Serbia. Belgrade's new riverfront, building by building.
Twenty-four Eagle Hills buildings in Belgrade Waterfront — riverfront towers, Savamala low-rises and The Residences at The St. Regis Belgrade.
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1
Developer Partners
24
Buildings Listed
€215K + VAT
From (BW Azura 1BR)
10%
VAT on New Builds
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One district, many buildings — read each building’s status carefully.
Serbia is PropSentral's newest European market, entered through Belgrade Waterfront, Eagle Hills' regeneration of the Sava riverfront in central Belgrade. The listings span Savamala low-rises, the Riverline towers, the new BW Marina district and the branded Residences at The St. Regis Belgrade in Kula Belgrade. Most building pages do not state a completion date or construction status, so each listing says so plainly; The St. Regis Residences and BW Victoria are described by the developer as nearly ready. Unit sizes shown are a snapshot of the units the developer listed as available on 3 November 2026. Foreign buyers can own property in Serbia where their home country grants Serbians the same right, so confirm eligibility first. New builds carry VAT (usually 10%) instead of the 2.5% transfer tax charged on resales.
Key Advantages
- 24 Belgrade Waterfront buildings, from 4-floor boutique residences to the 42-floor Kula Belgrade
- BW Azura (BW Marina): one-bedroom from €215,358 + VAT, the only building with published prices
- The St. Regis Residences: developer payment plan through 2028 (as printed it adds up to 120% — confirm in the contract)
- Foreign ownership works on reciprocity with your home country
- Built from the developer’s own project pages, brochures and floor plans
Serbia — Investment Scorecard
Nine indicators rated 1–10 by the PropSentral research team. Updated quarterly.
Observed Gross Rental Yield Range
4% – 6%
Per annum, based on active listings. Not guaranteed.
Tax Summary
Income Tax
Not independently verified for this platform — confirm the treatment of rental income with a Serbian tax advisor
Capital Gains
Not independently verified for this platform — confirm with a Serbian tax advisor
Transfer Cost
New builds bought from a developer carry VAT (usually 10% for residential) instead of transfer tax; resales carry a 2.5% transfer tax, per secondary sources
Mortgage Access
Max LTV
Not independently verified for this platform
Typical Rate
Not independently verified for this platform
Notes
Belgrade Waterfront sells mostly on developer instalment plans; some buildings publish their own plans (for example The Residences at The St. Regis Belgrade). Confirm bank-finance options for non-residents with an advisor.
Residency Pathway
Programme
Temporary residence for owners of real estate in Serbia (Law on Foreigners), per secondary sources
Threshold
No minimum value found in the sources checked — confirm current conditions with the Serbian Ministry of Interior or an immigration lawyer
Timeframe
Not independently verified for this platform
Serbia facts on this page are compiled from public and secondary sources, not a Serbia-licensed tax, legal or immigration advisor. Reciprocity rules decide whether a foreign national can buy; confirm eligibility, taxes and residency conditions directly before relying on them. Scores are qualitative assessments by PropSentral and should not be relied upon as financial advice.
Economic Intelligence
Macro Indicators — Serbia
GDP growth, interest rate environment, currency trends, and tax impact for investors. Static data as of July–November 2026 (NBS rate, EUR/RSD); GDP data through 2024. Live charts sourced from BIS and FRED.
GDP Performance
Economic Output & Growth
USD billion. Source: Statistical Office of Serbia (real growth); Focus Economics (nominal USD) — IMF-based USD series run lower, treat as approximate.
2023
+3.8%
2024
+3.9%
Interest Rate Environment
Central Bank Rate vs BELIBOR
National Bank of Serbia (key policy rate)
5.75%
BELIBOR
5.75%
What is BELIBOR?
The dinar is managed against the euro; the National Bank of Serbia sets its key policy rate to target inflation.
⚠️ Key policy rate held at 5.75% since late 2024, most recently confirmed on 9 July 2026 (deposit facility 4.5%, lending facility 7%). BELIBOR was not compiled and is shown equal to the policy rate.
Currency
LiveExchange Rate — Your Currency vs RSD
Not a formal peg, but the dinar has been held in a narrow band against the euro (about 117–118 per EUR through 2026). Belgrade Waterfront prices are in euros.
