How do I get a cadastre extract online? Through the portal listovi.ekatastar.me, which the Real Estate Administration launched on 10 July 2026. You log in with an ID card or the NS eID system, payment is electronic, and the document is electronically signed and legally valid.
Before any purchase, sale, gift or loan, someone asks for the list nepokretnosti, the extract from the real estate cadastre. Local searches show how people look for it: next to "list nepokretnosti" people most often add "crna gora", "online" and "po matičnom broju" (by personal identification number), and they also search separately for "posjedovni list po imenu i prezimenu" (possession sheet by first and last name) and "ekatastar crna gora".
This article explains what the cadastre extract is, how it can be obtained electronically since July 2026, what it costs, how to read it section by section and what a buyer must check in it before paying.
What the cadastre extract is, and what a possession sheet is
Under the Law on State Survey and Real Estate Cadastre, the list nepokretnosti is the basic document on real estate and the rights to it. It covers all cadastral plots of the same holder in the same cadastral municipality and the buildings on them. A certified extract and a partial extract from it are public documents, and everyone has the right to inspect cadastre data and to be issued an extract.
The posjedovni list (possession sheet) comes from the land cadastre, which the law defines as a record of the factual situation, that is, of possession. Where the real estate cadastre has not yet been established, the existing land cadastre is used, and on the day the real estate cadastre starts to apply for a cadastral municipality, the land cadastre ceases to be valid there. That work is still ongoing: in both 2025 and 2026, decisions confirming the real estate cadastre database for individual cadastral municipalities were published in the Official Gazette.
How to get the cadastre extract
| Method | How | What you get |
| Electronically, since 10 July 2026 | The portal listovi.ekatastar.me, log in with an ID card or the NS eID system, pay electronically | An electronically signed, legally valid document, with a history of requests |
| At a regional office of the Real Estate Administration | A request at the counter, with payment of the tax and fee | A certified extract; the law requires it to be issued within three days |
| Public eKatastar view | The portal ekatastar.me, with public login details published on the login page | A view of the data, not a certified document |
For a cadastre extract or possession sheet, the Real Estate Administration's list of charges gives an administrative tax of 2 € and a fee of 3 €, and the payment reference is the extract number or the plot and unit number. If you want all the real estate of one holder in a municipality or in Montenegro, that is a separate certificate, with a tax of 3 € and a fee of 5 €.
How to read it: sheets A, B, V and G
| Sheet | What it contains | What to watch for |
| Sheet A | The plot: cadastral municipality, number, shape and area, land type, land-use class and category, name or address | That the plot number and area match what is being sold |
| Sheet B | The holder of rights to the plot and the extent of the right | Whether the seller is the sole owner or a co-owner with a share |
| Sheet V | Buildings and units: position, area, use, number of floors, number of rooms, year of construction and legal status of construction, with the holders of rights | That the flat has the correct unit designation and net area, and what its legal status is |
| Sheet V, part 1 | Utility lines and the holders of rights to them | Relevant for plots and infrastructure |
| Sheet G | Encumbrances and restrictions | Mortgages, disputes, prohibitions, leases, easements |
For a flat, sheet V matters most, because it shows the unit, for example the flat's designation, the floor and the net area, and who owns that unit. If the extract records that the building has no use permit or is in the legalisation procedure, that does not automatically mean the flat cannot be sold, but it changes the risks. What those entries mean exactly is explained in our article on legalisation and the August 2027 deadline.
Full registration, provisional registration and annotations
The law recognises three types of entry:
- Uknjižba (full registration) is an entry by which rights are acquired, transferred, restricted or extinguished without later justification. It is, for example, how ownership of a purchased flat is acquired.
- Predbilježba (provisional registration) is an entry subject to later justification. It is recorded in sheet G and has priority effect: whoever is provisionally registered takes precedence over later entries if the provisional registration is justified.
- Zabilježba (annotation) is an entry of legal facts that can have legal effects under conditions set by law, for example a dispute or construction.
An important rule for buyers: an entry can be allowed only against the person who, at the moment the request is filed, is registered as the holder of the right, or who is registered at the same time. So buy from the person shown in sheet B or V. If the owner has died, the heirs are registered first on the basis of the decision on inheritance; how that works is described in our article on inheritance and probate. If a right is still registered to a deceased person, the Administration requests the death record ex officio and enters an annotation of the heirs' right.
What in sheet G should raise a red flag for a buyer
| Entry in sheet G | What it means | What to do |
| Mortgage | The flat secures someone's debt, regardless of a change of owner | The debt is closed out of the price and the mortgage deleted before the rest is paid |
| Annotation of a dispute | There is a dispute over the property | Find out what the dispute is about; since the December 2025 amendments it is deleted ex officio five years after entry unless renewed |
| Prohibition on disposal and encumbrance | The owner may not freely sell or encumber the flat | Do not buy until the prohibition ends |
| Right of pre-emption | Someone has priority to buy | Check whether they waived it or received the offer |
| Lease longer than five years | The buyer steps into the landlord's position and cannot ask for the flat to be handed over before the lease expires | Factor the lease into your decision and the price |
| Easements | A right of way, use or usufruct | Check whether they interfere with your intended use |
| Annotation of construction | The building is under construction | Look at the building permit and the completion deadline |
| Legalisation annotations | A legalisation decision, a prohibition on disposal or on activity, a demolition order | Check the state of the procedure before paying anything |
How to buy a flat with a mortgage is covered in our article on selling a flat with a mortgage, and buildings under construction in our article on buying property off plan. A wider list of checks before buying is in our article on buying safely.
Before you pay
Ask for a cadastre extract issued that day or at most a few days earlier, because entries change. Compare the plot number, the unit designation and the area with the listing and the preliminary contract, check that the seller is registered as the owner with a full share or that all co-owners sign, and read sheet G to the end. Browse current flats and houses in our real estate category.
Frequently asked questions
How much does a cadastre extract cost? The Real Estate Administration's list of charges gives an administrative tax of 2 € and a fee of 3 €.
What is the difference between a cadastre extract and a possession sheet? The cadastre extract is a document of the real estate cadastre on rights to property. The possession sheet comes from the land cadastre, a record of the factual situation, which is used where the real estate cadastre has not yet been established.
Can I find out all the property one person owns? There is a certificate of a holder's real estate in a municipality or in Montenegro for that, with a tax of 3 € and a fee of 5 €.
What does provisional registration mean in the cadastre extract? It is the entry of a right subject to later justification. It has priority effect, so it takes precedence over later entries if it is justified.
Is an electronic cadastre extract valid? Yes. According to the Real Estate Administration, an electronically signed extract is legally valid and can be used in all procedures that require a cadastre extract.
Sources
The content of the cadastre, the extract, the types of entry and encumbrances are governed by the Law on State Survey and Real Estate Cadastre (articles 2, 9, 49, 53, 55, 65, 78, 83, 85, 96 and 111b), with the amendments in Official Gazette of Montenegro 160/2025 on deleting dispute annotations and on legalisation annotations. The buyer's position towards a tenant is governed by article 619 of the Law on Obligations. Electronic issue is described in the Real Estate Administration's announcement of 10 July 2026, and the charges in the Real Estate Administration's list of administrative taxes published on 1 July 2026. Fijaka is a listings platform and does not give legal advice; for a specific property, consult a notary or a lawyer.