliance of transactions.

Primary Legislation:

• The Law on Property and Other Real Rights organizes the transfer, land registration (cadastre), and use of real estate properties.
• The Law on Contracts imposes strict obligations regarding the drafting of notarial deeds for each transaction.
• Since 2025, specific legislation has strengthened environmental standards for any new construction or major renovation.

Regulatory Bodies:

• The National Cadastre Agency manages the legal registration of properties.
• Public notaries ensure formal compliance with the contractual process (identity verification, legal validity).
• The Energy Agency ensures that new or renovated buildings comply with ecological standards imposed by the recent energy law.

Agency	Main Role
National Cadastre Agency	Verifies and validates the effective property transfer; maintains the official land registry
Notary	Authenticates all transactions; guarantees legal security
Energy Agency	Controls compliance with green standards for new/renovated constructions

Restrictions for Foreign Buyers:

• Foreigners can acquire apartments but are generally excluded from direct purchase of agricultural land or forest land.
• To buy a single-family home with land, the property typically must be located in an urban area without specific restrictions.
• Certain border or strategic areas are also subject to specific prohibitions for non-residents.

Specific Procedures for International Buyers:

1. Prior declaration to local authorities
2. Possible ministerial authorization if the location is deemed sensitive
3. Mandatory notarial validation with certified translation if documents are issued in a foreign language
4. Payment through transparent banking channels to avoid any suspicion related to money laundering

Synthetic List of Mandatory Steps:

• Verification of land title with the cadastre
• Signature before a local public notary
• Registration with the national property registry

Recent concrete example:

In 2024 in Skopje, a German investor was able to purchase a new apartment in the city center after verifying that the property was not located in a restricted area; however, they had to provide an officially translated file along with clear proof of legitimate origin of the funds used to finalize the acquisition.

In all cases involving a foreigner,
mandatory presence before a local notary,
complete declaration to the cadastre,
and sometimes even a special administrative authorization are required – especially outside classic urban areas.

Expected developments starting in 2025 will further strengthen these administrative requirements, particularly regarding energy: any acquisition of a new building will need to include a certificate compliant with the latest national ecological standards.

International Tax Navigators: What You Need to Know

International tax navigators are tools or experts who assist individuals and companies in understanding and optimizing applicable tax rules during cross-border operations. Their role is crucial for foreign buyers as they help anticipate double taxation risks, identify local and international reporting obligations, and best leverage tax treaties signed between states.

International taxation encompasses all rules applicable to operations conducted in an international context (foreign investments, expatriation, international assets). It particularly aims to determine where income will be taxed and to limit double taxation through bilateral conventions.

Main Tax Considerations for Foreign Real Estate Purchase in North Macedonia:

Local Taxes upon Acquisition:

• Property Transfer Tax (generally around 2-4% of the property price)
• Notary fees (variable)
• Annual Property Tax, with rates often depending on the cadastral value of the property

Taxation on Income Generated by the Property:

Rental income may be subject to local taxation.

Exact modalities sometimes depend on the investor’s actual country of tax residence.

Real Estate Capital Gains:

If resold at a profit, capital gains may be taxed locally.

International Conventions Aimed at Avoiding Double Taxation:

North Macedonia has signed various agreements to ensure the same income is not taxed twice (in the home country and in Macedonia).

Double Taxation Convention	Application during Purchase/Resale	Concerned Countries
Yes	Limits cross-taxation	France, Germany, Switzerland…

Practical Tips for Finding a Competent International Tax Expert:

• Prefer a lawyer or advisor with confirmed experience in:
  • Cross-border real estate
  • Non-Macedonian residents
  • Practical knowledge of conventions signed by Macedonia
• Verify if they are a member of an international network or hold a recognized certification in international tax law
• Request a detailed quote specifying:
  • Personalized analysis based on your country of origin
  • Consideration of recent Macedonian specifics (amended laws)

Major Tax Differences Between North Macedonia and Some Countries Frequently Represented Among Foreign Buyers:

Key Point	North Macedonia	France / Germany / Switzerland
Acquisition Tax	Moderate	Often higher
Rental Income Taxation	Relatively simple	Possible progressivity
Real Estate Capital Gains	Taxed locally	Sometimes exempt under conditions
Double Taxation Convention?	Generally yes	Yes

Important Points to Monitor During Purchase:

• Ensure your country has signed a tax convention with Macedonia.
• Verify if you must declare this asset in your national tax return.
• Anticipate any local legislative changes that could impact your rights or obligations.

Recent legislative amendments have strengthened certain anti-tax evasion measures. Projects are also being discussed regarding a potential future increase in property taxes to combat foreign speculation. Therefore, regular monitoring through your specialized advisor is essential.