Latest rate — Oct 26· FRED
1 USD = 0.8930 RSD
US Dollar → Serbian Dinar
Monthly averages — Federal Reserve Economic Data (FRED), cross-rates computed from USD pairs. For illustrative purposes only. Exchange rates fluctuate — consult your bank or FX broker for transaction rates.
Tax Profile
Property Taxes — Serbia
Foreign ownership depends on reciprocity with the buyer’s home country
Same taxes and fees apply to foreign and domestic buyers, per secondary sources
Tax information is general guidance only and may not reflect current legislation. Always consult a qualified local tax adviser before purchasing or selling property.
Lifestyle Intelligence
Living in Serbia
Beyond the investment numbers — what does daily life actually cost, and what does it look like?
Cost of Living
Monthly Budget Estimates
Single Person
$1,200 – $2,400/mo
USD equivalent, including rent.
Couple
$1,900 – $3,600/mo
USD equivalent, including rent.
| Expense | Typical Range |
|---|---|
| Rent (1-bed) | Not independently verified for this platform — Belgrade Waterfront rents sit at the top of the Belgrade market |
| Rent (3-bed) | Not independently verified for this platform |
| Groceries | Not independently verified for this platform |
| Dining out | Not independently verified for this platform |
| Transport | Belgrade has buses, trams and trolleybuses; a metro is planned near Belgrade Waterfront (developer pages) |
| Utilities | Not independently verified for this platform — winter heating is a real cost |
| Entertainment | Not independently verified for this platform |
| Health insurance | Not independently verified for this platform |
Directional ranges only, not a verified budget. Belgrade is generally cheaper than Western European capitals.
Quality of Life
Lifestyle Scores
Safety
Crime rate, political stability, day-to-day security
Healthcare
Quality and accessibility of medical care
Climate
Weather, sunshine, and year-round liveability
Expat Community
Size and diversity of international resident base
Education
Quality and range of international schooling options
English Friendly
Daily life ease for English-only speakers
Education
Schools & Universities in Serbia
Belgrade has a small but established international school sector; Belgrade Waterfront has its own new school and kindergarten (developer pages).
Available Curricula
Early Years (Ages 0–5)
Not independently verified per school for this platform.
Primary (Ages 5–11)
The International School of Belgrade and the British International School Belgrade are commonly cited.
Secondary (Ages 11–16)
Confirm current curricula and places directly with each school.
Sixth Form / Pre-University (Ages 16–18)
IB Diploma and A Levels are offered in Belgrade; confirm current offerings directly.
International Schools
Universities & Higher Education
Top Schools
Annual Fee Range
Not independently verified for this platform
Healthcare
Medical Care in Serbia
Belgrade has public hospitals and a sizeable private sector used by expatriates.
Public System
Private System
Health Insurance
Specialist Access
Top Facilities
Insurance Cost
Not independently verified for this platform
Residency & Retirement
Visa Pathways
No dedicated retirement visa listed here; temporary residence based on property ownership is the main property-linked route (confirm current conditions).
New-build purchases carry 10% VAT; resales 2.5% transfer tax. Living costs are below most EU capitals.
Why expats & retirees choose Serbia
- Central riverside location in a capital city, a short walk from the old town
- Prices in euros with a stable dinar
- Lower living costs than most EU capitals
- English widely spoken by younger people and in business
- Continental climate: hot summers, cold winters
Climate
Annual Weather — Serbia
Belgrade has four distinct seasons: hot summers, cold winters with occasional snow, and pleasant springs and autumns. Rain is spread through the year, peaking in early summer.
| Month | High °C | Low °C | Rain mm | Sun hrs/day | Humidity % |
|---|---|---|---|---|---|
| Jan▲ | 4 | -2 | 47 | 2 | 79% |
| Feb▲ | 7 | -1 | 46 | 3 | 73% |
| Mar | 12 | 3 | 50 | 5 | 66% |
| Apr | 18 | 8 | 56 | 6 | 64% |
| May★ | 23 | 12 | 68 | 8 | 65% |
| Jun★ | 27 | 16 | 90 | 9 | 66% |
| Jul | 29 | 18 | 67 | 10 | 64% |
| Aug | 29 | 17 | 58 | 9 | 64% |
| Sep★ | 24 | 13 | 55 | 7 | 68% |
| Oct★ | 18 | 9 | 50 | 5 | 72% |
| Nov | 11 | 4 | 55 | 3 | 76% |
| Dec | 6 | 0 | 58 | 2 | 79% |
Climate normals (Belgrade), approximate. ★ recommended months · ▲ peak heat / rain months.
