{"id":5884,"date":"2026-06-21T18:48:52","date_gmt":"2026-06-21T15:48:52","guid":{"rendered":"https:\/\/residence-estate.me\/?p=5884"},"modified":"2026-06-21T18:49:35","modified_gmt":"2026-06-21T15:49:35","slug":"how-to-buy-property-in-montenegro","status":"publish","type":"post","link":"https:\/\/residence-estate.me\/cs\/all\/how-to-buy-property-in-montenegro\/","title":{"rendered":"Jak koupit nemovitost v \u010cern\u00e9 Ho\u0159e"},"content":{"rendered":"<p>\u010cern\u00e1 Hora p\u0159itahuje trval\u00fd z\u00e1jem mezin\u00e1rodn\u00edch kupc\u016f \u2013 a to z d\u016fvod\u016f, kter\u00e9 lze snadno pochopit. Jadransk\u00e9 pob\u0159e\u017e\u00ed se t\u00e1hne n\u011bkter\u00fdmi z nej\u00fachvatn\u011bj\u0161\u00edch krajin v ji\u017en\u00ed Evrop\u011b. V mnoha ohledech se \u010cern\u00e1 Hora m\u016f\u017ee st\u00e1le jevit jako dostupn\u011bj\u0161\u00ed ne\u017e n\u011bkter\u00e9 zaveden\u00e9 trhy na pob\u0159e\u017e\u00ed St\u0159edozemn\u00edho mo\u0159e, a\u010dkoli cenov\u00e9 rozd\u00edly z\u00e1vis\u00ed do zna\u010dn\u00e9 m\u00edry na lokalit\u011b, typu nemovitosti, vzd\u00e1lenosti od mo\u0159e, kvalit\u011b stavby a pr\u00e1vn\u00edm statusu. \u010cernohorsk\u00e9 pr\u00e1vo obecn\u011b umo\u017e\u0148uje ciz\u00edm st\u00e1tn\u00edm p\u0159\u00edslu\u0161n\u00edk\u016fm nab\u00fdvat reziden\u010dn\u00ed i komer\u010dn\u00ed nemovitosti, av\u0161ak na ur\u010dit\u00e9 kategorie pozemk\u016f a chr\u00e1n\u011bn\u00e9 \u010di strategicky v\u00fdznamn\u00e9 nemovitosti se vztahuj\u00ed omezen\u00ed \u2013 v\u017edy je t\u0159eba ov\u011b\u0159it, zda kupuj\u00edc\u00ed s danou st\u00e1tn\u00ed p\u0159\u00edslu\u0161nost\u00ed a konkr\u00e9tn\u00ed nemovitost spl\u0148uj\u00ed p\u0159\u00edslu\u0161n\u00e9 podm\u00ednky.<\/p>\n\n\n\n<p>Pr\u00e1v\u011b tato kombinace \u2013 p\u0159\u00edstupn\u00e1 pravidla pro nabyt\u00ed vlastnictv\u00ed, uzn\u00e1van\u00e1 p\u0159ita\u017elivost \u017eivotn\u00edho stylu a relativn\u00ed cenov\u00e1 dostupnost \u2013 \u010din\u00ed \u010cernou Horu skute\u010dn\u011b zaj\u00edmavou volbou pro kupuj\u00edc\u00ed, kte\u0159\u00ed hledaj\u00ed rekrea\u010dn\u00ed d\u016fm, nemovitost pro trval\u00e9 bydlen\u00ed nebo investici do nemovitost\u00ed. Zem\u011b je kandid\u00e1tsk\u00fdm st\u00e1tem EU, co\u017e p\u0159id\u00e1v\u00e1 dlouhodob\u00fd rozm\u011br, kter\u00fd mnoho mezin\u00e1rodn\u00edch kupuj\u00edc\u00edch pova\u017euje za d\u016fle\u017eit\u00fd, a\u010dkoli \u010dasov\u00fd harmonogram \u010dlenstv\u00ed v EU by nikdy nem\u011bl b\u00fdt pova\u017eov\u00e1n za zaru\u010den\u00fd.<\/p>\n\n\n\n<p>Tato p\u0159\u00edru\u010dka vysv\u011btluje cel\u00fd proces koup\u011b nemovitosti v \u010cern\u00e9 Ho\u0159e: co mohou cizinci leg\u00e1ln\u011b koupit, jak vypad\u00e1 proces koup\u011b od za\u010d\u00e1tku do konce, co v praxi znamen\u00e1 hloubkov\u00e1 prov\u011brka, s jak\u00fdmi dan\u011bmi a n\u00e1klady je t\u0159eba po\u010d\u00edtat a jak\u00fdch chyb se vyvarovat. Zahrnuje jak pob\u0159e\u017en\u00ed trhy, tak vnitrozemsk\u00e9 regiony, transakce s novostavbami i s nemovitostmi z druh\u00e9 ruky a n\u00e1kupy na d\u00e1lku pro kupuj\u00edc\u00ed, kte\u0159\u00ed nemohou \u010dasto cestovat.<\/p>\n\n\n\n<p><strong>Tento \u010dl\u00e1nek slou\u017e\u00ed pouze jako obecn\u00fd n\u00e1vod, nejedn\u00e1 se o pr\u00e1vn\u00ed ani da\u0148ov\u00e9 poradenstv\u00ed.<\/strong> Pravidla, da\u0148ov\u00e9 sazby a postupy se mohou zm\u011bnit. P\u0159ed dokon\u010den\u00edm jak\u00e9hokoli n\u00e1kupu by kupuj\u00edc\u00ed m\u011bli konzultovat s kvalifikovan\u00fdm \u010dernohorsk\u00fdm pr\u00e1vn\u00edkem a v p\u0159\u00edpad\u011b pot\u0159eby tak\u00e9 s certifikovan\u00fdm da\u0148ov\u00fdm poradcem.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Mohou cizinci kupovat nemovitosti v \u010cern\u00e9 Ho\u0159e?<\/h2>\n\n\n\n<p>Stru\u010dn\u00e1 odpov\u011b\u010f zn\u00ed: ano \u2013 s ur\u010dit\u00fdmi podm\u00ednkami, kter\u00e9 z\u00e1vis\u00ed na typu nemovitosti.<\/p>\n\n\n\n<p>Ciz\u00ed st\u00e1tn\u00ed p\u0159\u00edslu\u0161n\u00edci z mnoha zem\u00ed mohou obecn\u011b nakupovat <strong>byty, domy, vily a komer\u010dn\u00ed prostory<\/strong> v \u010cern\u00e9 Ho\u0159e ve vlastn\u00edm jm\u00e9nu. Neexistuje \u017e\u00e1dn\u00fd obecn\u00fd z\u00e1kaz vlastnictv\u00ed reziden\u010dn\u00edch nemovitost\u00ed zahrani\u010dn\u00edmi fyzick\u00fdmi osobami a nen\u00ed nutn\u00e9 zakl\u00e1dat \u010dernohorskou spole\u010dnost za \u00fa\u010delem nabyt\u00ed vlastnick\u00e9ho pr\u00e1va k b\u011b\u017en\u00e9 reziden\u010dn\u00ed nemovitosti. Je v\u0161ak t\u0159eba ov\u011b\u0159it zp\u016fsobilost a prov\u00e9st praktick\u00e9 bankovn\u00ed kontroly s ohledem na konkr\u00e9tn\u00ed st\u00e1tn\u00ed p\u0159\u00edslu\u0161nost a okolnosti kupuj\u00edc\u00edho \u2013 pravidla a omezen\u00ed se mohou li\u0161it.<\/p>\n\n\n\n<p>Pr\u00e1vn\u00edm z\u00e1kladem pro toto je \u010dernohorsk\u00fd z\u00e1kon o vlastnictv\u00ed a dal\u0161\u00edch majetkov\u00fdch pr\u00e1vech, kter\u00fd obecn\u011b umo\u017e\u0148uje cizinc\u016fm nab\u00fdvat nemovit\u00fd majetek za podm\u00ednek vz\u00e1jemnosti \u2013 to znamen\u00e1, \u017ee majetkov\u00e1 pr\u00e1va, kter\u00e1 n\u00e1le\u017e\u00ed \u010dernohorsk\u00fdm ob\u010dan\u016fm, jsou zpravidla dostupn\u00e1 i ob\u010dan\u016fm zem\u00ed, kter\u00e9 p\u0159izn\u00e1vaj\u00ed podobn\u00e1 pr\u00e1va \u010dernohorsk\u00fdm st\u00e1tn\u00edm p\u0159\u00edslu\u0161n\u00edk\u016fm. Jak poznamenal <a href=\"https:\/\/ceelegalmatters.com\/10383-comparative-guides\/real-estate-comparative-guide-2025\/28923-real-estate-laws-and-regulations-in-montenegro-2025\" target=\"_blank\" rel=\"noopener\">Spole\u010dnost CEE Legal Matters ve sv\u00e9m Pr\u016fvodci nemovitostmi v \u010cern\u00e9 Ho\u0159e pro rok 2025<\/a>, je nab\u00fdv\u00e1n\u00ed nemovitost\u00ed ciz\u00edmi st\u00e1tn\u00edmi p\u0159\u00edslu\u0161n\u00edky povoleno, av\u0161ak s v\u00fdhradou konkr\u00e9tn\u00edch omezen\u00ed t\u00fdkaj\u00edc\u00edch se ur\u010dit\u00fdch kategori\u00ed pozemk\u016f a nemovitost\u00ed.<\/p>\n\n\n\n<p>Tato omezen\u00ed jsou d\u016fle\u017eit\u00e1 a stoj\u00ed za to si je jasn\u011b ujasnit. Ciz\u00ed st\u00e1tn\u00ed p\u0159\u00edslu\u0161n\u00edci jsou <strong>obecn\u011b maj\u00ed omezen\u00fd p\u0159\u00edstup k n\u00e1kupu<\/strong>:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Zem\u011bd\u011blsk\u00e1 p\u016fda, lesy a lesn\u00ed pozemky jako samostatn\u00e1 aktiva<\/li>\n\n\n\n<li>Pozemky obsahuj\u00edc\u00ed p\u0159\u00edrodn\u00ed zdroje (voda, lo\u017eiska nerostn\u00fdch surovin a podobn\u011b)<\/li>\n\n\n\n<li>Nemovitosti, kter\u00e9 jsou vyhl\u00e1\u0161eny za kulturn\u00ed pam\u00e1tky nebo se nach\u00e1zej\u00ed v z\u00f3n\u00e1ch chr\u00e1n\u011bn\u00e9ho kulturn\u00edho d\u011bdictv\u00ed<\/li>\n\n\n\n<li>Pozemky ve vojensk\u00fdch nebo strategick\u00fdch z\u00f3n\u00e1ch<\/li>\n\n\n\n<li>Nemovitost v bl\u00edzkosti st\u00e1tn\u00edch hranic, kde mohou platit dal\u0161\u00ed omezen\u00ed<\/li>\n<\/ul>\n\n\n\n<p>D\u016fle\u017eit\u00e1 nuance: \u010cernohorsk\u00e9 pr\u00e1vo stanov\u00ed omezen\u00e9 v\u00fdjimky pro zem\u011bd\u011blskou a lesn\u00ed p\u016fdu. V ur\u010dit\u00fdch p\u0159\u00edpadech \u2013 nap\u0159\u00edklad pokud se na takov\u00e9 p\u016fd\u011b nach\u00e1z\u00ed obytn\u00e1 budova \u2013 m\u016f\u017ee b\u00fdt zahrani\u010dn\u00ed fyzick\u00e9 osob\u011b v r\u00e1mci transakce povoleno nab\u00fdt a\u017e 5 000 m\u00b2 zem\u011bd\u011blsk\u00e9 nebo lesn\u00ed p\u016fdy. Ka\u017ed\u00fd n\u00e1kup pozemku ciz\u00edm st\u00e1tn\u00edm p\u0159\u00edslu\u0161n\u00edkem vy\u017eaduje individu\u00e1ln\u00ed pr\u00e1vn\u00ed posouzen\u00ed, aby se zjistilo, zda se na n\u011bj vztahuje n\u011bkter\u00e1 z v\u00fdjimek.<\/p>\n\n\n\n\n\n\n<p>P\u0159esn\u00fd rozsah omezen\u00ed a zp\u016fsob, jak\u00fdm se vztahuj\u00ed na konkr\u00e9tn\u00ed nemovitost, je t\u0159eba ov\u011b\u0159it u m\u00edstn\u00edho pr\u00e1vn\u00edka \u2013 zejm\u00e9na v p\u0159\u00edpad\u011b pozemk\u016f, venkovsk\u00fdch nemovitost\u00ed nebo nemovitost\u00ed v citliv\u00fdch pob\u0159e\u017en\u00edch \u010di horsk\u00fdch oblastech. Pravidla t\u00fdkaj\u00edc\u00ed se n\u011bkter\u00fdch z t\u011bchto kategori\u00ed se vyv\u00edjela a to, co bylo kdysi omezeno, se mohlo zm\u011bnit, nebo naopak.<\/p>\n\n\n\n<p>Pro <strong>byty a domy v m\u011bstsk\u00fdch oblastech<\/strong>, z hlediska pr\u00e1vn\u00edch p\u0159edpoklad\u016f je postup pro zahrani\u010dn\u00ed kupuj\u00edc\u00ed obecn\u011b jednoduch\u00fd. Slo\u017eitost spo\u010d\u00edv\u00e1 v prov\u00e1d\u011bn\u00ed hloubkov\u00e9 prov\u011brky, ov\u011b\u0159ov\u00e1n\u00ed dokument\u016f a samotn\u00e9m procesu koup\u011b \u2013 nikoli v ot\u00e1zce zahrani\u010dn\u00edho vlastnictv\u00ed.<\/p>\n\n\n\n<p>Z\u00e1jemci o koupi nemovitosti by si rovn\u011b\u017e m\u011bli uv\u011bdomit, \u017ee n\u00e1kup nemovitosti v \u010cern\u00e9 Ho\u0159e automaticky nezakl\u00e1d\u00e1 pr\u00e1vo na pobyt, ob\u010danstv\u00ed ani \u017e\u00e1dn\u00e9 jin\u00e9 imigra\u010dn\u00ed v\u00fdhody. Pravidla t\u00fdkaj\u00edc\u00ed se do\u010dasn\u00e9ho pobytu na z\u00e1klad\u011b vlastnictv\u00ed nemovitosti sice existuj\u00ed, podl\u00e9haj\u00ed v\u0161ak ur\u010dit\u00fdm podm\u00ednk\u00e1m a mohou se zm\u011bnit. Aktu\u00e1ln\u00ed imigra\u010dn\u00ed p\u0159edpisy si v\u017edy ov\u011b\u0159te samostatn\u011b u kvalifikovan\u00e9ho \u010dernohorsk\u00e9ho pr\u00e1vn\u00edka specializuj\u00edc\u00edho se na imigra\u010dn\u00ed pr\u00e1vo.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Co si m\u016f\u017eete koupit<\/h2>\n\n\n\n<p>N\u00ed\u017ee uveden\u00e1 tabulka poskytuje praktick\u00fd p\u0159ehled b\u011b\u017en\u00fdch typ\u016f nemovitost\u00ed a jejich dostupnosti pro zahrani\u010dn\u00ed kupuj\u00edc\u00ed. Jedn\u00e1 se o obecn\u00e9 vod\u00edtko \u2013 konkr\u00e9tn\u00ed nemovitosti mohou m\u00edt vlastnosti, kter\u00e9 tento p\u0159ehled m\u011bn\u00ed, a proto je v\u017edy nutn\u00e9 prov\u00e9st individu\u00e1ln\u00ed pr\u00e1vn\u00ed prov\u011brku.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Typ nemovitosti<\/th><th>Je to obecn\u011b dostupn\u00e9 pro zahrani\u010dn\u00ed kupuj\u00edc\u00ed?