{"id":21914,"date":"2022-10-21T13:07:05","date_gmt":"2022-10-21T11:07:05","guid":{"rendered":"https:\/\/geciclaw.com\/?p=21914"},"modified":"2026-01-09T14:55:39","modified_gmt":"2026-01-09T13:55:39","slug":"ulaganje-u-trziste-nepokretnosti-u-republici-srbiji","status":"publish","type":"post","link":"https:\/\/www.geciclaw.com\/sr\/ulaganje-u-trziste-nepokretnosti-u-republici-srbiji\/","title":{"rendered":"Ulaganje u tr\u017ei\u0161te nepokretnosti u Republici Srbiji"},"content":{"rendered":"

Nastavljaju\u0107i seriju \u010dlanaka o mogu\u0107nostima za investiranje<\/a> u Srbiji, danas se osvr\u0107emo na sektor nepokretnosti. Istorijski gledano, dr\u017eave su veoma nevoljno dozvoljavale strancima da sti\u010du nepokretnosti na njenoj teritoriji. Nepokretnosti (stanovi, zgrade, ku\u0107e, imanja, njive, zemlji\u0161ta, rudnici, itd.) imaju veliku vrednost, a sa sobom su, posebno u stara vremena, nosile i odre\u0111enu mo\u0107. Ipak, globalizacija je sa sobom donela ve\u0107u dinamiku u \u201eme\u0111unarodnoj\u201c trgovini nepokretnostima. Nepokretnosti su tako postale bitan segment u me\u0111unarodnom ulaganju, kako kao sporedni deo projekta (zakup prostora ili \u010dak kupovina prostora za redovno vo\u0111enje posla ulaga\u010da), tako i kao sama svrha investicije (izgradnja objekata, iskori\u0161\u0107avanje rudnih bogatstava, izgradnja puteva itd.). \u00a0Bilateralni sporazumi o za\u0161titi ulaganja (\u201eBIT sporazumi<\/strong>\u201c) koje smo predstavili u prethodnim \u010dlancima, ponovo igraju va\u017enu ulogu u ohrabrivanju i obezbe\u0111enju stranog ulaga\u010da da svoj profit ulo\u017ei u stranu zemlju, ovog puta u nepokretnosti.<\/p>\n

Cilj BIT sporazum\u0101 je da stranim ulaga\u010dima daju niz mehanizama za\u0161tite kako bi ulaga\u010di bili sigurni da im ulog ne\u0107e biti \u201eotet\u201c u tu\u0111oj zemlji. Jedan od tih mehanizama je svakako i mogu\u0107nost pokretanja arbitra\u017enog postupka protiv zemlje doma\u0107ina ulaganja.<\/p>\n

Srbija ima 53 potpisana BIT sporazuma<\/a> (od kojih je trenutno na snazi 45) sa razli\u010ditim zemljama poput zemalja regiona, ve\u0107inom zemalja Evropske unije (\u201eEU<\/strong>\u201c), kao i sa zna\u010dajnim, trgovinskim partnerima \u2013 Ujedinjenim Kraljevstvom, Kanadom, SAD-om, Rusijom i Kinom.<\/p>\n

Kada su pitanju nepokretnosti, va\u017eno je ista\u0107i da ve\u0107ina BIT sporazuma sadr\u017ei odredbu kojom zemlja ulaganja garantuje ulaga\u010du da njegova ulaganja ne\u0107e biti nacionalizovana, eksproprisana, niti podvrgnuta drugim merama koje imaju isto dejstvo kao nacionalizacija ili eksproprijacija. Nacionalizacija predstavlja slu\u010daj kada dr\u017eava odlu\u010di da preuzme odre\u0111enu kompaniju ili nepokretnost, i to po pravilima (vrednosti) koje ona sama odredi (primera radi, slu\u010daj nacionalizacije kompanije YPF u Argentini<\/a>). Ipak, i sami BIT sporazumi predvi\u0111aju odstupanje od pravila o nacionalizaciji\/eksproprijaciji, ukoliko (i) postoji javni interes, (ii) ulaga\u010d nije diskriminisan, (iii) se eksproprijacija vr\u0161i u skladu sa zakonom i (iv) uz adekvatnu naknadu koja sledi ulaga\u010du.<\/p>\n