Languages & Culture
Communication in Serbia
Official Language(s)
English Proficiency
HighFor day-to-day expat navigation
Widely Spoken
Common Expat Languages
Business Language
Serbian / English
Serbian is written in both Cyrillic (official) and Latin script; contracts and land-registry documents are in Serbian and usually need certified translation.
English is widely spoken in Belgrade, especially among younger people and in business and hospitality.
Cost-of-living figures, named schools and hospitals are indicative and reviewed periodically, not live data — fees, admissions, accreditation and facility names can change. Confirm current details directly with the school or hospital, and current rent/cost figures with your PropSentral advisor, before relying on them for a relocation decision.
24 projects on PropSentral
Loading map…
Click any pin to view project details. Map shows approximate locations.
Eagle Hills
Bristol Residences
Heritage District, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Alegra
Savamala, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Azura
BW Marina, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Bonaca
Kula Belgrade riverfront, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Diva
Savamala, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Emerald
Heritage District, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Garden Plaza
City centre, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Hudson
Riverline, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Iskra
Linear Park, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW King’s Park Residences
Sava Park, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Lena
Riverline, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Luna
Kula Belgrade, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Maestra
Savamala, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Nova
Linear Park, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Queen’s Park Residences
Sava Park, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Riva
BW Marina, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Riviera
Kula Belgrade riverfront, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Sava
Riverline, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Sena
Riverline, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Sonata
Woodrow Wilson Boulevard, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Topaz
Heritage District, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Victoria
Sava riverbank, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
BW Vizia
Linear Park, Belgrade Waterfront, Belgrade, Serbia
Eagle Hills
The Residences at The St. Regis Belgrade
Kula Belgrade, Belgrade Waterfront, Belgrade, Serbia
New to buying in Serbia?
See what the local terms mean, next to the closest equivalent in a market you know.
Common questions about Serbia
What is the cost of living in Serbia for expats?
A single person typically budgets USD 1,200–2,400/month, and a couple USD 1,900–3,600/month, excluding property costs. Directional ranges only, not a verified budget. Belgrade is generally cheaper than Western European capitals.
What are the best international schools in Serbia?
Leading options include International School of Belgrade, British International School Belgrade. Belgrade has a small but established international school sector; Belgrade Waterfront has its own new school and kindergarten (developer pages).
What are the top hospitals and healthcare facilities in Serbia?
Leading facilities include Acibadem Bel Medic, MediGroup, University Clinical Centre of Serbia. Belgrade has public hospitals and a sizeable private sector used by expatriates.
Can foreigners get residency in Serbia by buying property?
Temporary residence for owners of real estate in Serbia (Law on Foreigners), per secondary sources. Threshold: No minimum value found in the sources checked — confirm current conditions with the Serbian Ministry of Interior or an immigration lawyer. Not independently verified for this platform
What is the typical rental yield in Serbia?
Gross rental yields typically range 4–6% per annum based on active listings on PropSentral. This is indicative, not a guarantee — see this market's own investment intelligence section for the full breakdown.
Is there capital gains tax on property in Serbia?
Not independently verified for this platform — confirm with a Serbian tax advisor
What is the climate like in Serbia?
Belgrade has four distinct seasons: hot summers, cold winters with occasional snow, and pleasant springs and autumns. Rain is spread through the year, peaking in early summer. Best months to visit: May, Jun, Sep, Oct.
What languages are spoken in Serbia?
The official language is Serbian. English is widely spoken in Belgrade, especially among younger people and in business and hospitality.
Answers are indicative, based on PropSentral's own market data and general guidance — always confirm current rates, fees and eligibility with a qualified local adviser before acting.
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Ready to invest in Serbia?
Browse PropSentral's Belgrade Waterfront listings, then speak with an advisor about availability, prices and whether your nationality can buy in Serbia.
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