<\/th><th>Po\u017eadovan\u00e9 kontroly kl\u00ed\u010d\u016f<\/th><th>Nejvhodn\u011bj\u0161\u00ed pro<\/th><\/tr><\/thead><tbody><tr><td>Byt (m\u011bstsk\u00fd)<\/td><td>Ano<\/td><td>Vlastnick\u00e9 pr\u00e1vo, katastr, soulad stavby s p\u0159edpisy, dluhy<\/td><td>Z\u00e1kazn\u00edci hledaj\u00edc\u00ed nemovitost pro vlastn\u00ed bydlen\u00ed, investo\u0159i do pron\u00e1jmu<\/td><\/tr><tr><td>D\u016fm \/ vila<\/td><td>Ano<\/td><td>Vlastnick\u00e9 pr\u00e1vo, hranice pozemku, stavebn\u00ed povolen\u00ed, legalizace<\/td><td>Rodiny kupuj\u00edc\u00ed nemovitosti, st\u011bhov\u00e1n\u00ed z d\u016fvodu zm\u011bny \u017eivotn\u00edho stylu<\/td><\/tr><tr><td>Novostavba \u2013 byt<\/td><td>Ano<\/td><td>N\u00e1zev developera, povolen\u00ed, status spole\u010dnosti<\/td><td>Z\u00e1kazn\u00edci, kte\u0159\u00ed hledaj\u00ed nov\u011bj\u0161\u00ed zbo\u017e\u00ed<\/td><\/tr><tr><td>Byt ve v\u00fdstavb\u011b<\/td><td>Ano, ale s vy\u0161\u0161\u00edm rizikem<\/td><td>Dosavadn\u00ed v\u00fdsledky developera, vlastnick\u00e9 pr\u00e1vo k pozemku, stavebn\u00ed povolen\u00ed, platebn\u00ed kalend\u00e1\u0159 a informace o tom, zda je k dispozici ochrana z\u00e1lohy nebo \u00faschova<\/td><td>Kupuj\u00edc\u00ed s vysokou toleranc\u00ed k riziku, kte\u0159\u00ed maj\u00ed dostatek \u010dasu<\/td><\/tr><tr><td>Komer\u010dn\u00ed prostory<\/td><td>Ano<\/td><td>\u00dazemn\u00ed pl\u00e1nov\u00e1n\u00ed, n\u00e1jemn\u00ed smlouvy, vlastnick\u00e1 pr\u00e1va<\/td><td>Firemn\u00ed odb\u011bratel\u00e9, komer\u010dn\u00ed investo\u0159i<\/td><\/tr><tr><td>Pozemek v zastav\u011bn\u00e9 oblasti<\/td><td>Mo\u017en\u00e9, v z\u00e1vislosti na spln\u011bn\u00ed z\u00e1konn\u00fdch podm\u00ednek, kategorii pozemku a \u00fazemn\u00edm pl\u00e1nu<\/td><td>\u00dazemn\u00ed pl\u00e1n, \u00fazemn\u00ed \u010dlen\u011bn\u00ed, kategorie pozemk\u016f, p\u0159\u00edstup, in\u017een\u00fdrsk\u00e9 s\u00edt\u011b, stavebn\u00ed proveditelnost<\/td><td>Vlastn\u00ed v\u00fdstavba, developersk\u00fd projekt<\/td><\/tr><tr><td>Zem\u011bd\u011blsk\u00e1 a lesn\u00ed p\u016fda<\/td><td>Obecn\u011b se jedn\u00e1 o pozemek ur\u010den\u00fd k samostatn\u00e9mu prodeji; mohou platit omezen\u00e9 v\u00fdjimky v p\u0159\u00edpadech, kdy je sou\u010d\u00e1st\u00ed transakce obytn\u00e1 budova<\/td><td>Vy\u017eaduje individu\u00e1ln\u00ed pr\u00e1vn\u00ed posouzen\u00ed \u2013 vlastnick\u00e9 pom\u011bry z\u00e1vis\u00ed na konkr\u00e9tn\u00edch okolnostech<\/td><td>Nedoporu\u010duje se bez p\u0159edchoz\u00edho pr\u00e1vn\u00edho posouzen\u00ed<\/td><\/tr><tr><td>Nemovitosti v bl\u00edzkosti strategick\u00fdch oblast\u00ed \/ pohrani\u010dn\u00edch oblast\u00ed<\/td><td>Mo\u017en\u00e9 omezen\u00ed<\/td><td>Vy\u017eaduje konkr\u00e9tn\u00ed pr\u00e1vn\u00ed prov\u011brku<\/td><td>Vy\u017eaduje posouzen\u00ed v jednotliv\u00fdch p\u0159\u00edpadech<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Rozd\u00edl mezi t\u00edm, co je <strong>p\u0159\u00edpustn\u00e9 ze z\u00e1kona<\/strong> a co je to <strong>n\u00e1kup je prakticky bezpe\u010dn\u00fd<\/strong> je d\u016fle\u017eit\u00e1. Nemovitost m\u016f\u017ee b\u00fdt sice technicky k prodeji, ale m\u016f\u017ee s sebou n\u00e9st z\u00e1va\u017en\u00e1 praktick\u00e1 rizika \u2013 nevy\u0159e\u0161enou ot\u00e1zku legalizace, neform\u00e1ln\u00ed p\u0159\u00edstupovou cestu, nejasn\u00e9 hranice nebo nesplacen\u00e9 dluhy. Nejedn\u00e1 se sice o z\u00e1konn\u00e1 omezen\u00ed vlastnictv\u00ed, ale mohou zp\u016fsobit, \u017ee nemovitost bude drah\u00e1, nelikvidn\u00ed nebo obt\u00ed\u017en\u011b vyu\u017eiteln\u00e1. Due diligence odhal\u00ed tyto probl\u00e9my je\u0161t\u011b p\u0159ed podpisem smlouvy.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Postup n\u00e1kupu krok za krokem<\/h2>\n\n\n\n<p>N\u00e1kup nemovitosti v \u010cern\u00e9 Ho\u0159e prob\u00edh\u00e1 podle jasn\u011b dan\u00e9ho postupu, av\u0161ak n\u011bkter\u00e9 f\u00e1ze vy\u017eaduj\u00ed v\u011bt\u0161\u00ed pozornost, ne\u017e kupuj\u00edc\u00ed n\u011bkdy o\u010dek\u00e1vaj\u00ed. V\u011bt\u0161ina probl\u00e9m\u016f vznik\u00e1 pr\u00e1v\u011b v d\u016fsledku vynech\u00e1n\u00ed nebo usp\u011bch\u00e1n\u00ed n\u011bkter\u00e9 z po\u010d\u00e1te\u010dn\u00edch f\u00e1z\u00ed.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"576\" src=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/fdf463d5-e8c8-4742-bd80-d60101b00eca_result-1024x576.webp\" alt=\"Jak koupit nemovitost v \u010cern\u00e9 Ho\u0159e\" class=\"wp-image-5886\" srcset=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/fdf463d5-e8c8-4742-bd80-d60101b00eca_result-1024x576.webp 1024w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/fdf463d5-e8c8-4742-bd80-d60101b00eca_result-300x169.webp 300w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/fdf463d5-e8c8-4742-bd80-d60101b00eca_result-18x10.webp 18w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/fdf463d5-e8c8-4742-bd80-d60101b00eca_result.webp 1200w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p><strong>1. Stanovte si c\u00edl a rozpo\u010det<\/strong> <\/p>\n\n\n\n<p>Ne\u017e se pust\u00edte do hled\u00e1n\u00ed nemovitost\u00ed, ujasn\u011bte si, co vlastn\u011b pot\u0159ebujete: rekrea\u010dn\u00ed byt, do kter\u00e9ho jezd\u00edte n\u011bkolikr\u00e1t do roka, d\u016fm pro trval\u00e9 bydlen\u00ed, nemovitost na pron\u00e1jem, nebo pozemek k z\u00e1stavb\u011b. Ka\u017ed\u00e1 z t\u011bchto mo\u017enost\u00ed s sebou nese jinou lokalitu, typ nemovitosti, cenov\u00e9 rozp\u011bt\u00ed a \u0159adu pr\u00e1vn\u00edch aspekt\u016f. Rozpo\u010det by m\u011bl zahrnovat nejen uvedenou cenu, ale tak\u00e9 kupn\u00ed cenu a ve\u0161ker\u00e9 n\u00e1klady spojen\u00e9 s po\u0159\u00edzen\u00edm nemovitosti.<\/p>\n\n\n\n<p><strong>2. Vyberte region a typ nemovitosti<\/strong> <\/p>\n\n\n\n<p>\u010cern\u00e1 Hora je mal\u00e1, ale rozmanit\u00e1. Pob\u0159e\u017en\u00ed p\u00e1s od Herceg Novi po Ulcinj nab\u00edz\u00ed zcela odli\u0161n\u00e9 trhy ne\u017e Podgorica \u010di severn\u00ed horsk\u00e9 oblasti. Jakmile v\u00edte, k \u010demu danou v\u011bc kupujete, je snaz\u0161\u00ed z\u00fa\u017eit v\u00fdb\u011br oblasti. Podrobn\u011bj\u0161\u00ed informace najdete v \u010d\u00e1sti v\u011bnovan\u00e9 lokalit\u00e1m d\u00e1le v tomto pr\u016fvodci.<\/p>\n\n\n\n<p><strong>3. Vytvo\u0159te u\u017e\u0161\u00ed v\u00fdb\u011br nemovitost\u00ed a prohl\u00e9dn\u011bte si je<\/strong> <\/p>\n\n\n\n<p>Spolupracujte s renomovan\u00fdm m\u00edstn\u00edm realitn\u00edm makl\u00e9\u0159em, kter\u00fd v\u00e1m m\u016f\u017ee uk\u00e1zat ov\u011b\u0159en\u00e9 nab\u00eddky s p\u0159esn\u00fdmi informacemi o lokalit\u011b, pr\u00e1vn\u00edm stavu a po\u017eadovan\u00e9 cen\u011b. D\u016frazn\u011b doporu\u010dujeme osobn\u00ed prohl\u00eddku \u2013 n\u00e1kup na d\u00e1lku zalo\u017een\u00fd v\u00fdhradn\u011b na fotografi\u00edch a vide\u00edch s sebou nese re\u00e1ln\u00e1 rizika, zejm\u00e9na u dom\u016f a vil, u nich\u017e je obt\u00ed\u017en\u00e9 na d\u00e1lku posoudit stav, p\u0159\u00edstupnost a okol\u00ed.<\/p>\n\n\n\n<p><strong>4. P\u0159ed proveden\u00edm jak\u00e9koli platby si vy\u017e\u00e1dejte a zkontrolujte p\u0159\u00edslu\u0161n\u00e9 dokumenty<\/strong> <\/p>\n\n\n\n<p>Toto je jeden z nejd\u016fle\u017eit\u011bj\u0161\u00edch krok\u016f. Ne\u017e vynalo\u017e\u00edte jak\u00e9koli finan\u010dn\u00ed prost\u0159edky \u2013 by\u0165 jde jen o malou z\u00e1lohu na rezervaci \u2013, po\u017e\u00e1dejte o nahl\u00e9dnut\u00ed do kl\u00ed\u010dov\u00fdch dokument\u016f k nemovitosti. Seriozn\u00ed prod\u00e1vaj\u00edc\u00ed nebo jeho zprost\u0159edkovatel nebude m\u00edt \u017e\u00e1dn\u00fd d\u016fvod to odm\u00edtnout. Prohl\u00e9dnut\u00ed dokument\u016f v t\u00e9to f\u00e1zi, v p\u0159\u00edpad\u011b pot\u0159eby za p\u0159\u00edtomnosti pr\u00e1vn\u00edka, m\u016f\u017ee zabr\u00e1nit n\u00e1kladn\u00fdm chyb\u00e1m.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p><strong>Z\u00e1loha za rezervaci zaplacen\u00e1 p\u0159ed ov\u011b\u0159en\u00edm jak\u00fdchkoli doklad\u016f p\u0159edstavuje finan\u010dn\u00ed riziko.<\/strong> V \u010cern\u00e9 Ho\u0159e m\u016f\u017ee b\u00fdt vr\u00e1cen\u00ed z\u00e1lohy v p\u0159\u00edpad\u011b ne\u00fasp\u011b\u0161n\u00e9 transakce zdlouhav\u00e9 a nejist\u00e9. P\u0159ed p\u0159evodem finan\u010dn\u00edch prost\u0159edk\u016f si v\u017edy pe\u010dliv\u011b prostudujte kl\u00ed\u010dov\u00e9 dokumenty.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>5. U\u010di\u0148te nab\u00eddku<\/strong> <\/p>\n\n\n\n<p>Nab\u00eddky v \u010cern\u00e9 Ho\u0159e jsou obvykle \u00fastn\u00ed nebo maj\u00ed formu stru\u010dn\u00e9ho p\u00edsemn\u00e9ho sd\u011blen\u00ed a podl\u00e9haj\u00ed ov\u011b\u0159en\u00ed dokument\u016f a uzav\u0159en\u00ed smlouvy. Po\u017eadovan\u00e1 cena je \u010dasto p\u0159edm\u011btem vyjedn\u00e1v\u00e1n\u00ed, zejm\u00e9na na trhu s nemovitostmi z druh\u00e9 ruky. U nov\u011bj\u0161\u00edch developersk\u00fdch projekt\u016f m\u016f\u017ee b\u00fdt flexibilita men\u0161\u00ed, ale n\u011bkdy se p\u0159i koupi nemovitosti ve f\u00e1zi v\u00fdstavby nab\u00edzej\u00ed slevy v z\u00e1vislosti na spl\u00e1tkov\u00e9m kalend\u00e1\u0159i.<\/p>\n\n\n\n<p><strong>6. Rezerva\u010dn\u00ed smlouva nebo p\u0159edb\u011b\u017en\u00e1 smlouva<\/strong> <\/p>\n\n\n\n<p>Jakmile dojde k dohod\u011b na cen\u011b a kl\u00ed\u010dov\u00fdch podm\u00ednk\u00e1ch, mohou strany podepsat rezerva\u010dn\u00ed smlouvu (n\u011bkdy naz\u00fdvanou p\u0159edb\u011b\u017en\u00e1 smlouva nebo p\u0159edb\u011b\u017en\u00e1 dohoda), kter\u00e1 zavazuje ob\u011b strany k pokra\u010dov\u00e1n\u00ed v transakci a obvykle zahrnuje slo\u017een\u00ed z\u00e1lohy, \u010dasto ve v\u00fd\u0161i p\u0159ibli\u017en\u011b 10% dohodnut\u00e9 ceny, a\u010dkoli tato \u010d\u00e1stka se m\u016f\u017ee li\u0161it v z\u00e1vislosti na konkr\u00e9tn\u00ed transakci a z\u00fa\u010dastn\u011bn\u00fdch stran\u00e1ch. Tato smlouva by m\u011bla specifikovat: cenu, platebn\u00ed kalend\u00e1\u0159, term\u00edn dokon\u010den\u00ed transakce, podm\u00ednky slo\u017een\u00ed z\u00e1lohy a postup v p\u0159\u00edpad\u011b, \u017ee jedna ze stran od smlouvy odstoup\u00ed. <strong>Tento dokument by m\u011bl p\u0159ed podpisem zkontrolovat pr\u00e1vn\u00edk.<\/strong><\/p>\n\n\n\n<p><strong>7. Pr\u00e1vn\u00ed prov\u011brka<\/strong> <\/p>\n\n\n\n<p>Ne\u017e bude vypracov\u00e1na hlavn\u00ed smlouva, m\u011bl by v\u00e1\u0161 pr\u00e1vn\u00edk prov\u00e9st d\u016fkladnou prov\u011brku \u2013 vlastnick\u00e1 pr\u00e1va, katastr\u00e1ln\u00ed z\u00e1znamy, z\u00e1stavn\u00ed pr\u00e1va, povolen\u00ed, stav \u00fazemn\u00edho pl\u00e1nu, dluhy a opr\u00e1vn\u011bn\u00ed prod\u00e1vaj\u00edc\u00edho. T\u00e9to f\u00e1zi se podrobn\u011b v\u011bnujeme v n\u00e1sleduj\u00edc\u00ed \u010d\u00e1sti.<\/p>\n\n\n\n<p><strong>8. Kupn\u00ed smlouva u not\u00e1\u0159e<\/strong> <\/p>\n\n\n\n<p>Kone\u010dn\u00e1 kupn\u00ed smlouva v \u010cern\u00e9 Ho\u0159e mus\u00ed b\u00fdt not\u00e1\u0159sky ov\u011b\u0159ena, aby byla pr\u00e1vn\u011b platn\u00e1 a mohla b\u00fdt zaps\u00e1na do rejst\u0159\u00edku. Not\u00e1\u0159 ov\u011b\u0159\u00ed toto\u017enost obou stran, potvrd\u00ed spr\u00e1vnost obsahu dokumentu a ov\u011b\u0159\u00ed podpisy. Je t\u0159eba si uv\u011bdomit, \u017ee not\u00e1\u0159 vystupuje jako neutr\u00e1ln\u00ed ov\u011b\u0159ovatel \u2014 <strong>not\u00e1\u0159 nevystupuje jako pr\u00e1vn\u00ed poradce kupuj\u00edc\u00edho<\/strong>. V\u00e1\u0161 vlastn\u00ed pr\u00e1vn\u00edk je jin\u00e1 osoba ne\u017e not\u00e1\u0159.<\/p>\n\n\n\n<p><strong>9. Da\u0148 z platby a p\u0159evodu<\/strong> <\/p>\n\n\n\n<p>Platba se obvykle prov\u00e1d\u00ed v dob\u011b podpisu smlouvy nebo kr\u00e1tce pot\u00e9, v souladu s dohodnut\u00fdm harmonogramem. Na mnoho transakc\u00ed s nemovitostmi na sekund\u00e1rn\u00edm trhu se vztahuje da\u0148 z p\u0159evodu nemovitosti. Lh\u016fta pro pod\u00e1n\u00ed p\u0159izn\u00e1n\u00ed a zaplacen\u00ed je kr\u00e1tk\u00e1 \u2013 obvykle se uv\u00e1d\u00ed 15 dn\u016f od p\u0159\u00edslu\u0161n\u00e9 da\u0148ov\u00e9 ud\u00e1losti nebo vym\u011b\u0159en\u00ed dan\u011b, v z\u00e1vislosti na pou\u017eit\u00e9m postupu \u2013, kupuj\u00edc\u00ed by si v\u0161ak p\u0159ed podpisem smlouvy m\u011bli u sv\u00e9ho pr\u00e1vn\u00edho z\u00e1stupce nebo da\u0148ov\u00e9ho poradce ov\u011b\u0159it p\u0159esnou lh\u016ftu a po\u0159ad\u00ed plateb. U novostaveb prod\u00e1van\u00fdch poprv\u00e9 se m\u00edsto dan\u011b z p\u0159evodu nemovitost\u00ed m\u016f\u017ee uplat\u0148ovat DPH.