Me\u0111unarodni investicioni odnosi i sektor nepokretnosti<\/strong><\/p>\n

Stranac (strani investitor), bio on fizi\u010dko ili pravno lice, mo\u017ee da kupuje i ula\u017ee u nepokretnosti u Srbiji pod uslovom da Srbija ima uzajamnost <\/strong>sa stran\u010devom zemljom. \u00a0Uzajamnost zna\u010di da i srpski dr\u017eavljani mogu slobodno da sti\u010du (kupuju, iznajmljuju, raspola\u017eu) nepokretnosti u drugoj zemlji na na\u010din na koji to mogu dr\u017eavljani te zemlje u Srbiji. Prema zvani\u010dnim podacima Ministarstva pravde, Srbija ima uzajamnost sa preko 70 zemalja sveta. Sa pojedinim dr\u017eavama, Srbija ima ugovornu uzajamnost (uzajamnost potvr\u0111ena u nekom me\u0111unarodnom bilateralnom ugovoru), dok je sa dr\u017eavama sa kojima ne postoji ugovorna uzajamnost, postojanje uzajamnosti utvr\u0111eno na osnovu zakonskih propisa (zakoni druge zemlje imaju odredbu o uslovu uzajamnosti), odnosno razmenom nota.<\/p>\n

EU<\/strong> \u2013 Odnos izme\u0111u Srbije i EU odre\u0111en je Sporazumom o stabilizaciji i pridru\u017eivanju (\u201eSSP<\/strong>\u201c) koji predvi\u0111a da \u0107e Srbija dopustiti dr\u017eavljanima dr\u017eava \u010dlanica EU da sti\u010du svojinu nad nepokretnostima u Srbiji. Dodatnu pogodnost za EU dr\u017eavljane propisuje i Zakon o poljoprivrednom zemlji\u0161tu koji im pod odre\u0111enim uslovima dozvoljava sticanje poljoprivrednog zemlji\u0161ta. SSP dalje predvi\u0111a saradnju dr\u017eava ugovornica u oblasti promovisanja i za\u0161tite ulaganja koja \u0107e imati za cilj uspostavljanje povoljne klime za privatna ulaganja, kako doma\u0107a tako i strana, \u0161to je klju\u010dno za ekonomsku i industrijsku revitalizaciju Srbije. S obzirom na to da su dr\u017eave EU poput Nema\u010dke, Italije, Ma\u0111arske, Rumunije, Poljske i \u010ce\u0161ke najve\u0107i trgovinski partneri Srbije, ovaj sporazum je bitan mehanizam za uspe\u0161no sprovo\u0111enje investicionih projekata u Srbiji.<\/p>\n

SAD<\/strong> \u2013 Bilateralni odnosi izme\u0111u Srbije i Sjedinjenih Ameri\u010dkih Dr\u017eava datiraju jo\u0161 iz davne 1881. godine kada je zaklju\u010den Trgovinski ugovor izme\u0111u Srbije i \u201eUjedinjenih Dr\u017eava Ameri\u010dkih\u201c. Podstaknute \u017eeljom da olak\u0161aju i razviju trgovinske odnose, ovim sporazumom dr\u017eave ugovornice su, izme\u0111u ostalog, predvidele tretman najpovla\u0161\u0107enije nacije u pogledu sticanja prava svojine na nepokretnim stvarima. Uprkos tome \u0161to je stupio na snagu pre gotovo 140 godina, ovaj ugovor i dalje uspe\u0161no odoleva zubu vremena, a ekonomski odnosi izme\u0111u Srbije i SAD konstantno napreduju.<\/p>\n

UAE<\/strong> \u2013 Politi\u010dko-ekonomski odnosi izme\u0111u Srbije i Ujedinjenih Arapskih Emirata (\u201eUAE<\/strong>\u201c) su na veoma visokom nivou, \u0161to potvr\u0111uje i Sporazum o saradnji izme\u0111u Vlade Republike Srbije i Vlade UAE. Va\u017ean deo ovog sporazuma predstavlja\u00a0saradnja u oblasti ulaganja<\/strong>\u00a0koja podrazumeva zajedni\u010dki rad na razli\u010ditim administrativnim, pravnim i finansijskim kapacitetima i svim neophodnim postupcima prilikom uspostavljanja zajedni\u010dkih investicionih poduhvata za obe strane. Ovim sporazumom predvi\u0111ena je i saradnja u oblasti nepokretne imovine<\/strong> koja se ogleda u sticanju nepokretne imovine u dr\u017eavnom vlasni\u0161tvu, kao i zajedni\u010dkom ulaganju u projekte koji uklju\u010duju nepokretnu imovinu u dr\u017eavnom vlasni\u0161tvu. U cilju sprovo\u0111enja aktivnosti u ovoj oblasti saradnje, kada se prepozna zajedni\u010dki interes, Srbija se obavezuje da c\u0301e prodati odre\u0111enu nepokretnu imovinu subjektima iz UAE, ili c\u0301e investirati zajedno sa njima.<\/p>\n

Izrael<\/strong> \u2013 Tako\u0111e, bitnu ulogu u ulaganju u tr\u017ei\u0161te nepokretnosti igraju\u00a0investitori iz Izraela<\/a>. Naime, Izraelske investicije u sektoru nepokretnosti predstavljaju za\u0161titni znak izraelskih investicija od 2000. godine pa do danas. U vezi sa navedenim, Srbija i Izrael su potpisali brojne sporazume, poput Sporazuma o trgovini i ekonomskoj saradnji i BIT sporazum.<\/p>\n