To navigate these complex issues serenely, it is recommended to integrate from the outset an expert well-versed in international transactions and their legal optimization.

Document Checklist for Buying in North Macedonia

Complete and detailed list of documents required for foreigners wishing to purchase real estate in North Macedonia:

• Valid passport or identity card
• Property deed of the concerned property (provided by the seller)
• Sales contract drafted in Macedonian (and generally also in English to avoid misunderstandings)
• Special authorization from the Ministry of Justice (required depending on nationality, particularly for third-country nationals outside EU/OECD)
• Macedonian tax identification number
• Proof of tax payment:
• Land sale tax
• Real estate VAT, if applicable
• Cadastre registration fees
• Annual property tax

Document	Detail / Condition	Translation/Legalization Required	Where to Submit
Passport or ID card	Original + certified copy	Sworn translation	Notary, then cadastre
Current property deed	Provided by seller	No	Notary
Sales contract	Mandatory drafting/notarization	Yes, into Macedonian	Notary
Ministry of Justice authorization	Depending on buyer’s nationality	Legal translation	Ministry/Notary
Tax number	To obtain from local tax authorities	No	Local tax administration
Proof of tax and fee payment	Original receipts	No	Tax administration/cadastre

Important Points on Translation and Authentication:

• All foreign documents must be translated by a sworn translator into Macedonian. Copies must be legalized (apostille or consular legalization depending on the country of origin).
• The final contract must be signed before a Macedonian public notary.
• All documents – once notarized – are submitted to the National Real Estate Cadastre Agency (“AREC”) to officially register the transfer.

Simplified Procedure:

1. Gather all necessary documents in their original version.
2. Have all foreign documents officially translated into Macedonian.
3. Legalize these translations through a notary or via apostille if necessary.
4. Present the entire set to a public notary during the final signing.
5. The complete file is then transmitted to the local Real Estate Cadastre for final registration.

All these elements are mandatory for the transaction to be legally recognized and your property right guaranteed.

Physical presence during notarial signings is strongly recommended; however, a duly legalized power of attorney can allow a local representative to act on behalf of an absent buyer.

⚠️ Any omission or non-compliance in this process can delay or even cancel the real estate transaction

Buying as a Foreigner: Is It Possible in North Macedonia?

Legal and Regulatory Framework

Foreigners can purchase real estate in North Macedonia, subject to certain legal conditions. Nationals of the European Union (EU) and the Organisation for Economic Co-operation and Development (OECD) generally benefit from more favorable purchase conditions. For nationals of other countries, there is a reciprocity condition: they can only acquire property if their country also allows Macedonian citizens to purchase on its territory.

Accessible Property Types

• Apartments
• Commercial premises
• Certain types of residential real estate

Restrictions mainly concern agricultural land, whose acquisition by foreigners is heavily regulated or even prohibited.

Property Type	Purchase Possible for Foreigners	Specific Restrictions
Apartments	Yes	None particular
Commercial premises	Yes	None particular
Agricultural land	No/partially	Strict restrictions

Administrative Process

1. Signing of written contract before a public notary.
2. Payment of property transfer duties to municipal authorities.
3. Registration with the real estate cadastre to finalize the official transfer.
4. Payment of taxes:
   • Land sale tax
   • Possible VAT
   • Registration fees
   • Annual property tax

All contracts must be notarized without exception.

Special Permits and Authorizations

A minimum real estate investment of approximately 40,000 euros can enable foreign buyers to obtain a temporary residence permit in North Macedonia.

To reside permanently or work in the country, it is necessary:

• To obtain a temporary or permanent permit depending on your situation
• To comply with the Law on Foreigners governing entry, stay, and professional activity

Naturalization becomes accessible after eight years of continuous residence under certain conditions.

Practical Tips for Foreign Buyers

• Always verify the legal compliance of the desired property (zoning, usage).
• Engage a lawyer specialized in local real estate law to secure your transaction.
• Always use a recognized real estate agency with experience in non-residents.
• Stay informed about legislative evolution (the European perspective could further simplify certain aspects).

It is crucial that all your documents are officially translated if needed and validated by a local notary before any transaction.

Useful Contacts:

• International real estate agencies present in Skopje or Ohrid
• Law firms specialized in Macedonian real estate law

To obtain personalized assistance in your administrative or legal procedures related to real estate purchase:

Contact either a specialized agency or directly a French-speaking lawyer practicing in Skopje or via the local French consulate/embassy.

Buying in North Macedonia remains accessible to non-residents but requires administrative rigor – surrounding yourself from the start with qualified professionals guarantees serenity and security during the acquisition process.