<\/p>\n\n\n\n<p><strong>10. Z\u00e1pis do katastru nemovitost\u00ed<\/strong> <\/p>\n\n\n\n<p>Po p\u0159edlo\u017een\u00ed not\u00e1\u0159sky ov\u011b\u0159en\u00e9 smlouvy a dokladu o zaplacen\u00ed dan\u011b se vlastnick\u00e9 pr\u00e1vo kupuj\u00edc\u00edho zap\u00ed\u0161e do katastru nemovitost\u00ed. Z\u00e1pis do katastru je krokem, kter\u00fdm se vlastnick\u00e1 pr\u00e1va zaznamen\u00e1vaj\u00ed a nab\u00fdvaj\u00ed pr\u00e1vn\u00ed \u00fa\u010dinnosti \u2013 pouh\u00e9 dr\u017een\u00ed not\u00e1\u0159sky ov\u011b\u0159en\u00e9 smlouvy nesta\u010d\u00ed. Katastr je ofici\u00e1ln\u00ed ve\u0159ejn\u00fd rejst\u0159\u00edk majetkov\u00fdch pr\u00e1v, b\u0159emen a rozlohy pozemk\u016f, jak je stanoveno v \u010dernohorsk\u00e9m <a href=\"https:\/\/legalizacija.me\/wp-content\/uploads\/2020\/11\/Law-on-State-Surveying-and-Immovable-Property-Cadastre-OGMN-40-11-EN.pdf\" target=\"_blank\" rel=\"noopener\">Z\u00e1kon o st\u00e1tn\u00edm geodetick\u00e9m pr\u016fzkumu a katastru nemovitost\u00ed<\/a>, pokud z\u00e1kon nestanov\u00ed jinak.<\/p>\n\n\n\n<p><strong>11. P\u0159ed\u00e1n\u00ed a nastaven\u00ed po zakoupen\u00ed<\/strong> Po registraci prob\u011bhne praktick\u00e9 p\u0159ed\u00e1n\u00ed \u2013 kl\u00ed\u010de, ode\u010dty m\u011b\u0159idel, \u00fa\u010dty za energie, kontakt na spr\u00e1vu budovy a p\u0159\u00edpadn\u00fd dohodnut\u00fd invent\u00e1rn\u00ed seznam. Pokud nem\u00e1te trval\u00e9 bydli\u0161t\u011b v \u010cern\u00e9 Ho\u0159e, zajist\u011bte si m\u00edstn\u00ed kontaktn\u00ed osobu pro pr\u016fb\u011b\u017enou spr\u00e1vu nemovitosti.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Jevi\u0161t\u011b<\/th><th>Co se stane<\/th><th>Kdo se na tom pod\u00edl\u00ed<\/th><th>Riziko v p\u0159\u00edpad\u011b vynech\u00e1n\u00ed<\/th><\/tr><\/thead><tbody><tr><td>Stanoven\u00ed c\u00edl\u016f a rozpo\u010dtu<\/td><td>Uve\u010fte \u00fa\u010del n\u00e1kupu a celkovou cenu<\/td><td>Kupuj\u00edc\u00ed, zprost\u0159edkovatel<\/td><td>Nespr\u00e1vn\u00fd typ nemovitosti nebo lokalita<\/td><\/tr><tr><td>P\u0159edb\u011b\u017en\u00e1 kontrola dokumentu<\/td><td>Zkontrolujte n\u00e1zev a kl\u00ed\u010dov\u00e1 povolen\u00ed<\/td><td>Kupuj\u00edc\u00ed, pr\u00e1vn\u00edk<\/td><td>Vystavit se pr\u00e1vn\u00edmu probl\u00e9mu<\/td><\/tr><tr><td>Nab\u00eddka a vyjedn\u00e1v\u00e1n\u00ed<\/td><td>Dohodnout cenu a z\u00e1kladn\u00ed podm\u00ednky<\/td><td>Kupuj\u00edc\u00ed, prod\u00e1vaj\u00edc\u00ed, zprost\u0159edkovatel<\/td><td>P\u0159epl\u00e1cen\u00ed nebo nesoulad o\u010dek\u00e1v\u00e1n\u00ed<\/td><\/tr><tr><td>Rezervace \/ p\u0159edb\u011b\u017en\u00e1 smlouva<\/td><td>Souhlasit s podm\u00ednkami, zaplatit z\u00e1lohu<\/td><td>Ob\u011b strany, advok\u00e1t<\/td><td>Nev\u00fdhodn\u00e9 podm\u00ednky, ztracen\u00e1 z\u00e1loha<\/td><\/tr><tr><td>Due diligence<\/td><td>Kompletn\u00ed pr\u00e1vn\u00ed a technick\u00e1 kontrola<\/td><td>Pr\u00e1vn\u00edk, p\u0159\u00edpadn\u011b geodet<\/td><td>Skryt\u00e9 z\u00e1stavn\u00ed pr\u00e1va, neleg\u00e1ln\u00ed stavby<\/td><\/tr><tr><td>Not\u00e1\u0159sky ov\u011b\u0159en\u00e1 kupn\u00ed smlouva<\/td><td>Kone\u010dn\u00e1 pr\u00e1vn\u011b z\u00e1vazn\u00e1 dohoda<\/td><td>Not\u00e1\u0159, ob\u011b strany<\/td><td>Smlouva nen\u00ed pr\u00e1vn\u011b platn\u00e1<\/td><\/tr><tr><td>Platba dan\u011b<\/td><td>Zaplacen\u00e1 da\u0148 z p\u0159evodu nebo DPH<\/td><td>Kupuj\u00edc\u00ed, finan\u010dn\u00ed \u00fa\u0159ad<\/td><td>Tresty, zablokovan\u00e1 registrace<\/td><\/tr><tr><td>Z\u00e1pis do katastru nemovitost\u00ed<\/td><td>Vlastnictv\u00ed form\u00e1ln\u011b zaps\u00e1no<\/td><td>Pr\u00e1vn\u00edk nebo not\u00e1\u0159, katastr<\/td><td>N\u00e1zev nen\u00ed pr\u00e1vn\u011b uzn\u00e1n<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Kontroly v r\u00e1mci due diligence<\/h2>\n\n\n\n<p>Due diligence je f\u00e1ze, b\u011bhem n\u00ed\u017e pr\u00e1vn\u00edk kupuj\u00edc\u00edho prov\u011b\u0159uje pr\u00e1vn\u00ed, technick\u00fd a finan\u010dn\u00ed stav nemovitosti p\u0159ed podpisem kone\u010dn\u00e9 smlouvy. Nejedn\u00e1 se o voliteln\u00fd krok a nelze jej nahradit pouhou d\u016fv\u011brou v popis prod\u00e1vaj\u00edc\u00edho \u010di uji\u0161t\u011bn\u00ed realitn\u00edho makl\u00e9\u0159e.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"576\" src=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/296e6033-3e4f-4afd-8882-f353fca78ba9_result-1024x576.webp\" alt=\"Jak koupit nemovitost v \u010cern\u00e9 Ho\u0159e\" class=\"wp-image-5887\" srcset=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/296e6033-3e4f-4afd-8882-f353fca78ba9_result-1024x576.webp 1024w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/296e6033-3e4f-4afd-8882-f353fca78ba9_result-300x169.webp 300w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/296e6033-3e4f-4afd-8882-f353fca78ba9_result-18x10.webp 18w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/296e6033-3e4f-4afd-8882-f353fca78ba9_result.webp 1200w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>D\u016fkladn\u00fd proces due diligence u b\u011b\u017en\u00e9 reziden\u010dn\u00ed nemovitosti v \u010cern\u00e9 Ho\u0159e by m\u011bl zahrnovat n\u00e1sleduj\u00edc\u00ed:<\/p>\n\n\n\n<p><strong>V\u00fdpis z katastru nemovitost\u00ed (seznam nemovitost\u00ed)<\/strong> <\/p>\n\n\n\n<p>V\u00fdpis z katastru nemovitost\u00ed je z\u00e1kladn\u00ed dokument, kter\u00fd uv\u00e1d\u00ed, kdo je pr\u00e1vn\u011b zaps\u00e1n jako vlastn\u00edk, jak\u00e1 je v\u00fdm\u011bra nemovitosti, \u010d\u00edslo katastr\u00e1ln\u00ed parcely a p\u0159\u00edpadn\u00e1 zapsan\u00e1 v\u011bcn\u00e1 b\u0159emena. Tento dokument lze z\u00edskat u katastr\u00e1ln\u00edho \u00fa\u0159adu a m\u011bl by b\u00fdt aktu\u00e1ln\u00ed \u2013 nem\u011blo by se jednat o v\u00fdpis star\u00fd n\u011bkolik m\u011bs\u00edc\u016f. <strong>Vlastn\u00edk zapsan\u00fd v katastru nemovitost\u00ed se mus\u00ed shodovat s osobou, kter\u00e1 nemovitost prod\u00e1v\u00e1.<\/strong><\/p>\n\n\n\n<p><strong>Hypot\u00e9ky, z\u00e1stavn\u00ed pr\u00e1va a v\u011bcn\u00e1 b\u0159emena<\/strong> <\/p>\n\n\n\n<p>V\u00fdpis z katastru nemovitost\u00ed uv\u00e1d\u00ed ve\u0161ker\u00e9 hypot\u00e9ky, z\u00e1stavn\u00ed pr\u00e1va \u010di jin\u00e1 v\u011bcn\u00e1 b\u0159emena zapsan\u00e1 k dan\u00e9 nemovitosti. Je-li nemovitost zat\u00ed\u017eena hypot\u00e9kou, smlouva by m\u011bla jasn\u011b upravovat, jak a kdy bude hypot\u00e9ka splacena \u2013 \u010dasto prost\u0159ednictv\u00edm spl\u00e1tky z kupn\u00ed ceny \u2013 a k z\u00e1pisu vlastnick\u00e9ho pr\u00e1va kupuj\u00edc\u00edho by nem\u011blo doj\u00edt, dokud pr\u00e1vn\u00edk nepotvrd\u00ed, \u017ee zp\u016fsob splacen\u00ed je bezpe\u010dn\u00fd a z\u00e1stavn\u00ed pr\u00e1vo bylo zru\u0161eno. Nespol\u00e9hejte se na \u00fastn\u00ed uji\u0161t\u011bn\u00ed, \u017ee hypot\u00e9ka \u201cbude vypo\u0159\u00e1d\u00e1na p\u0159ed uzav\u0159en\u00edm smlouvy\u201d.\u201d<\/p>\n\n\n\n<p><strong>Stavebn\u00ed povolen\u00ed a povolen\u00ed k u\u017e\u00edv\u00e1n\u00ed<\/strong> <\/p>\n\n\n\n<p>U dom\u016f, vil a mnoha developersk\u00fdch projekt\u016f by m\u011bl pr\u00e1vn\u00edk kupuj\u00edc\u00edho ov\u011b\u0159it dostupn\u00e9 stavebn\u00ed, u\u017e\u00edvac\u00ed nebo legaliza\u010dn\u00ed dokumenty vztahuj\u00edc\u00ed se k dan\u00e9 konkr\u00e9tn\u00ed budov\u011b a obdob\u00ed v\u00fdstavby. Povolen\u00ed k u\u017e\u00edv\u00e1n\u00ed (upotrebna dozvola) potvrzuje, \u017ee budova byla postavena v souladu se schv\u00e1len\u00fdm projektem a jej\u00ed u\u017e\u00edv\u00e1n\u00ed je leg\u00e1ln\u00ed. Po\u017eadavky se mohou li\u0161it u star\u0161\u00edch budov, legalizovan\u00fdch nemovitost\u00ed a rekonstrukc\u00ed. Nemovitosti, u nich\u017e tyto dokumenty chyb\u00ed nebo jsou nejasn\u00e9, mohou p\u0159edstavovat riziko nelegality, jeho\u017e vy\u0159e\u0161en\u00ed m\u016f\u017ee b\u00fdt n\u00e1kladn\u00e9 a \u010dasov\u011b n\u00e1ro\u010dn\u00e9.<\/p>\n\n\n\n<p><strong>Stav legalizace<\/strong> <\/p>\n\n\n\n<p>Zna\u010dn\u00e1 \u010d\u00e1st nemovitost\u00ed v \u010cern\u00e9 Ho\u0159e \u2013 zejm\u00e9na star\u0161\u00ed domy a p\u0159\u00edstavby \u2013 byla postavena bez \u00fapln\u00fdch stavebn\u00edch povolen\u00ed. \u010cern\u00e1 Hora zavedla legaliza\u010dn\u00ed programy s c\u00edlem uv\u00e9st tyto nemovitosti do souladu s p\u0159edpisy, av\u0161ak ne v\u0161echny nemovitosti byly legalizov\u00e1ny. Pokud nemovitost nem\u00e1 povolen\u00ed k u\u017e\u00edv\u00e1n\u00ed a nebyla legalizov\u00e1na tam, kde je to vy\u017eadov\u00e1no, m\u016f\u017ee kupuj\u00edc\u00ed podstoupit zna\u010dn\u00e9 pr\u00e1vn\u00ed a finan\u010dn\u00ed riziko, kter\u00e9 m\u016f\u017ee ovlivnit budouc\u00ed u\u017e\u00edv\u00e1n\u00ed, rekonstrukci, financov\u00e1n\u00ed, dal\u0161\u00ed prodej nebo z\u00e1pis do katastru. To plat\u00ed zejm\u00e9na pro domy a nemovitosti ve stylu vil mimo zaveden\u00e9 z\u00e1stavby.<\/p>\n\n\n\n<p><strong>\u00dazemn\u00ed pl\u00e1nov\u00e1n\u00ed a vymezen\u00ed z\u00f3n pro pozemky<\/strong> <\/p>\n\n\n\n<p>U pozemk\u016f maj\u00ed z\u00e1sadn\u00ed v\u00fdznam \u00fazemn\u011b pl\u00e1novac\u00ed dokumenty. Skute\u010dnost, \u017ee je pozemek v katastru veden jako samostatn\u00e1 parcela, je\u0161t\u011b neznamen\u00e1, \u017ee je na n\u011bm mo\u017en\u00e9 stav\u011bt. \u00dazemn\u00ed pl\u00e1ny ur\u010duj\u00ed, co lze na pozemku postavit, v jak\u00e9 hustot\u011b a za jak\u00fdm \u00fa\u010delem. Pozemek, kter\u00fd prod\u00e1vaj\u00edc\u00ed popisuje jako \u201czastaviteln\u00fd\u201d, by m\u011bl b\u00fdt ov\u011b\u0159en podle aktu\u00e1ln\u00edho \u00fazemn\u00edho pl\u00e1nu dan\u00e9 obce.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p><strong>Ne na ka\u017ed\u00e9m pozemku v \u010cern\u00e9 Ho\u0159e lze leg\u00e1ln\u011b stav\u011bt.<\/strong> <\/p>\n\n\n\n<p>P\u0159ed koup\u00ed pozemku si v\u017edy ov\u011b\u0159te \u00fazemn\u00ed status u p\u0159\u00edslu\u0161n\u00e9ho obecn\u00edho \u00fa\u0159adu nebo u pr\u00e1vn\u00edka, kter\u00fd m\u00e1 p\u0159\u00edstup k dokument\u016fm \u00fazemn\u00edho pl\u00e1nov\u00e1n\u00ed.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>P\u0159\u00edjezdov\u00e1 cesta<\/strong> <\/p>\n\n\n\n<p>Je k nemovitosti zaps\u00e1na z\u00e1konn\u00e1 p\u0159\u00edstupov\u00e1 cesta? K n\u011bkter\u00fdm nemovitostem na venkov\u011b \u010di v polovenkovsk\u00fdch oblastech se dostanete po neform\u00e1ln\u00edch cest\u00e1ch nebo silnic\u00edch, kter\u00e9 proch\u00e1zej\u00ed sousedn\u00edmi pozemky bez jak\u00e9hokoli zapsan\u00e9ho v\u011bcn\u00e9ho b\u0159emene. Pokud nen\u00ed z\u00e1konn\u00fd p\u0159\u00edstup zaps\u00e1n, m\u016f\u017ee kupuj\u00edc\u00ed v budoucnu \u010delit probl\u00e9m\u016fm s p\u0159\u00edstupem.