Interesantna je \u010dinjenica da ne postoji reciprocitet u sticanju prava svojine na nepokretnostima izme\u0111u Srbije i Severne Makedonije.<\/p>\n

Uknji\u017eba prava svojine<\/strong><\/p>\n

Prilikom sticanja, promene i gubljenja stvarnih prava na nepokretnim stvarima u Srbiji, isklju\u010divo se primenjuje srpsko pravo, nezavisno od nacionalnosti ugovornih strana i drugih naizgled bitnih faktora. Otuda je bitno ista\u0107i da je postupak upisa prava svojine u Katastar nepokretnosti u Srbiji zna\u010dajno pojednostavljen i ubrzan<\/strong>. Naime, za ugovore o prodaji nepokretnosti, koji se obavezno zaklju\u010duju pred javnim bele\u017enikom, prodavac i kupac ne moraju fizi\u010dki odlaziti do Katastra nepokretnosti, ve\u0107 javni bele\u017enik u roku od 24 \u010dasa od dana zaklju\u010denja ugovora elektronskim putem \u0161alje predmetni ugovor katastru radi upisa prava svojine. Katastar nepokretnosti je potom du\u017ean da upi\u0161e promenu u roku od 5 dana od dana dostavljanja dokumentacije od strane javnog bele\u017enika. Osim toga, prodavac i kupac nemaju ni obavezu odlaska u Poresku upravu budu\u0107i da se i poreska izja\u0161njenja popunjavaju kod javnih bele\u017enika, a potom se elektronski dostavljaju poreskoj upravi.<\/p>\n

Zaklju\u010dak<\/strong><\/p>\n

Tr\u017ei\u0161te nepokretnosti, infrastrukturni projekti, rudarstvo, kao i izgradnja objekata je niz godina u velikoj ekspanziji u Srbiji. Na ovom tr\u017ei\u0161tu podjednako u\u010destvuju i strani i doma\u0107i ulaga\u010di, \u0161to pokazuje izme\u0111u ostalog da su strani ulaga\u010di ve\u0107 uveliko stekli poverenje u srpsko tr\u017ei\u0161te i da slobodno ula\u017eu u srpske projekte sa nepokretnom imovinom. Tako\u0111e, grad Beograd je od 23 dr\u017eave u \u0161irem regionu progla\u0161en za grad sa najve\u0107im ekonomskim potencijalom \u0161to samo dodatno ukazuje na dinami\u010dan razvoj srpskog tr\u017ei\u0161ta, te da se dugoro\u010dni projekti, kakvi su ina\u010de projekti sa nepokretnostima, i te kako imaju smisla na srpskom tr\u017ei\u0161tu.<\/p>\n

Autori: Nemanja Sladakovi\u0107, Marko \u0110or\u0111evi\u0107, Vasilije Bo\u0161kovi\u0107<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

Nastavljaju\u0107i seriju \u010dlanaka o mogu\u0107nostima za investiranje u Srbiji, danas se osvr\u0107emo na sektor nepokretnosti. Istorijski gledano, dr\u017eave su veoma nevoljno dozvoljavale strancima da sti\u010du nepokretnosti na njenoj teritoriji. Nepokretnosti (stanovi, zgrade, ku\u0107e, imanja, njive, zemlji\u0161ta, rudnici, itd.) imaju veliku vrednost, a sa sobom su, posebno u stara vremena, nosile i odre\u0111enu mo\u0107. Ipak, globalizacija je sa sobom donela ve\u0107u dinamiku u \u201eme\u0111unarodnoj\u201c trgovini nepokretnostima. Nepokretnosti su tako postale bitan segment u me\u0111unarodnom ulaganju, kako kao sporedni deo projekta (zakup prostora ili \u010dak kupovina prostora za redovno vo\u0111enje posla ulaga\u010da), tako i kao sama svrha investicije (izgradnja objekata, iskori\u0161\u0107avanje rudnih […]<\/p>\n","protected":false},"author":21,"featured_media":21912,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"om_disable_all_campaigns":false,"footnotes":""},"categories":[1542,463],"tags":[469,651,365],"class_list":["post-21914","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-nekretnine","category-uncategorized-sr","tag-gecic-law-firm-serbia-sr","tag-serbia-invest-sr","tag-investors"],"acf":[],"yoast_head":"\nUlaganje u tr\u017ei\u0161te nepokretnosti u Republici Srbiji | Geci\u0107 Law<\/title>\n<meta name=\"description\" content=\"Istorijski gledano, dr\u017eave su veoma nevoljno dozvoljavale 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