<\/p>\n\n\n\n<p><strong>Komun\u00e1ln\u00ed slu\u017eby<\/strong> <\/p>\n\n\n\n<p>Ov\u011b\u0159te, zda je nemovitost leg\u00e1ln\u011b napojena na elekt\u0159inu, vodu a kanalizaci (nebo zda existuje zdokumentovan\u00e1 alternativa). U nemovitost\u00ed mimo s\u00ed\u0165 nebo na venkov\u011b ov\u011b\u0159te, jak\u00e1 jsou st\u00e1vaj\u00edc\u00ed ujedn\u00e1n\u00ed ohledn\u011b in\u017een\u00fdrsk\u00fdch s\u00edt\u00ed a co by zaveden\u00ed form\u00e1ln\u00edch p\u0159\u00edpojek obn\u00e1\u0161elo.<\/p>\n\n\n\n<p><strong>Neuhrazen\u00e9 pohled\u00e1vky<\/strong> <\/p>\n\n\n\n<p>P\u0159ed p\u0159evzet\u00edm nemovitosti je t\u0159eba zkontrolovat a smluvn\u011b vypo\u0159\u00e1dat ve\u0161ker\u00e9 nesplacen\u00e9 z\u00e1vazky za slu\u017eby, spr\u00e1vn\u00ed poplatky a m\u00edstn\u00ed dan\u011b. Nevy\u0159e\u0161en\u00e9 nedoplatky mohou nov\u00e9mu majiteli zp\u016fsobit praktick\u00e9 p\u0159ek\u00e1\u017eky \u010di spory, p\u0159i\u010dem\u017e to, jak se nalo\u017e\u00ed s dluhy vznikl\u00fdmi p\u0159ed prodejem, z\u00e1vis\u00ed na druhu dluhu, smluvn\u00edch podm\u00ednk\u00e1ch a konkr\u00e9tn\u00ed obci. Vy\u017e\u00e1dejte si doklady potvrzuj\u00edc\u00ed, \u017ee nedoplatky jsou uhrazeny, nebo stanovte vyrovn\u00e1n\u00ed jako v\u00fdslovnou podm\u00ednku p\u0159evzet\u00ed nemovitosti.<\/p>\n\n\n\n<p><strong>Opr\u00e1vn\u011bn\u00ed prod\u00e1vaj\u00edc\u00edho<\/strong> <\/p>\n\n\n\n<p>Pokud prod\u00e1vaj\u00edc\u00ed jedn\u00e1 na z\u00e1klad\u011b pln\u00e9 moci (POA), ov\u011b\u0159te, zda je tato pln\u00e1 moc platn\u00e1, aktu\u00e1ln\u00ed, ov\u011b\u0159en\u00e1 \u010dernohorsk\u00fdm not\u00e1\u0159em a zda ud\u011bluje konkr\u00e9tn\u00ed opr\u00e1vn\u011bn\u00ed k prodeji pr\u00e1v\u011b t\u00e9to nemovitosti za danou cenu. Zastaral\u00e9 nebo nedostate\u010dn\u011b konkr\u00e9tn\u00ed pln\u00e9 moci ji\u017e v minulosti zp\u016fsobily probl\u00e9my p\u0159i transakc\u00edch.<\/p>\n\n\n\n<p><strong>Kontrola developera u nemovitost\u00ed ve v\u00fdstavb\u011b<\/strong> <\/p>\n\n\n\n<p>P\u0159i koupi nemovitosti ve f\u00e1zi projektu se hloubkov\u00e1 prov\u011brka vztahuje tak\u00e9 na spole\u010dnost developera: jej\u00ed status v obchodn\u00edm rejst\u0159\u00edku, finan\u010dn\u00ed zdrav\u00ed, vlastnictv\u00ed pozemku, stavebn\u00ed povolen\u00ed k realizaci projektu a to, zda existuje n\u011bjak\u00fd mechanismus na ochranu z\u00e1loh kupuj\u00edc\u00edch pro p\u0159\u00edpad, \u017ee by se projekt zastavil.<\/p>\n\n\n\n<p><strong>Kontroln\u00ed seznam pro due diligence:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>[ ] Aktu\u00e1ln\u00ed v\u00fdpis z katastru nemovitost\u00ed s uveden\u00edm zapsan\u00e9ho vlastn\u00edka<\/li>\n\n\n\n<li>[ ] Na nemovitosti nev\u00e1znou \u017e\u00e1dn\u00e9 aktivn\u00ed hypot\u00e9ky, z\u00e1stavn\u00ed pr\u00e1va ani jin\u00e1 b\u0159emena<\/li>\n\n\n\n<li>[ ] Stavebn\u00ed povolen\u00ed odpov\u00eddaj\u00edc\u00ed skute\u010dn\u00e9 stavb\u011b<\/li>\n\n\n\n<li>[ ] Povolen\u00ed k u\u017e\u00edv\u00e1n\u00ed (upotrebna dozvola) potvrzuj\u00edc\u00ed leg\u00e1ln\u00ed u\u017e\u00edv\u00e1n\u00ed nemovitosti<\/li>\n\n\n\n<li>[ ] Legaliza\u010dn\u00ed doklady, jsou-li vy\u017eadov\u00e1ny<\/li>\n\n\n\n<li>[ ] V\u00fdpis z \u00fazemn\u00edho pl\u00e1nu potvrzuj\u00edc\u00ed \u00fa\u010del vyu\u017eit\u00ed pozemku a mo\u017enost v\u00fdstavby (v p\u0159\u00edpad\u011b pozemku)<\/li>\n\n\n\n<li>[ ] Zaznamen\u00e1na leg\u00e1ln\u00ed p\u0159\u00edstupov\u00e1 trasa<\/li>\n\n\n\n<li>[ ] Ov\u011b\u0159en\u00e9 p\u0159\u00edpojky k in\u017een\u00fdrsk\u00fdm s\u00edt\u00edm<\/li>\n\n\n\n<li>[ ] \u017d\u00e1dn\u00e9 nesplacen\u00e9 dluhy za slu\u017eby, poplatky za spr\u00e1vu budovy ani da\u0148 z nemovitosti<\/li>\n\n\n\n<li>[ ] Ov\u011b\u0159ena toto\u017enost a opr\u00e1vn\u011bn\u00ed prod\u00e1vaj\u00edc\u00edho (v p\u0159\u00edslu\u0161n\u00fdch p\u0159\u00edpadech ov\u011b\u0159ena pln\u00e1 moc)<\/li>\n\n\n\n<li>[ ] Ov\u011b\u0159en status developersk\u00e9 spole\u010dnosti a vlastnick\u00e9 pr\u00e1vo k pozemku (u nemovitost\u00ed ve f\u00e1zi projektu)<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Dan\u011b a n\u00e1klady na po\u0159\u00edzen\u00ed<\/h2>\n\n\n\n<p>Inzerovan\u00e1 kupn\u00ed cena nikdy nep\u0159edstavuje celkov\u00e9 n\u00e1klady na po\u0159\u00edzen\u00ed nemovitosti v \u010cern\u00e9 Ho\u0159e. Celkov\u00e9 n\u00e1klady na po\u0159\u00edzen\u00ed z\u00e1vis\u00ed na tom, zda se jedn\u00e1 o koupi z druh\u00e9 ruky nebo o novostavbu, zda je DPH ji\u017e zahrnuta v cen\u011b developera a jak\u00e9 odborn\u00e9 poplatky se uplat\u0148uj\u00ed. V p\u0159\u00edpad\u011b koup\u011b z druh\u00e9 ruky by kupuj\u00edc\u00ed m\u011bli po\u010d\u00edtat s <strong>o n\u011bkolik procentn\u00edch bod\u016f nad kupn\u00ed cenou<\/strong>, p\u0159i\u010dem\u017e nejv\u011bt\u0161\u00ed dodate\u010dnou polo\u017eku obvykle p\u0159edstavuje da\u0148 z p\u0159evodu nemovitosti. P\u0159i koupi novostavby m\u016f\u017ee b\u00fdt nam\u00edsto dan\u011b z p\u0159evodu nemovitosti \u00fa\u010dtov\u00e1na DPH, co\u017e v\u00fdrazn\u011b m\u011bn\u00ed celkovou v\u00fd\u0161i n\u00e1klad\u016f.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"576\" src=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/f14dae05-9699-4eb0-bc1d-41da3695866a_result-1024x576.webp\" alt=\"Jak koupit nemovitost v \u010cern\u00e9 Ho\u0159e\" class=\"wp-image-5888\" srcset=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/f14dae05-9699-4eb0-bc1d-41da3695866a_result-1024x576.webp 1024w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/f14dae05-9699-4eb0-bc1d-41da3695866a_result-300x169.webp 300w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/f14dae05-9699-4eb0-bc1d-41da3695866a_result-18x10.webp 18w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/f14dae05-9699-4eb0-bc1d-41da3695866a_result.webp 1200w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p><strong>Uveden\u00e1 cena nen\u00ed va\u0161\u00ed po\u0159izovac\u00ed cenou.<\/strong> Ne\u017e se dohodnete na kupn\u00ed cen\u011b, pe\u010dliv\u011b si napl\u00e1nujte rozpo\u010det, aby celkov\u00e9 v\u00fddaje \u2013 v\u010detn\u011b v\u0161ech poplatk\u016f a dan\u00ed \u2013 nep\u0159ekro\u010dily v\u00e1\u0161 skute\u010dn\u00fd limit.<\/p>\n<\/blockquote>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>N\u00e1klady<\/th><th>Kdy se to vztahuje<\/th><th>Typick\u00fd z\u00e1klad<\/th><th>Pozn\u00e1mky<\/th><\/tr><\/thead><tbody><tr><td>N\u00e1kupn\u00ed cena<\/td><td>Na z\u00e1klad\u011b smlouvy \/ podle platebn\u00edho kalend\u00e1\u0159e<\/td><td>Dohodnuto mezi stranami<\/td><td>P\u0159ed podpisem se dohodn\u011bte<\/td><\/tr><tr><td>Da\u0148 z p\u0159evodu nemovitost\u00ed<\/td><td>Transakce s pou\u017eit\u00fdm zbo\u017e\u00edm<\/td><td>Progresivn\u00ed: 3\u201361 TP20T z odhadovan\u00e9 hodnoty (PwC)<\/td><td>Hrad\u00ed kupuj\u00edc\u00ed; lh\u016fta je kr\u00e1tk\u00e1 \u2013 p\u0159esn\u00fd term\u00edn si ov\u011b\u0159te u sv\u00e9ho pr\u00e1vn\u00edho z\u00e1stupce<\/td><\/tr><tr><td>DPH<\/td><td>Prvn\u00ed prodej novostavby<\/td><td>Standardn\u00ed sazba 21% (PwC)<\/td><td>Potvr\u010fte p\u00edsemn\u011b, zda je DPH ji\u017e zahrnuta v cen\u011b developera, nebo zda se p\u0159ipo\u010d\u00edt\u00e1v\u00e1 zvl\u00e1\u0161\u0165<\/td><\/tr><tr><td>Not\u00e1\u0159sk\u00fd poplatek<\/td><td>Ka\u017ed\u00e1 transakce<\/td><td>Stanoveno podle not\u00e1\u0159sk\u00e9ho sazebn\u00edku, v z\u00e1vislosti na hodnot\u011b<\/td><td>Povinn\u00e9; z\u00e1vis\u00ed na hodnot\u011b smlouvy<\/td><\/tr><tr><td>Honor\u00e1\u0159 advok\u00e1ta<\/td><td>Doporu\u010deno pro v\u0161echny<\/td><td>Z\u00e1vis\u00ed na spole\u010dnosti, slo\u017eitosti zak\u00e1zky a struktu\u0159e poplatk\u016f; m\u016f\u017ee se jednat o pevnou \u010d\u00e1stku nebo o procentu\u00e1ln\u00ed sazbu<\/td><td>Nez\u00e1visl\u00e9 pr\u00e1vn\u00ed poradenstv\u00ed je nezbytn\u00e9<\/td><\/tr><tr><td>Ov\u011b\u0159en\u00fd p\u0159eklad<\/td><td>V jak\u00fdch p\u0159\u00edpadech je t\u0159eba dokumenty p\u0159elo\u017eit<\/td><td>Na str\u00e1nku nebo na dokument<\/td><td>Po\u017eadov\u00e1no u dokument\u016f v ciz\u00edm jazyce<\/td><\/tr><tr><td>Poplatek za z\u00e1pis do katastru nemovitost\u00ed<\/td><td>P\u0159i registraci<\/td><td>Stanoveno katastr\u00e1ln\u00edm \u00fa\u0159adem<\/td><td>Li\u0161\u00ed se podle hodnoty nemovitosti<\/td><\/tr><tr><td>Bankovn\u00ed \/ platebn\u00ed poplatky<\/td><td>Hotovostn\u00ed p\u0159evody, poplatky za bankovn\u00ed p\u0159evody<\/td><td>Z\u00e1le\u017e\u00ed na odes\u00edlaj\u00edc\u00ed bance a v\u00fd\u0161i \u010d\u00e1stky<\/td><td>Rozpo\u010det na sm\u011bnu m\u011bny, pokud je to relevantn\u00ed<\/td><\/tr><tr><td>Poplatek realitn\u00ed kancel\u00e1\u0159i<\/td><td>V p\u0159\u00edpad\u011b vyu\u017eit\u00ed slu\u017eeb agentury<\/td><td>Li\u0161\u00ed se podle agentury, nemovitosti a smlouvy<\/td><td>Potvr\u010fte to p\u00edsemn\u011b je\u0161t\u011b p\u0159ed zah\u00e1jen\u00edm prohl\u00eddek nebo jedn\u00e1n\u00ed<\/td><\/tr><tr><td>Ro\u010dn\u00ed da\u0148 z nemovitosti<\/td><td>Prob\u00edh\u00e1, ka\u017ed\u00fd rok<\/td><td>Stanovuje se na m\u00edstn\u00ed \u00farovni obc\u00ed; z\u00e1vis\u00ed na hodnot\u011b, typu a poloze nemovitosti<\/td><td>Ov\u011b\u0159te si platnou sazbu pro danou obec<\/td><\/tr><tr><td>Da\u0148 z p\u0159\u00edjm\u016f z pron\u00e1jmu<\/td><td>Pokud je nemovitost pronajata<\/td><td>Da\u0148 z \u010dist\u00fdch p\u0159\u00edjm\u016f z pron\u00e1jmu<\/td><td>Aktu\u00e1ln\u00ed sazby si ov\u011b\u0159te u da\u0148ov\u00e9ho poradce<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Podle <a href=\"https:\/\/taxsummaries.pwc.com\/montenegro\/corporate\/other-taxes\" target=\"_blank\" rel=\"noopener\">Da\u0148ov\u00e9 p\u0159ehledy spole\u010dnosti PwC pro \u010cernou Horu<\/a>, da\u0148 z p\u0159evodu nemovitost\u00ed je progresivn\u00ed a pohybuje se v rozmez\u00ed od 3% do 6%. Orienta\u010dn\u00ed struktura da\u0148ov\u00fdch p\u00e1sem je n\u00e1sleduj\u00edc\u00ed:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Stanovena hodnota<\/th><th>Da\u0148 z p\u0159evodu nemovitost\u00ed<\/th><\/tr><\/thead><tbody><tr><td>A\u017e 150 000 \u20ac<\/td><td>3%<\/td><\/tr><tr><td>150 001 \u20ac \u2013 500 000 \u20ac<\/td><td>4 500 \u20ac + 51 TP20T z \u010d\u00e1stky p\u0159esahuj\u00edc\u00ed 150 000 \u20ac<\/td><\/tr><tr><td>Nad 500 000 \u20ac<\/td><td>22 000 \u20ac + 61 TP20T z \u010d\u00e1stky p\u0159esahuj\u00edc\u00ed 500 000 \u20ac<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Platn\u00e1 sazba a z\u00e1klad pro v\u00fdpo\u010det dan\u011b se mohou li\u0161it, proto by si kupuj\u00edc\u00ed m\u011bli u sv\u00e9ho pr\u00e1vn\u00edho z\u00e1stupce ov\u011b\u0159it p\u0159edpokl\u00e1danou v\u00fd\u0161i dan\u011b na z\u00e1klad\u011b konkr\u00e9tn\u00ed nemovitosti a jej\u00ed deklarovan\u00e9 nebo stanoven\u00e9 hodnoty.<\/p>\n\n\n\n<p>Pro <strong>prvn\u00ed prodeje novostaveb<\/strong>, obvykle se uplat\u0148uje DPH nam\u00edsto dan\u011b z p\u0159evodu nemovitost\u00ed. Kupuj\u00edc\u00ed by si m\u011bli u developera ov\u011b\u0159it, zda inzerovan\u00e1 cena zahrnuje DPH, \u010di nikoli \u2013 v inzer\u00e1tech to nen\u00ed v\u017edy jasn\u011b uvedeno.<\/p>\n\n\n\n<p>Ro\u010dn\u00ed da\u0148 z nemovitosti stanovuje m\u00edstn\u00ed samospr\u00e1va a jej\u00ed v\u00fd\u0161e z\u00e1vis\u00ed na odhadovan\u00e9 hodnot\u011b nemovitosti, jej\u00ed poloze, typu a p\u0159\u00edslu\u0161n\u00fdch obecn\u00edch sazb\u00e1ch. Kupuj\u00edc\u00ed by si m\u011bli ov\u011b\u0159it sazbu platnou v konkr\u00e9tn\u00ed obci, kde nemovitost kupuj\u00ed. Majitel\u00e9, kte\u0159\u00ed nemaj\u00ed v dan\u00e9 obci trval\u00e9 bydli\u0161t\u011b, jsou povinni da\u0148 uhradit bez ohledu na to, zda nemovitost vyu\u017e\u00edvaj\u00ed.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Novostavba, byt z druh\u00e9 ruky nebo pozemek<\/h2>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"576\" src=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/636076ac-42c4-4bc0-903a-20740801df07_result-1024x576.webp\" alt=\"Jak koupit nemovitost v \u010cern\u00e9 Ho\u0159e\" class=\"wp-image-5891\" srcset=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/636076ac-42c4-4bc0-903a-20740801df07_result-1024x576.webp 1024w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/636076ac-42c4-4bc0-903a-20740801df07_result-300x169.webp 300w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/636076ac-42c4-4bc0-903a-20740801df07_result-18x10.webp 18w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/636076ac-42c4-4bc0-903a-20740801df07_result.webp 1200w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>R\u016fzn\u00e9 typy nemovitost\u00ed se vyzna\u010duj\u00ed odli\u0161n\u00fdmi investi\u010dn\u00edmi p\u0159\u00edle\u017eitostmi a rizikov\u00fdmi charakteristikami. N\u00ed\u017ee uveden\u00e1 tabulka p\u0159in\u00e1\u0161\u00ed obecn\u00e9 srovn\u00e1n\u00ed.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Mo\u017enost<\/th><th>Hlavn\u00ed v\u00fdhoda<\/th><th>Hlavn\u00ed riziko<\/th><th>Nejlep\u0161\u00ed pro<\/th><th>Je t\u0159eba prov\u00e9st dodate\u010dn\u00e9 kontroly<\/th><\/tr><\/thead><tbody><tr><td>Novostavba \u2013 byt<\/td><td>Modern\u00ed vybaven\u00ed, bez z\u00e1stavn\u00edho pr\u00e1va v zaveden\u00fdch developersk\u00fdch projektech<\/td><td>Vy\u0161\u0161\u00ed cena, m\u00e9n\u011b osobitosti<\/td><td>Z\u00e1kazn\u00edci, kte\u0159\u00ed hledaj\u00ed modern\u00ed sortiment a jednoduchost<\/td><td>N\u00e1zev developera, zahrnut\u00ed DPH, z\u00e1ruky<\/td><\/tr><tr><td>Byt ve v\u00fdstavb\u011b<\/td><td>Ni\u017e\u0161\u00ed po\u0159izovac\u00ed cena, platba ve spl\u00e1tk\u00e1ch<\/td><td>Riziko nedokon\u010den\u00ed, riziko developera<\/td><td>Kupuj\u00edc\u00ed s vysokou toleranc\u00ed k riziku, kte\u0159\u00ed maj\u00ed dostatek \u010dasu<\/td><td>Dosavadn\u00ed v\u00fdsledky developera, vlastnick\u00e9 pr\u00e1vo k pozemku, stavebn\u00ed povolen\u00ed, smluvn\u00ed z\u00e1ruky, existence p\u0159\u00edpadn\u00e9 ochrany vklad\u016f<\/td><\/tr><tr><td>Byt z druh\u00e9 ruky<\/td><td>\u010casto lep\u0161\u00ed lokality, okam\u017eit\u00e1 dostupnost<\/td><td>Mo\u017en\u00e1 bude t\u0159eba aktualizovat, slo\u017eitost n\u00e1zvu<\/td><td>Kupuj\u00edc\u00ed, kte\u0159\u00ed up\u0159ednost\u0148uj\u00ed lokalitu p\u0159ed vybaven\u00edm<\/td><td>Komplexn\u00ed prov\u011brka, kontrola dluh\u016f, legalizace<\/td><\/tr><tr><td>D\u016fm \/ vila<\/td><td>Prostor, soukrom\u00ed, mo\u017enost pron\u00e1jmu<\/td><td>Mezery v legislativ\u011b, \u00fadr\u017eba, hranice<\/td><td>Z\u00e1kazn\u00edci se zam\u011b\u0159en\u00edm na \u017eivotn\u00ed styl a rodinu<\/td><td>Stavebn\u00ed povolen\u00ed, povolen\u00ed k u\u017e\u00edv\u00e1n\u00ed, z\u00e1znamy o hranic\u00edch pozemk\u016f<\/td><\/tr><tr><td>Pozemek<\/td><td>V\u00fdroba podle specifikac\u00ed, potenci\u00e1l pro dal\u0161\u00ed rozvoj<\/td><td>\u00dazemn\u00ed pl\u00e1nov\u00e1n\u00ed, povolen\u00ed, in\u017een\u00fdrsk\u00e9 s\u00edt\u011b, p\u0159\u00edstup, del\u0161\u00ed \u010dasov\u00fd r\u00e1mec<\/td><td>Kupuj\u00edc\u00ed, kte\u0159\u00ed maj\u00ed v \u00famyslu projekt realizovat a jsou ochotni po\u010dkat<\/td><td>\u00dazemn\u00ed pl\u00e1n, dopravn\u00ed dostupnost, proveditelnost in\u017een\u00fdrsk\u00fdch s\u00edt\u00ed<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><strong>Novostavby<\/strong> v \u010cern\u00e9 Ho\u0159e sahaj\u00ed od mal\u00fdch butikov\u00fdch projekt\u016f a\u017e po rozs\u00e1hlej\u0161\u00ed projekty integrovan\u00e9 do rekrea\u010dn\u00edch are\u00e1l\u016f. Pro kupuj\u00edc\u00ed, kte\u0159\u00ed po\u017eaduj\u00ed modern\u00ed vybaven\u00ed a p\u0159\u00edmo\u010da\u0159ej\u0161\u00ed proces koup\u011b, mohou b\u00fdt zaveden\u00e9 novostavby z hlediska realizace n\u011bkdy jednodu\u0161\u0161\u00ed \u2013 i tak v\u0161ak vy\u017eaduj\u00ed prov\u011b\u0159en\u00ed kredibility developera, ov\u011b\u0159en\u00ed povolen\u00ed, vyjasn\u011bn\u00ed ot\u00e1zek t\u00fdkaj\u00edc\u00edch se DPH a pe\u010dliv\u00e9 prostudov\u00e1n\u00ed kupn\u00ed smlouvy. Z\u00e1ruky a ustanoven\u00ed t\u00fdkaj\u00edc\u00ed se odstra\u0148ov\u00e1n\u00ed z\u00e1vad se li\u0161\u00ed a m\u011bly by b\u00fdt sjedn\u00e1ny v kupn\u00ed smlouv\u011b.<\/p>\n\n\n\n<p><strong>N\u00e1kup nemovitost\u00ed ve f\u00e1zi projektu<\/strong> s sebou nesou zna\u010dn\u00e9 riziko. Z\u00e1loha zaplacen\u00e1 developerovi, kter\u00fd se n\u00e1sledn\u011b dostane do finan\u010dn\u00edch pot\u00ed\u017e\u00ed, ztrat\u00ed stavebn\u00ed povolen\u00ed nebo prost\u011b nedokon\u010d\u00ed stavbu, p\u0159edstavuje situaci, ze kter\u00e9 je obt\u00ed\u017en\u00e9 se vzpamatovat. Kupuj\u00edc\u00ed by nem\u011bli uzav\u00edrat transakce na z\u00e1klad\u011b projektu bez ov\u011b\u0159en\u00ed kredibility developera, prov\u011b\u0159en\u00ed vlastnick\u00e9ho pr\u00e1va k pozemku a stavebn\u00edho povolen\u00ed a v ide\u00e1ln\u00edm p\u0159\u00edpad\u011b bez n\u011bjak\u00e9 formy ochrany z\u00e1lohy nebo mechanismu \u00faschovy.<\/p>\n\n\n\n<p><strong>Nemovitosti z druh\u00e9 ruky<\/strong> mohou nab\u00eddnout p\u0159\u00edstup k nej\u017e\u00e1dan\u011bj\u0161\u00edm a nejzaveden\u011bj\u0161\u00edm lokalit\u00e1m \u2013 star\u0161\u00edm budov\u00e1m v oblasti Kotorsk\u00e9ho z\u00e1livu, byt\u016fm v centru Budvy, nemovitostem p\u0159\u00edmo u mo\u0159e \u2013, kde se nov\u00e9 nemovitosti nevyskytuj\u00ed nebo je jejich nab\u00eddka velmi omezen\u00e1. Nev\u00fdhodou je, \u017ee tyto nemovitosti vy\u017eaduj\u00ed pe\u010dliv\u011bj\u0161\u00ed pr\u00e1vn\u00ed prov\u011b\u0159en\u00ed a mohou pot\u0159ebovat rekonstrukci \u010di modernizaci.<\/p>\n\n\n\n<p><strong>Domy a vily<\/strong> vy\u017eaduj\u00ed nejkomplexn\u011bj\u0161\u00ed prov\u011brku. \u00dadaje o hranic\u00edch v katastru se nemus\u00ed shodovat s t\u00edm, jak to ve skute\u010dnosti vypad\u00e1 v ter\u00e9nu. Mohlo doj\u00edt k p\u0159\u00edstavb\u00e1m bez stavebn\u00edho povolen\u00ed. U star\u0161\u00edch nemovitost\u00ed mohou existovat probl\u00e9my s legalizac\u00ed. P\u0159ed dal\u0161\u00edm postupem se vyplat\u00ed prov\u00e9st d\u016fkladnou kontrolu a n\u011bkdy i ter\u00e9nn\u00ed pr\u016fzkum.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Kde nakupovat v \u010cern\u00e9 Ho\u0159e<\/h2>\n\n\n\n<p>\u010cern\u00e1 Hora je mal\u00e1 zem\u011b \u2013 m\u00e1 pob\u0159e\u017e\u00ed dlouh\u00e9 zhruba 280 kilometr\u016f \u2013, ale jednotliv\u00e9 trhy s nemovitostmi se v n\u00ed od sebe velmi li\u0161\u00ed. V\u00fdb\u011br spr\u00e1vn\u00e9ho regionu z\u00e1vis\u00ed do zna\u010dn\u00e9 m\u00edry na tom, k jak\u00e9mu \u00fa\u010delu nemovitost kupujete.<\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"576\" src=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/4101d435-0999-48fd-a832-3a6863b385a4_result-1024x576.webp\" alt=\"Jak koupit nemovitost v \u010cern\u00e9 Ho\u0159e\" class=\"wp-image-5889\" srcset=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/4101d435-0999-48fd-a832-3a6863b385a4_result-1024x576.webp 1024w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/4101d435-0999-48fd-a832-3a6863b385a4_result-300x169.webp 300w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/4101d435-0999-48fd-a832-3a6863b385a4_result-18x10.webp 18w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/4101d435-0999-48fd-a832-3a6863b385a4_result.webp 1200w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Nejste si jisti, kter\u00e1 lokalita, jak\u00fd rozpo\u010det nebo jak\u00fd typ nemovitosti odpov\u00edd\u00e1 va\u0161im pl\u00e1n\u016fm? Za\u010dn\u011bte s nemovitost\u00ed The Residence <a href=\"\/cs\/quiz.\/\" target=\"_blank\">v\u00fdb\u011brov\u00fd test<\/a> \u2014 pom\u016f\u017ee v\u00e1m to z\u00fa\u017eit v\u00fdb\u011br je\u0161t\u011b p\u0159edt\u00edm, ne\u017e si promluv\u00edte s poradcem.<\/p>\n<\/blockquote>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Region<\/th><th>Profil kupuj\u00edc\u00edho<\/th><th>Siln\u00e9 str\u00e1nky<\/th><th>Na co si d\u00e1t pozor<\/th><\/tr><\/thead><tbody><tr><td>Budvansk\u00e1 rivi\u00e9ra<\/td><td>\u017divotn\u00ed styl, investo\u0159i do nemovitost\u00ed k pron\u00e1jmu, kupuj\u00edc\u00ed rekrea\u010dn\u00edch nemovitost\u00ed<\/td><td>Cestovn\u00ed ruch, p\u0159\u00edstup na pl\u00e1\u017e, popt\u00e1vka po pron\u00e1jmech, rozvinut\u00e1 infrastruktura<\/td><td>V hlavn\u00ed sez\u00f3n\u011b je zde ru\u0161no, u n\u011bkter\u00fdch star\u0161\u00edch budov je t\u0159eba prov\u00e9st kontrolu<\/td><\/tr><tr><td>Kotorsk\u00fd z\u00e1liv<\/td><td>Z\u00e1kazn\u00edci z pr\u00e9miov\u00e9ho segmentu, milovn\u00edci historick\u00fdch pam\u00e1tek a kr\u00e1sn\u00fdch v\u00fdhled\u016f<\/td><td>Lokalita zapsan\u00e1 na seznamu sv\u011btov\u00e9ho d\u011bdictv\u00ed UNESCO, p\u016fsobiv\u00e1 krajina, mezin\u00e1rodn\u00ed p\u0159ita\u017elivost<\/td><td>Omezen\u00e1 nab\u00eddka nov\u00fdch nemovitost\u00ed, u n\u011bkter\u00fdch nemovitost\u00ed je t\u0159eba prov\u00e9st kompletn\u00ed prov\u011brku z hlediska souladu s pr\u00e1vn\u00edmi p\u0159edpisy<\/td><\/tr><tr><td>Tivat (v\u010detn\u011b Porto Montenegro)<\/td><td>Zahrani\u010dn\u00ed a luxusn\u00ed kupuj\u00edc\u00ed<\/td><td>Modern\u00ed infrastruktura p\u0159\u00edstavu, mezin\u00e1rodn\u00ed leti\u0161t\u011b, prvot\u0159\u00eddn\u00ed poloha<\/td><td>Cenov\u00e1 p\u0159ir\u00e1\u017eka; Porto Montenegro m\u00e1 vlastn\u00ed syst\u00e9m \u0159\u00edzen\u00ed<\/td><\/tr><tr><td>Herceg Novi<\/td><td>Rodiny kupuj\u00edc\u00ed nemovitosti, st\u011bhov\u00e1n\u00ed z d\u016fvodu zm\u011bny \u017eivotn\u00edho stylu<\/td><td>Zaveden\u00e9 pob\u0159e\u017en\u00ed m\u011bste\u010dko, m\u00e9n\u011b ru\u0161n\u00fd turistick\u00fd ruch, dobr\u00fd pom\u011br ceny a kvality ve srovn\u00e1n\u00ed s Budvou<\/td><td>Kopcovit\u011bj\u0161\u00ed ter\u00e9n, n\u011bkter\u00e9 star\u0161\u00ed budovy<\/td><\/tr><tr><td>Bar<\/td><td>Prakti\u010dt\u00ed kupuj\u00edc\u00ed, obyvatel\u00e9<\/td><td>Dobr\u00e9 dopravn\u00ed spojen\u00ed (\u017eeleznice, trajekt, d\u00e1lnice), relativn\u011b p\u0159ijateln\u00e9 ceny<\/td><td>M\u00e9n\u011b zam\u011b\u0159en\u00e9 na \u017eivotn\u00ed styl, ni\u017e\u0161\u00ed turistick\u00e1 p\u0159ir\u00e1\u017eka<\/td><\/tr><tr><td>Ulcinj<\/td><td>Z\u00e1jemci o koupi nemovitosti<\/td><td>Dlouh\u00e9 p\u00edse\u010dn\u00e9 pl\u00e1\u017ee (Ada Bojana, Velika pla\u017ea), levn\u011bj\u0161\u00ed vstupn\u00e9<\/td><td>Infrastruktura se st\u00e1le rozv\u00edj\u00ed, pe\u010dliv\u011b si ov\u011b\u0159te dostupnost in\u017een\u00fdrsk\u00fdch s\u00edt\u00ed<\/td><\/tr><tr><td>Podgorica<\/td><td>St\u00e1l\u00ed obyvatel\u00e9, profesion\u00e1ln\u00ed kupuj\u00edc\u00ed<\/td><td>Slu\u017eby hlavn\u00edho m\u011bsta, stabiln\u00ed m\u00edstn\u00ed popt\u00e1vka, absence sez\u00f3nn\u00edch v\u00fdkyv\u016f v cestovn\u00edm ruchu<\/td><td>Nejedn\u00e1 se o pr\u00e1zdninovou destinaci; ceny pron\u00e1jm\u016f se \u0159\u00edd\u00ed m\u00edstn\u00edm trhem<\/td><\/tr><tr><td>Kola\u0161in \/ sever<\/td><td>Z\u00e1kazn\u00edci se z\u00e1jmem o \u017eivot v hor\u00e1ch, ly\u017eov\u00e1n\u00ed a p\u0159\u00edrodu<\/td><td>Ly\u017ea\u0159sk\u00e9 st\u0159edisko, \u010dist\u00e9 horsk\u00e9 prost\u0159ed\u00ed, rostouc\u00ed z\u00e1jem turist\u016f<\/td><td>U venkovsk\u00fdch pozemk\u016f zohledn\u011bte sez\u00f3nn\u00ed charakter, ov\u011b\u0159te dopravn\u00ed dostupnost a z\u00e1konnost stavby<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><strong>Budva<\/strong> je \u010dasto pova\u017eov\u00e1na za jeden z hlavn\u00edch pob\u0159e\u017en\u00edch trh\u016f pro mezin\u00e1rodn\u00ed kupce, s \u0161irokou nab\u00eddkou nemovitost\u00ed od studiov\u00fdch byt\u016f a\u017e po nemovitosti ve velikosti vil. P\u0159\u00edjmy z kr\u00e1tkodob\u00e9ho pron\u00e1jmu mohou b\u00fdt v hlavn\u00ed sez\u00f3n\u011b vy\u0161\u0161\u00ed, ale \u010dist\u00fd v\u00fdnos z\u00e1vis\u00ed na po\u0159izovac\u00ed cen\u011b, obsazenosti, cen\u00e1ch za noc, n\u00e1kladech na spr\u00e1vu, dan\u00edch a \u00fadr\u017eb\u011b \u2013 kupuj\u00edc\u00ed by m\u011bli vych\u00e1zet z realistick\u00fdch progn\u00f3z, nikoli z optimistick\u00fdch odhad\u016f.<\/p>\n\n\n\n<p><strong>Kotorsk\u00fd z\u00e1liv<\/strong> nab\u00edz\u00ed n\u011bkter\u00e9 z nejv\u00fdrazn\u011bj\u0161\u00edch nemovitost\u00ed v oblasti Jadranu \u2013 historick\u00e1 m\u011bsta obehnan\u00e1 hradbami, kamenn\u00e9 domy zasazen\u00e9 do svah\u016f, v\u00fdhledy na z\u00e1liv. Nab\u00eddka v n\u011bkter\u00fdch historick\u00fdch lokalit\u00e1ch a v lokalit\u00e1ch u z\u00e1livu m\u016f\u017ee b\u00fdt omezen\u00e1, co\u017e m\u016f\u017ee ovlivnit cenovou hladinu, av\u0161ak kupuj\u00edc\u00ed by nem\u011bli p\u0159edpokl\u00e1dat budouc\u00ed r\u016fst cen bez aktu\u00e1ln\u00edch tr\u017en\u00edch d\u016fkaz\u016f. Omezen\u011bj\u0161\u00ed v\u00fdb\u011br tak\u00e9 znamen\u00e1 v\u011bt\u0161\u00ed pot\u0159ebu pe\u010dliv\u00e9 prov\u011brky u star\u0161\u00edch budov a pam\u00e1tkov\u011b chr\u00e1n\u011bn\u00fdch objekt\u016f.<\/p>\n\n\n\n<p><strong>Tivat (v\u010detn\u011b Porto Montenegro)<\/strong> p\u0159it\u00e1hly jinou skupinu kupuj\u00edc\u00edch: ty, kte\u0159\u00ed hledaj\u00ed modern\u00ed \u017eivotn\u00ed styl spojen\u00fd s p\u0159\u00edstavem, s \u00farovn\u00ed infrastruktury a kvalitou spr\u00e1vy bl\u00edzkou z\u00e1padoevropsk\u00fdm standard\u016fm. To s sebou nese vy\u0161\u0161\u00ed cenu, kter\u00e1 odr\u00e1\u017e\u00ed jak samotnou nab\u00eddku, tak profil kupuj\u00edc\u00edch.<\/p>\n\n\n\n<p><strong>Herceg Novi<\/strong> Tuto lokalitu \u010dasto zva\u017euj\u00ed kupuj\u00edc\u00ed, kte\u0159\u00ed tou\u017e\u00ed po \u017eivot\u011b u mo\u0159e, ale bez ru\u0161n\u00e9ho prost\u0159ed\u00ed Budvy. V\u00fdhledy na z\u00e1liv, zelen\u00e9 svahy a klidn\u011bj\u0161\u00ed tempo \u017eivota p\u0159itahuj\u00ed rodiny s d\u011btmi i ty, kte\u0159\u00ed se sem cht\u011bj\u00ed p\u0159est\u011bhovat natrvalo.<\/p>\n\n\n\n<p><strong>Bar a Ulcinj<\/strong> p\u0159edstavuj\u00ed cenov\u011b dostupn\u011bj\u0161\u00ed mo\u017enosti pro vstup na \u010dernohorsk\u00e9 pob\u0159e\u017e\u00ed, a to s odli\u0161n\u00fdm charakterem a \u2013 zejm\u00e9na v Ulcinji \u2013 s del\u0161\u00edm \u00fasekem pl\u00e1\u017ee ne\u017e kdekoli jinde na \u010dernohorsk\u00e9m pob\u0159e\u017e\u00ed. Z\u00e1jemci o koupi by zde m\u011bli pe\u010dliv\u011b zkontrolovat kvalitu infrastruktury a in\u017een\u00fdrsk\u00fdch s\u00edt\u00ed, zejm\u00e9na u pozemk\u016f ve venkovsk\u00fdch nebo okrajov\u00fdch oblastech.<\/p>\n\n\n\n<p><strong>Podgorica<\/strong> Nejedn\u00e1 se o trh s rekrea\u010dn\u00edmi nemovitostmi, ale o funguj\u00edc\u00ed trh s m\u011bstsk\u00fdmi nemovitostmi pro ty, kte\u0159\u00ed v \u010cern\u00e9 Ho\u0159e skute\u010dn\u011b budou \u017e\u00edt a pracovat. Popt\u00e1vku po pron\u00e1jmech poh\u00e1n\u011bj\u00ed sp\u00ed\u0161e m\u00edstn\u00ed odborn\u00edci a diplomat\u00e9 ne\u017e turist\u00e9.<\/p>\n\n\n\n<p><strong>Kola\u0161in a severn\u00ed hory<\/strong> p\u0159il\u00e1kat kupce se z\u00e1jmem o ly\u017ea\u0159skou turistiku a horsk\u00fd \u017eivotn\u00ed styl. Oblast Kola\u0161inu v posledn\u00edch letech p\u0159itahuje v\u011bt\u0161\u00ed pozornost kupc\u016f zam\u011b\u0159en\u00fdch na \u017eivotn\u00ed styl a horsk\u00e9 prost\u0159ed\u00ed, jedn\u00e1 se v\u0161ak o mlad\u0161\u00ed a sez\u00f3nn\u011bj\u0161\u00ed trh ne\u017e na pob\u0159e\u017e\u00ed \u2013 kupuj\u00edc\u00ed by si m\u011bli u jak\u00e9hokoli venkovsk\u00e9ho \u010di horsk\u00e9ho pozemku pe\u010dliv\u011b ov\u011b\u0159it p\u0159\u00edstupov\u00e9 cesty, in\u017een\u00fdrsk\u00e9 s\u00edt\u011b a z\u00e1konnost stavby.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">N\u00e1kup na d\u00e1lku<\/h2>\n\n\n\n<p>Mnoz\u00ed zahrani\u010dn\u00ed kupci nemovitost\u00ed v \u010cern\u00e9 Ho\u0159e nemaj\u00ed mo\u017enost b\u011bhem procesu koup\u011b opakovan\u011b cestovat. N\u00e1kup na d\u00e1lku je sice mo\u017en\u00fd a n\u011bkte\u0159\u00ed kupci takto transakce skute\u010dn\u011b realizuj\u00ed, zvy\u0161uje to v\u0161ak z\u00e1vislost na pr\u00e1vn\u00edm zastoupen\u00ed, kontrole dokument\u016f a d\u016fv\u011bryhodn\u00e9 m\u00edstn\u00ed prohl\u00eddce \u2013 a proto vy\u017eaduje pe\u010dliv\u011bj\u0161\u00ed p\u0159\u00edpravu, nikoli naopak.<\/p>\n\n\n\n<p>Standardn\u00edm pr\u00e1vn\u00edm mechanismem pro n\u00e1kup na d\u00e1lku je <strong>Pln\u00e1 moc (POA)<\/strong>, na jej\u00edm\u017e z\u00e1klad\u011b kupuj\u00edc\u00ed zmoc\u0148uje jmenovan\u00e9ho z\u00e1stupce (obvykle sv\u00e9ho pr\u00e1vn\u00edho z\u00e1stupce) k podepisov\u00e1n\u00ed dokument\u016f a prov\u00e1d\u011bn\u00ed \u00fakon\u016f jeho jm\u00e9nem. Jak uv\u00e1d\u00ed spole\u010dnost Henley &amp; Partners, nemovitost v \u010cern\u00e9 Ho\u0159e lze koupit na d\u00e1lku prost\u0159ednictv\u00edm ov\u011b\u0159en\u00e9 pln\u00e9 moci. Pln\u00e1 moc mus\u00ed b\u00fdt konkr\u00e9tn\u00ed \u2013 mus\u00ed uv\u00e1d\u011bt ozna\u010den\u00ed nemovitosti, cenu a rozsah opr\u00e1vn\u011bn\u00ed \u2013 a mus\u00ed b\u00fdt \u0159\u00e1dn\u011b ov\u011b\u0159ena. Pokud je podeps\u00e1na v zahrani\u010d\u00ed, je obvykle nutn\u00e9 ji opat\u0159it apostilou a v p\u0159\u00edpad\u011b pot\u0159eby nechat p\u0159elo\u017eit do \u010dernohor\u0161tiny autorizovan\u00fdm p\u0159ekladatelem.<\/p>\n\n\n\n<p><strong>Praktick\u00e9 rady pro kupuj\u00edc\u00ed na d\u00e1lku:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Ne\u017e ud\u011bl\u00edte plnou moc, najm\u011bte si pr\u00e1vn\u00edka s jasn\u00fdmi pokyny a zajist\u011bte si pravideln\u00e9 pod\u00e1v\u00e1n\u00ed zpr\u00e1v<\/li>\n\n\n\n<li>Pokud je to jen trochu mo\u017en\u00e9, domluvte si prohl\u00eddku na m\u00edst\u011b je\u0161t\u011b p\u0159edt\u00edm, ne\u017e se rozhodnete pro koupi \u2013 videoprohl\u00eddky nemohou nahradit osobn\u00ed prohl\u00eddku nemovitosti, zejm\u00e9na u dom\u016f, vil a v\u0161ech objekt\u016f, kter\u00e9 vy\u017eaduj\u00ed rekonstrukci<\/li>\n\n\n\n<li>Vyu\u017eijte slu\u017eeb d\u016fv\u011bryhodn\u00e9ho makl\u00e9\u0159e, kter\u00fd v\u00e1m poskytne objektivn\u00ed informace o stavu nemovitosti a m\u00edstn\u00ed situaci, a ne jen prodejn\u00ed materi\u00e1ly<\/li>\n\n\n\n<li>P\u0159edem si ov\u011b\u0159te platebn\u00ed kan\u00e1ly \u2014 pro mezibankovn\u00ed p\u0159evody do \u010cern\u00e9 Hory je nutn\u00e9 uv\u00e9st spr\u00e1vn\u00e9 \u00fadaje IBAN a SWIFT a n\u011bkter\u00e9 banky vy\u017eaduj\u00ed doklad o p\u016fvodu finan\u010dn\u00edch prost\u0159edk\u016f<\/li>\n\n\n\n<li><strong>Nepodepisujte p\u0159edb\u011b\u017enou smlouvu, nepla\u0165te z\u00e1lohu ani neud\u011blujte plnou moc pouze na z\u00e1klad\u011b virtu\u00e1ln\u00ed prohl\u00eddky a telefonick\u00e9ho rozhovoru s prod\u00e1vaj\u00edc\u00edm nebo zprost\u0159edkovatelem, jeho\u017e toto\u017enost jste si nez\u00e1visle neov\u011b\u0159ili<\/strong><\/li>\n<\/ul>\n\n\n\n<p>N\u00e1kup na d\u00e1lku tak\u00e9 zvy\u0161uje z\u00e1vislost na kvalit\u011b va\u0161eho odborn\u00e9ho t\u00fdmu. V\u00fdb\u011br pr\u00e1vn\u00edka a realitn\u00edho makl\u00e9\u0159e na vlastn\u00ed p\u011bst, nikoli na z\u00e1klad\u011b doporu\u010den\u00ed prod\u00e1vaj\u00edc\u00edho, p\u0159edstavuje d\u016fle\u017eitou ochranu.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Financov\u00e1n\u00ed a platby<\/h2>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"576\" src=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/0f25da80-97b0-4693-a68f-0f8586e8a9dd_result-1024x576.webp\" alt=\"Jak koupit nemovitost v \u010cern\u00e9 Ho\u0159e\" class=\"wp-image-5894\" srcset=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/0f25da80-97b0-4693-a68f-0f8586e8a9dd_result-1024x576.webp 1024w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/0f25da80-97b0-4693-a68f-0f8586e8a9dd_result-300x169.webp 300w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/0f25da80-97b0-4693-a68f-0f8586e8a9dd_result-18x10.webp 18w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/0f25da80-97b0-4693-a68f-0f8586e8a9dd_result.webp 1200w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p><strong>Mnoho zahrani\u010dn\u00edch kupc\u016f nemovitost\u00ed v \u010cern\u00e9 Ho\u0159e vyu\u017e\u00edv\u00e1 osobn\u00ed finan\u010dn\u00ed prost\u0159edky p\u0159eveden\u00e9 ze zahrani\u010d\u00ed<\/strong>, nikoli m\u00edstn\u00ed hypote\u010dn\u00ed financov\u00e1n\u00ed. Poskytov\u00e1n\u00ed \u00fav\u011br\u016f m\u00edstn\u00edmi bankami nerezident\u016fm sice nen\u00ed nemo\u017en\u00e9, nen\u00ed v\u0161ak jednoduch\u00e9 a nem\u011blo by se s n\u00edm po\u010d\u00edtat.<\/p>\n\n\n\n<p><strong>Hypot\u00e9ky od m\u00edstn\u00edch \u010dernohorsk\u00fdch bank<\/strong> V n\u011bkter\u00fdch p\u0159\u00edpadech m\u016f\u017ee b\u00fdt hypote\u010dn\u00ed \u00fav\u011br dostupn\u00fd i pro zahrani\u010dn\u00ed kupuj\u00edc\u00ed bez trval\u00e9ho pobytu, ale v\u011b\u0159itel\u00e9 obvykle vy\u017eaduj\u00ed rozs\u00e1hlou dokumentaci: doklad o p\u0159\u00edjmech, da\u0148ov\u00e9 v\u00fdkazy z domovsk\u00e9 zem\u011b kupuj\u00edc\u00edho, odborn\u00fd odhad hodnoty nemovitosti a bezvadn\u00fd vlastnick\u00fd titul. \u00darokov\u00e9 sazby, pom\u011br v\u00fd\u0161e \u00fav\u011bru k hodnot\u011b nemovitosti (LTV) a krit\u00e9ria pro schv\u00e1len\u00ed se li\u0161\u00ed podle banky a mohou se m\u011bnit. Nep\u0159edpokl\u00e1dejte, \u017ee hypote\u010dn\u00ed \u00fav\u011br je k dispozici, dokud si to neov\u011b\u0159\u00edte u konkr\u00e9tn\u00ed banky.<\/p>\n\n\n\n<p><strong>Pl\u00e1ny spl\u00e1tek pro developery<\/strong> U nemovitost\u00ed ve f\u00e1zi projektu a u n\u011bkter\u00fdch novostaveb mohou tyto pl\u00e1ny p\u0159edstavovat alternativu k platb\u011b cel\u00e9 \u010d\u00e1stky p\u0159edem, p\u0159i\u010dem\u017e kupuj\u00edc\u00edm umo\u017e\u0148uj\u00ed platit po etap\u00e1ch v z\u00e1vislosti na miln\u00edc\u00edch v\u00fdstavby. Tyto pl\u00e1ny mohou b\u00fdt u\u017eite\u010dn\u00e9, je v\u0161ak t\u0159eba je pova\u017eovat za obchodn\u00ed ujedn\u00e1n\u00ed s developerem \u2013 nikoli za regulovan\u00e9 hypote\u010dn\u00ed financov\u00e1n\u00ed. Stejn\u00e1 povinnost n\u00e1le\u017eit\u00e9 p\u00e9\u010de se vztahuje i na developera.<\/p>\n\n\n\n<p><strong>D\u016fle\u017eit\u00e9 informace ohledn\u011b m\u011bny a p\u0159evod\u016f:<\/strong> \u010cern\u00e1 Hora pou\u017e\u00edv\u00e1 euro, co\u017e kupuj\u00edc\u00edm z euroz\u00f3ny usnad\u0148uje situaci. Pro kupuj\u00edc\u00ed z Velk\u00e9 Brit\u00e1nie, USA, zem\u00ed SNS nebo Bl\u00edzk\u00e9ho v\u00fdchodu p\u0159edstavuje p\u0159evod m\u011bny a na\u010dasov\u00e1n\u00ed p\u0159evodu ur\u010dit\u00fd prvek kurzov\u00e9ho rizika. V\u011bt\u0161\u00ed p\u0159evody je t\u0159eba pl\u00e1novat s p\u0159edstihem. Kupuj\u00edc\u00ed mohou porovnat nab\u00eddky bank a regulovan\u00fdch poskytovatel\u016f devizov\u00fdch slu\u017eeb, p\u0159i\u010dem\u017e by m\u011bli zohlednit poplatky, sm\u011bnn\u00e9 kurzy, dobu zpracov\u00e1n\u00ed a po\u017eadavky na dodr\u017eov\u00e1n\u00ed p\u0159edpis\u016f.<\/p>\n\n\n\n<p><strong>Bezpe\u010dnost plateb:<\/strong> Pokud je to mo\u017en\u00e9, m\u011bly by b\u00fdt platby ve f\u00e1zi uzav\u00edr\u00e1n\u00ed smlouvy strukturov\u00e1ny tak, aby se minimalizovalo riziko bez ochrany. Ujedn\u00e1n\u00ed typu \u201eescrow\u201c, kdy jsou finan\u010dn\u00ed prost\u0159edky a\u017e do spln\u011bn\u00ed smlouvy dr\u017eeny neutr\u00e1ln\u00ed stranou, nejsou v \u010cern\u00e9 Ho\u0159e v\u0161eobecn\u011b b\u011b\u017en\u00e1, ale n\u011bkdy je lze sjednat. P\u0159inejmen\u0161\u00edm je t\u0159eba zajistit, aby v\u00fdznamn\u00e9 platby byly v\u00e1z\u00e1ny na ov\u011b\u0159iteln\u00e9 smluvn\u00ed miln\u00edky a byly provedeny a\u017e po ov\u011b\u0159en\u00ed dokument\u016f.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Po n\u00e1kupu<\/h2>\n\n\n\n<p>Z\u00e1pis do katastru nemovitost\u00ed je posledn\u00edm pr\u00e1vn\u00edm krokem \u2013 dokud nen\u00ed tento z\u00e1pis proveden, nejste je\u0161t\u011b form\u00e1ln\u011b zapsan\u00fdm vlastn\u00edkem, i kdy\u017e m\u00e1te not\u00e1\u0159sky ov\u011b\u0159enou smlouvu a zaplatili jste celou \u010d\u00e1stku. K z\u00e1pisu do katastru je zapot\u0159eb\u00ed not\u00e1\u0159sky ov\u011b\u0159en\u00e1 smlouva, doklad o zaplacen\u00ed dan\u011b a \u017e\u00e1dost podan\u00e1 u katastr\u00e1ln\u00edho \u00fa\u0159adu. Doba vy\u0159\u00edzen\u00ed se li\u0161\u00ed.<\/p>\n\n\n\n<p>Po registraci je t\u0159eba prov\u00e9st n\u00e1sleduj\u00edc\u00ed praktick\u00e9 kroky:<\/p>\n\n\n\n<p><strong>P\u0159evody slu\u017eeb:<\/strong> Elekt\u0159ina, voda a komun\u00e1ln\u00ed slu\u017eby by m\u011bly b\u00fdt form\u00e1ln\u011b p\u0159evedeny na jm\u00e9no nov\u00e9ho majitele. Pokud z\u016fstanou nad\u00e1le na jm\u00e9no p\u0159edchoz\u00edho majitele, m\u016f\u017ee to v\u00e9st k praktick\u00fdm i potenci\u00e1ln\u00edm pr\u00e1vn\u00edm komplikac\u00edm.<\/p>\n\n\n\n<p><strong>Spr\u00e1va budov:<\/strong> Pokud se nemovitost nach\u00e1z\u00ed v bytov\u00e9m dom\u011b nebo v bytov\u00e9m komplexu, obvykle existuje smlouva o spr\u00e1v\u011b budovy spojen\u00e1 s p\u0159\u00edslu\u0161n\u00fdmi poplatky (\u00fadr\u017eba, \u00faklid, spole\u010dn\u00e1 infrastruktura). P\u0159ed p\u0159evzet\u00edm nemovitosti si ov\u011b\u0159te, kter\u00e1 spole\u010dnost spr\u00e1vu zaji\u0161\u0165uje, jak\u00e1 je struktura poplatk\u016f a zda neexistuj\u00ed n\u011bjak\u00e9 nedoplatky.<\/p>\n\n\n\n<p><strong>Poji\u0161t\u011bn\u00ed:<\/strong> Poji\u0161t\u011bn\u00ed nemovitosti nemus\u00ed b\u00fdt povinn\u00e9 pro v\u0161echny kupuj\u00edc\u00ed, kte\u0159\u00ed plat\u00ed v hotovosti, ale mohou ho vy\u017eadovat v\u011b\u0159itel\u00e9 nebo konkr\u00e9tn\u00ed smlouvy. V ka\u017ed\u00e9m p\u0159\u00edpad\u011b by kupuj\u00edc\u00ed m\u011bli zv\u00e1\u017eit sjedn\u00e1n\u00ed poji\u0161t\u011bn\u00ed nemovitosti \u2013 zejm\u00e9na u rekrea\u010dn\u00edch objekt\u016f nebo nemovitost\u00ed, kter\u00e9 z\u016fst\u00e1vaj\u00ed del\u0161\u00ed dobu neob\u00fdvan\u00e9.<\/p>\n\n\n\n<p><strong>Ro\u010dn\u00ed da\u0148 z nemovitosti:<\/strong> \u010cern\u00e1 Hora vyb\u00edr\u00e1 ro\u010dn\u00ed da\u0148 z nemovitost\u00ed od v\u0161ech vlastn\u00edk\u016f, v\u010detn\u011b nerezident\u016f. Sazba je stanovov\u00e1na na m\u00edstn\u00ed \u00farovni obc\u00ed a z\u00e1vis\u00ed na hodnot\u011b, typu a um\u00edst\u011bn\u00ed nemovitosti \u2013 ov\u011b\u0159te si platnou sazbu pro konkr\u00e9tn\u00ed obec, ve kter\u00e9 nemovitost kupujete. Ujist\u011bte se, \u017ee je nemovitost z da\u0148ov\u00e9ho hlediska registrov\u00e1na na va\u0161e jm\u00e9no a \u017ee dost\u00e1v\u00e1te a hrad\u00edte ro\u010dn\u00ed da\u0148ov\u00e9 v\u00fdzvy.<\/p>\n\n\n\n<p><strong>Nastaven\u00ed pron\u00e1jmu:<\/strong> Pokud m\u00e1te v \u00famyslu nemovitost pronaj\u00edmat, p\u0159edt\u00edm, ne\u017e ji nab\u00eddnete k kr\u00e1tkodob\u00e9mu pron\u00e1jmu, si ov\u011b\u0159te aktu\u00e1ln\u00ed po\u017eadavky na registraci u m\u011bstsk\u00e9ho \u00fa\u0159adu a turistick\u00e9ho \u00fa\u0159adu a tak\u00e9 da\u0148ov\u00e9 povinnosti. P\u0159\u00edjmy z pron\u00e1jmu podl\u00e9haj\u00ed dani a pravidla i sazby se mohou m\u011bnit. Ne\u017e uzav\u0159ete jakoukoli n\u00e1jemn\u00ed smlouvu, vy\u017e\u00e1dejte si radu od m\u00edstn\u00edho da\u0148ov\u00e9ho poradce.<\/p>\n\n\n\n<p><strong>Spr\u00e1va nemovitost\u00ed pro osoby s trval\u00fdm bydli\u0161t\u011bm v zahrani\u010d\u00ed:<\/strong> Pokud \u017eijete v zahrani\u010d\u00ed, vyplat\u00ed se najmout si spolehliv\u00e9ho m\u00edstn\u00edho spr\u00e1vce nemovitosti, kter\u00fd se postar\u00e1 o \u00fadr\u017ebu, spr\u00e1vu kl\u00ed\u010d\u016f, p\u0159\u00edpadn\u011b o spr\u00e1vu pron\u00e1jmu, platby za slu\u017eby a \u0159e\u0161en\u00ed jak\u00fdchkoli probl\u00e9m\u016f, kter\u00e9 mohou nastat mezi va\u0161imi n\u00e1v\u0161t\u011bvami.<\/p>\n\n\n\n<p><strong>Mo\u017enost z\u00edsk\u00e1n\u00ed povolen\u00ed k pobytu:<\/strong> Vlastnictv\u00ed nemovitosti m\u016f\u017ee b\u00fdt podkladem pro \u017e\u00e1dost o do\u010dasn\u00fd pobyt v \u010cern\u00e9 Ho\u0159e, av\u0161ak samo o sob\u011b nezakl\u00e1d\u00e1 \u017e\u00e1dn\u00e9 pr\u00e1vo na pobyt. Od novelizace z\u00e1kona o cizinc\u00edch, kter\u00e1 vstoupila v platnost dne 17. ledna 2026, jsou st\u00e1tn\u00ed p\u0159\u00edslu\u0161n\u00edci t\u0159et\u00edch zem\u00ed, kte\u0159\u00ed \u017e\u00e1daj\u00ed o do\u010dasn\u00fd pobyt na z\u00e1klad\u011b vlastnictv\u00ed nemovitosti, obecn\u011b povinni p\u0159edlo\u017eit doklad o tom, \u017ee hodnota nemovitosti \u010din\u00ed alespo\u0148 150 000 EUR, a to na z\u00e1klad\u011b rozhodnut\u00ed da\u0148ov\u00e9ho \u00fa\u0159adu. Tento po\u017eadavek na minim\u00e1ln\u00ed hodnotu se nevztahuje na ob\u010dany EU a ur\u010dit\u00e9 kategorie osob z EHP a \u0160v\u00fdcarska. Pravidla, podm\u00ednky a schvalovac\u00ed proces se mohou zm\u011bnit. Ka\u017ed\u00fd kupuj\u00edc\u00ed, kter\u00fd m\u00e1 z\u00e1jem o pobyt, by si m\u011bl ov\u011b\u0159it aktu\u00e1ln\u00ed imigra\u010dn\u00ed p\u0159edpisy u kvalifikovan\u00e9ho \u010dernohorsk\u00e9ho imigra\u010dn\u00edho pr\u00e1vn\u00edka \u2013 nem\u011bl by se spol\u00e9hat na zdroje z realitn\u00edho trhu.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">\u010cast\u00e9 chyby<\/h2>\n\n\n\n<p>Nejdra\u017e\u0161\u00ed chyby p\u0159i transakc\u00edch s nemovitostmi v \u010cern\u00e9 Ho\u0159e obvykle nemaj\u00ed dramatick\u00e9 n\u00e1sledky \u2013 jsou v\u00fdsledkem p\u0159\u00edli\u0161 usp\u011bchan\u00e9ho postupu, vynech\u00e1n\u00ed ov\u011b\u0159ovac\u00edch krok\u016f nebo p\u0159\u00edli\u0161n\u00e9 d\u016fv\u011bry ve \u0161patn\u00e9 lidi.<\/p>\n\n\n\n<p><strong>Chyby, kter\u00fdm je t\u0159eba se vyhnout:<\/strong><\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li><strong>Zaplacen\u00ed jak\u00e9koli z\u00e1lohy p\u0159ed prostudov\u00e1n\u00edm kl\u00ed\u010dov\u00fdch dokument\u016f.<\/strong> I malou z\u00e1lohu za rezervaci m\u016f\u017ee b\u00fdt obt\u00ed\u017en\u00e9 z\u00edskat zp\u011bt, pokud transakce nedojde k uskute\u010dn\u011bn\u00ed kv\u016fli probl\u00e9mu s dokumenty, kter\u00fd jste mohli odhalit ji\u017e d\u0159\u00edve.<\/li>\n\n\n\n<li><strong>Za p\u0159edpokladu, \u017ee na ka\u017ed\u00e9m pozemku lze stav\u011bt.<\/strong> Z\u00e1pis v katastru jako samostatn\u00e1 parcela je\u0161t\u011b neznamen\u00e1, \u017ee na n\u00ed m\u011bstsk\u00fd \u00fazemn\u00ed pl\u00e1n povoluje v\u00fdstavbu. P\u0159ed koup\u00ed pozemku si v\u017edy zkontrolujte \u00fazemn\u00ed pl\u00e1n.<\/li>\n\n\n\n<li><strong>Bez ohledu na pr\u00e1vn\u00ed status.<\/strong> Domy a p\u0159\u00edstavby postaven\u00e9 bez stavebn\u00edho povolen\u00ed jsou b\u011b\u017en\u00fdm jevem. Jejich koup\u00ed si tento probl\u00e9m p\u0159eb\u00edr\u00e1te na sebe. Legalizace m\u016f\u017ee b\u00fdt \u010dasov\u011b n\u00e1ro\u010dn\u00e1, n\u00e1kladn\u00e1 a v n\u011bkter\u00fdch p\u0159\u00edpadech dokonce nemo\u017en\u00e1.<\/li>\n\n\n\n<li><strong>Nekontrola z\u00e1stavn\u00edch pr\u00e1v a dluh\u016f.<\/strong> Hypot\u00e9ka zapsan\u00e1 na nemovitost nebo neuhrazen\u00e9 poplatky za spole\u010dn\u00e9 prostory se mohou st\u00e1t probl\u00e9mem kupuj\u00edc\u00edho, pokud nebudou vy\u0159e\u0161eny p\u0159ed dokon\u010den\u00edm transakce.<\/li>\n\n\n\n<li><strong>Pou\u017eit\u00ed naskenovan\u00fdch dokument\u016f jako kone\u010dn\u00e9ho ov\u011b\u0159en\u00ed.<\/strong> P\u0159i ov\u011b\u0159ov\u00e1n\u00ed dokument\u016f je t\u0159eba p\u0159edlo\u017eit origin\u00e1ly nebo \u00fa\u0159edn\u011b ov\u011b\u0159en\u00e9 kopie; v\u00fdpis z katastru nemovitost\u00ed by m\u011bl b\u00fdt v okam\u017eiku podpisu aktu\u00e1ln\u00ed \u2013 nesm\u00ed se jednat o dokument, kter\u00fd prod\u00e1vaj\u00edc\u00ed poskytl ji\u017e p\u0159ed n\u011bkolika m\u011bs\u00edci.<\/li>\n\n\n\n<li><strong>Podcen\u011bn\u00ed n\u00e1klad\u016f na rekonstrukci a provozn\u00edch n\u00e1klad\u016f.<\/strong> Star\u0161\u00ed nemovitosti v pob\u0159e\u017en\u00edch oblastech, zejm\u00e9na kamenn\u00e9 domy nebo byty v historick\u00fdch budov\u00e1ch, mohou vy\u017eadovat zna\u010dn\u00e9 investice. Ne\u017e se k n\u00e1kupu zav\u00e1\u017eete, sestavte si realistick\u00fd rozpo\u010det.<\/li>\n\n\n\n<li><strong>P\u0159edpoklad, \u017ee p\u0159\u00edjmy z pron\u00e1jmu jsou automatick\u00e9 nebo p\u0159edv\u00eddateln\u00e9.<\/strong> Popt\u00e1vka po pron\u00e1jmech v \u010cern\u00e9 Ho\u0159e je sez\u00f3nn\u00ed a z\u00e1vis\u00ed na lokalit\u011b. Nemovitosti vy\u017eaduj\u00ed spr\u00e1vu, propagaci a \u00fadr\u017ebu. V\u00fdnosy se v\u00fdrazn\u011b li\u0161\u00ed.<\/li>\n\n\n\n<li><strong>Nezahrnut\u00ed dan\u00ed a honor\u00e1\u0159\u016f do rozpo\u010dtu.<\/strong> Dohodnout se na kupn\u00ed cen\u011b a teprve pot\u00e9 zjistit, \u017ee dan\u011b, not\u00e1\u0159sk\u00e9 poplatky, honor\u00e1\u0159e pr\u00e1vn\u00edk\u016f a provize realitn\u00ed kancel\u00e1\u0159e p\u0159edstavuj\u00ed dal\u0161\u00edch 8%, je p\u0159ekvapen\u00ed, kter\u00e9mu se d\u00e1 p\u0159edej\u00edt.<\/li>\n\n\n\n<li><strong>N\u00e1kup na m\u00edst\u011b, kter\u00e9 nen\u00ed vhodn\u00e9 pro zam\u00fd\u0161len\u00e9 pou\u017eit\u00ed.<\/strong> Bar nemus\u00ed b\u00fdt pro kupuj\u00edc\u00ed, kte\u0159\u00ed hledaj\u00ed nejv\u00fdhodn\u011bj\u0161\u00ed kr\u00e1tkodob\u00e9 pron\u00e1jmy v letovisku, tak vhodnou volbou jako zaveden\u011bj\u0161\u00ed turistick\u00e9 trhy. Garsonka v letovisku m\u016f\u017ee vyhovovat investorovi do rekrea\u010dn\u00edch pron\u00e1jm\u016f, ale ne rodin\u011b, kter\u00e1 hled\u00e1 trval\u00e9 bydli\u0161t\u011b. P\u0159ed v\u00fdb\u011brem lokality si ujasn\u011bte, k jak\u00e9mu \u00fa\u010delu nemovitost slou\u017eit m\u00e1.<\/li>\n\n\n\n<li><strong>Nevyu\u017e\u00edv\u00e1n\u00ed nez\u00e1visl\u00e9 pr\u00e1vn\u00ed pomoci.<\/strong> I kdy\u017e pr\u00e1vn\u00edka doporu\u010d\u00ed realitn\u00ed makl\u00e9\u0159 nebo prod\u00e1vaj\u00edc\u00ed, m\u011bl by si kupuj\u00edc\u00ed ov\u011b\u0159it, zda tento pr\u00e1vn\u00edk zastupuje v\u00fdhradn\u011b kupuj\u00edc\u00edho a zda u n\u011bj nedoch\u00e1z\u00ed ke st\u0159etu z\u00e1jm\u016f. Vyhledejte si nez\u00e1vislou pr\u00e1vn\u00ed radu, a to bu\u010f na z\u00e1klad\u011b vlastn\u00edho pr\u016fzkumu, nebo na z\u00e1klad\u011b doporu\u010den\u00ed od zdroje, kter\u00e9mu d\u016fv\u011b\u0159ujete a kter\u00fd nen\u00ed s danou transakc\u00ed nijak spojen.<\/li>\n<\/ol>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\">Hlavn\u00ed body<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Ciz\u00ed st\u00e1tn\u00ed p\u0159\u00edslu\u0161n\u00edci mohou v \u010cern\u00e9 Ho\u0159e obecn\u011b kupovat byty, domy a komer\u010dn\u00ed nemovitosti<\/strong> ve vlastn\u00edm jm\u00e9nu, ani\u017e by bylo nutn\u00e9 z\u0159izovat m\u00edstn\u00ed spole\u010dnost. Omezen\u00ed se vztahuj\u00ed na zem\u011bd\u011blskou p\u016fdu, lesn\u00ed pozemky, p\u0159\u00edrodn\u00ed zdroje a ur\u010dit\u00e9 citliv\u00e9 oblasti.<\/li>\n\n\n\n<li><strong>Katastr je ofici\u00e1ln\u00ed ve\u0159ejn\u00fd rejst\u0159\u00edk majetkov\u00fdch pr\u00e1v.<\/strong> Z\u00e1pis do katastru nemovitost\u00ed je krokem, kter\u00fdm se vlastnick\u00e9 pr\u00e1vo zaznamen\u00e1 a nab\u00fdv\u00e1 pr\u00e1vn\u00ed \u00fa\u010dinnosti \u2013 not\u00e1\u0159sky ov\u011b\u0159en\u00e1 smlouva bez z\u00e1pisu do katastru nesta\u010d\u00ed.<\/li>\n\n\n\n<li><strong>Due diligence nen\u00ed voliteln\u00e1.<\/strong> Pr\u00e1vn\u00edk by m\u011bl p\u0159ed podpisem jak\u00e9koli kone\u010dn\u00e9 smlouvy ov\u011b\u0159it vlastnick\u00e9 pr\u00e1vo, z\u00e1stavn\u00ed pr\u00e1va, povolen\u00ed, dluhy, \u00fazemn\u011b pl\u00e1novac\u00ed status a opr\u00e1vn\u011bn\u00ed prod\u00e1vaj\u00edc\u00edho. Pr\u00e1v\u011b v t\u00e9to f\u00e1zi se odhal\u00ed p\u0159\u00edpadn\u00e9 probl\u00e9my \u2013 je\u0161t\u011b ne\u017e se stanou probl\u00e9mem kupuj\u00edc\u00edho.<\/li>\n\n\n\n<li><strong>Po\u010d\u00edtejte s n\u00e1klady nad r\u00e1mec po\u0159izovac\u00ed ceny.<\/strong> K celkov\u00e9 \u010d\u00e1stce se p\u0159ipo\u010d\u00edt\u00e1v\u00e1 da\u0148 z p\u0159evodu nemovitosti (3\u20136% v p\u0159\u00edpad\u011b dal\u0161\u00edho prodeje podle PwC), not\u00e1\u0159sk\u00e9 poplatky, pr\u00e1vn\u00ed poplatky, p\u0159eklad, z\u00e1pis do katastru nemovitost\u00ed a p\u0159\u00edpadn\u00e1 provize realitn\u00ed kancel\u00e1\u0159e. P\u0159esn\u00e1 \u010d\u00e1stka z\u00e1vis\u00ed na typu transakce \u2013 p\u0159ed dohodnut\u00edm kupn\u00ed ceny si ji ov\u011b\u0159te u sv\u00e9ho pr\u00e1vn\u00edho z\u00e1stupce.<\/li>\n\n\n\n<li><strong>N\u00e1kup pozemk\u016f vy\u017eaduje zv\u00fd\u0161enou opatrnost.<\/strong> U ka\u017ed\u00e9ho pozemku je t\u0159eba konkr\u00e9tn\u011b ov\u011b\u0159it \u00fazemn\u00ed pl\u00e1n, mo\u017enost z\u00e1stavby, p\u0159\u00edstup, in\u017een\u00fdrsk\u00e9 s\u00edt\u011b, kategorii pozemku a pravidla t\u00fdkaj\u00edc\u00ed se vlastnictv\u00ed cizinci. Ne ka\u017ed\u00fd pozemek zapsan\u00fd v katastru je z pr\u00e1vn\u00edho hlediska vhodn\u00fd k z\u00e1stavb\u011b.<\/li>\n\n\n\n<li><strong>P\u0159\u00edjmy z pron\u00e1jmu a bydli\u0161t\u011b nejsou automatick\u00fdm d\u016fsledkem koup\u011b.<\/strong> Pron\u00e1jem vy\u017eaduje registraci a podl\u00e9h\u00e1 dani. Pobyt \u2013 zejm\u00e9na v p\u0159\u00edpad\u011b st\u00e1tn\u00edch p\u0159\u00edslu\u0161n\u00edk\u016f t\u0159et\u00edch zem\u00ed od novelizace z\u00e1kona o cizinc\u00edch z roku 2026 \u2013 vy\u017eaduje spln\u011bn\u00ed konkr\u00e9tn\u00edch podm\u00ednek, v\u010detn\u011b minim\u00e1ln\u00ed hranice hodnoty nemovitosti. Aktu\u00e1ln\u00ed pravidla si ov\u011b\u0159te u p\u0159\u00edslu\u0161n\u00fdch odborn\u00edk\u016f.<\/li>\n\n\n\n<li><strong>Odborn\u00e1 podpora m\u016f\u017ee v\u00fdrazn\u011b sn\u00ed\u017eit pr\u00e1vn\u00ed i praktick\u00e1 rizika.<\/strong> V mnoha p\u0159\u00edpadech jsou n\u00e1klady na nez\u00e1visl\u00e9 pr\u00e1vn\u00ed a da\u0148ov\u00e9 poradenstv\u00ed relativn\u011b n\u00edzk\u00e9 ve srovn\u00e1n\u00ed s potenci\u00e1ln\u00edmi n\u00e1klady spojen\u00fdmi s nevy\u0159e\u0161en\u00fdmi probl\u00e9my ohledn\u011b vlastnick\u00fdch pr\u00e1v, povolen\u00ed nebo dan\u00ed, kter\u00e9 se objev\u00ed a\u017e po dokon\u010den\u00ed projektu.<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"576\" src=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/bef2e661-44f8-4c18-99aa-855a4f919c01_result-1024x576.webp\" alt=\"Jak koupit nemovitost v \u010cern\u00e9 Ho\u0159e\" class=\"wp-image-5890\" srcset=\"https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/bef2e661-44f8-4c18-99aa-855a4f919c01_result-1024x576.webp 1024w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/bef2e661-44f8-4c18-99aa-855a4f919c01_result-300x169.webp 300w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/bef2e661-44f8-4c18-99aa-855a4f919c01_result-18x10.webp 18w, https:\/\/residence-estate.me\/wp-content\/uploads\/2026\/06\/bef2e661-44f8-4c18-99aa-855a4f919c01_result.webp 1200w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\">Koup\u011b nemovitosti v \u010cern\u00e9 Ho\u0159e \u2014 praktick\u00fd p\u0159ehled<\/h2>\n\n\n\n<p>\u010cernohorsk\u00fd trh s nemovitostmi nab\u00edz\u00ed jedine\u010dnou kombinaci p\u0159ita\u017elivosti pob\u0159e\u017en\u00edho \u017eivotn\u00edho stylu, p\u0159\u00edzniv\u00fdch pravidel pro zahrani\u010dn\u00ed vlastnictv\u00ed a cenov\u00e9 \u00farovn\u011b, kter\u00e1 z\u016fst\u00e1v\u00e1 konkurenceschopn\u00e1 ve srovn\u00e1n\u00ed s podobn\u00fdmi trhy v oblasti Jadersk\u00e9ho a St\u0159edozemn\u00edho mo\u0159e. Pro zahrani\u010dn\u00ed kupce, kte\u0159\u00ed k tomuto procesu p\u0159istupuj\u00ed s realistick\u00fdmi o\u010dek\u00e1v\u00e1n\u00edmi a s odpov\u00eddaj\u00edc\u00ed odbornou podporou, je to trh, kter\u00fd stoj\u00ed za v\u00e1\u017en\u00e9 zv\u00e1\u017een\u00ed.<\/p>\n\n\n\n<p>S n\u00e1le\u017eitou pr\u00e1vn\u00ed podporou je tento proces obecn\u011b zvl\u00e1dnuteln\u00fd, ka\u017ed\u00e1 f\u00e1ze v\u0161ak vy\u017eaduje pe\u010dliv\u00e9 ov\u011b\u0159en\u00ed a dokumentaci. Ne\u017e si vyberete lokalitu, ujasn\u011bte si, co kupujete a pro\u010d. Lokalitu vyb\u00edrejte na z\u00e1klad\u011b sv\u00e9ho skute\u010dn\u00e9ho \u00fa\u010delu, nikoli pouze podle vizu\u00e1ln\u00ed p\u0159ita\u017elivosti. P\u0159ed uvoln\u011bn\u00edm finan\u010dn\u00edch prost\u0159edk\u016f si pe\u010dliv\u011b prostudujte dokumenty. Najm\u011bte si pr\u00e1vn\u00edka, kter\u00fd bude pracovat pro v\u00e1s, nez\u00e1visle na prod\u00e1vaj\u00edc\u00edm. Po\u010d\u00edtejte s celkov\u00fdmi n\u00e1klady na po\u0159\u00edzen\u00ed, nikoli pouze s uvedenou cenou. Ne\u017e pova\u017eujete koupi za dokon\u010denou, zaregistrujte vlastnick\u00e9 pr\u00e1vo v katastru nemovitost\u00ed.<\/p>\n\n\n\n<p>Trh pokr\u00fdv\u00e1 \u0161irokou \u0161k\u00e1lu profil\u016f kupuj\u00edc\u00edch: od studiov\u00fdch byt\u016f v Budv\u011b ur\u010den\u00fdch k letn\u00edmu pron\u00e1jmu, p\u0159es kamenn\u00e9 domy v Kotorsk\u00e9m z\u00e1livu pro ty, kdo hledaj\u00ed historick\u00e9 d\u011bdictv\u00ed a charakter, a\u017e po nemovitosti zam\u011b\u0159en\u00e9 na ly\u017eov\u00e1n\u00ed na severu pro kupuj\u00edc\u00ed, kte\u0159\u00ed tou\u017e\u00ed po \u017eivot\u011b v hor\u00e1ch. Nalezen\u00ed spr\u00e1vn\u00e9 shody mezi typem nemovitosti, lokalitou a \u00fa\u010delem je v\u00fdchoz\u00edm bodem pro \u00fasp\u011b\u0161nou transakci.<\/p>\n\n\n\n<p>The Residence je realitn\u00ed kancel\u00e1\u0159 se s\u00eddlem v \u010cern\u00e9 Ho\u0159e, kter\u00e1 spolupracuje s mezin\u00e1rodn\u00edmi kupci na kl\u00ed\u010dov\u00fdch trz\u00edch v cel\u00e9 zemi \u2013 na pob\u0159e\u017e\u00ed, ve m\u011bstech i ve vnitrozem\u00ed. A\u0165 u\u017e se nach\u00e1z\u00edte v po\u010d\u00e1te\u010dn\u00ed f\u00e1zi pr\u016fzkumu, nebo jste p\u0159ipraveni zah\u00e1jit konkr\u00e9tn\u00ed hled\u00e1n\u00ed, n\u00e1\u0161 t\u00fdm v\u00e1m m\u016f\u017ee poskytnout odborn\u00e9 poradenstv\u00ed ohledn\u011b trhu a p\u0159\u00edmo v\u00e1m p\u0159edstavit nemovitosti na z\u00e1klad\u011b va\u0161ich c\u00edl\u016f.<\/p>\n\n\n\n<p>Pokud uva\u017eujete o koupi nemovitosti v \u010cern\u00e9 Ho\u0159e a r\u00e1di byste sv\u00e9 pl\u00e1ny prodiskutovali s m\u00edstn\u00edm odborn\u00edkem, obra\u0165te se na spole\u010dnost The Residence a domluvte si konzultaci.<\/p>","protected":false},"excerpt":{"rendered":"<p>\u010cern\u00e1 Hora vzbuzuje trval\u00fd z\u00e1jem mezin\u00e1rodn\u00edch kupc\u016f \u2014 a [\u2026]<\/p>","protected":false},"author":14,"featured_media":5885,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[174],"tags":[],"class_list":["post-5884","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-all"],"acf":[],"_links":{"self":[{"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/posts\/5884","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/users\/14"}],"replies":[{"embeddable":true,"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/comments?post=5884"}],"version-history":[{"count":4,"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/posts\/5884\/revisions"}],"predecessor-version":[{"id":5896,"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/posts\/5884\/revisions\/5896"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/media\/5885"}],"wp:attachment":[{"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/media?parent=5884"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/categories?post=5884"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/residence-estate.me\/cs\/wp-json\/wp\/v2\/tags?post=5884"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}