Buying property in Sarajevo: prices, areas and checks

New flats in Sarajevo sell for an average of roughly 4,200-4,300 KM per m², according to Federal Statistics Office (FZS) figures reported in the media. That is well above the average for the Federation of Bosnia and Herzegovina (FBiH). KM is the konvertibilna marka, the local currency. Flats in the central municipalities (Stari Grad, Centar, Novo Sarajevo) cost more than those in Novi Grad, Ilidža and the suburbs. Before you buy, check the land registry extract, confirm the flat is registered as a separate unit and that the building is legal, and budget for the 5% transfer tax that the buyer pays in Sarajevo Canton.

This is general information, not legal advice. A notary or lawyer will confirm the details for your specific case.

What "Sarajevo" means when you buy

The City of Sarajevo (Grad Sarajevo) is made up of four municipalities (opštine): Stari Grad, Centar, Novo Sarajevo and Novi Grad. Ilidža, Vogošća, Hadžići, Ilijaš and Trnovo are not part of the City but are part of Sarajevo Canton (Kanton Sarajevo, KS). FBiH and KS rules apply to all of them, including the same cantonal transfer tax.

Istočno Sarajevo (East Sarajevo) is in Republika Srpska (RS), the other entity, with a different tax, notary tariff and cadastre. This guide does not cover it. If you are buying there, check the rules with a notary in RS.

Price per m²: the official figures

FZS publishes prices for new flats sold by companies (developers). Resale flats are not in this series. As reported by the media, citing FZS:

• 2016: about 2,068 KM/m² (annual average)
• 2024: about 3,500 KM/m²
• 2025: 4,269 KM/m²
• Q4 2025: 4,131 KM/m²
• Q1 2026: 4,226 KM/m² (91 flats sold); rest of FBiH 3,001 KM/m²
• Q2 2026: 4,304.6 KM/m²; FBiH average 2,732.4 KM/m² (first results)

Klix gives the example of a 50 m² flat that cost a little over 100,000 KM in 2020 and about 215,000 KM in 2025.

Two caveats matter. Quarterly samples are small (often 50-90 flats), so a few expensive or cheap projects can move the average. And the media reports do not say whether "Sarajevo" means the City or the whole Canton.

Prices by municipality

We have not found a regularly published official price series by municipality. The portal mapa.ba says it uses data from the "official sales register", but we could not verify its method, and it is not clear whether it includes new-builds. According to that portal, the 12-month median price of flats sold is:

Municipality	KM/m²
Stari Grad	4,700
Centar	4,450
Novo Sarajevo	4,450
Novi Grad	3,900
Ilidža	3,800
Vogošća	3,200
Ilijaš	2,400
Hadžići	2,400 (few sales)
Canton overall	3,950

Trnovo has too few sales for its figure to be usable. Treat these numbers as a rough guide, not as a valuation of a particular flat.

Prices from DMI listings

DMI currently has 8 flats in Sarajevo, 7 with a published price. The median asking price is 5,722 KM/m², with a range of 3,667-6,574 KM/m². This is a small sample, and these are asking prices, not achieved prices. Still, it shows a clear gap between parts of the city. In our listings, a "two-room" flat (dvosoban) means a living room plus one bedroom.

• Novo Sarajevo (Grbavica, Čengić Vila, Bulevar Meše Selimovića): about 5,700-6,600 KM/m². For example, a two-room flat of 54 m² on Bulevar Meše Selimovića is listed at 355,000 KM, and a 59 m² flat with a loggia in Grbavica at 359,000 KM.
• Novi Grad (Dobrinja, Aerodromsko naselje, Alipašino Polje): about 3,700-4,700 KM/m². A renovated, furnished three-room flat of 75 m² in Dobrinja C5 is listed at 275,000 KM (3,667 KM/m²), and a 59 m² two-room flat in Aerodromsko naselje at the same 275,000 KM (about 4,661 KM/m²).

Our asking prices are higher than the mapa.ba medians. Part of that is the usual gap between asking and achieved prices; part depends on condition, floor and exact location within the municipality. You can see all current listings on our properties page.

How the neighbourhoods differ

We did not find reliable sources on quality of life by neighbourhood (transport, schools, building age, heating), so this section sticks to prices:

• Central municipalities (Stari Grad, Centar, Novo Sarajevo) are the most expensive. The media report the highest asking prices for particular projects and streets: Importanne in Novo Sarajevo (about 12,800 KM/m²), Vilsonovo šetalište (about 10,700), Bosmal (about 10,300), and flats on Breka, Mejtaš and Tina Ujevića street in Centar at 1.1-1.66 million KM.
• Novi Grad and Ilidža are roughly 10-20% cheaper than the centre according to mapa.ba, but the same source shows them with the strongest growth over the last 12 months.
• Vogošća, Ilijaš and Hadžići are considerably cheaper, with fewer sales and less reliable averages.

In practice, two flats in the same municipality can differ more than two municipalities do. Compare flats in the same neighbourhood, on a similar floor and in similar condition.

Paperwork: what to check in Sarajevo

Land registry

The land registry (zemljišna knjiga, ZK) records who owns a property and what charges sit on it. The ZK office of the Sarajevo Municipal Court (Općinski sud u Sarajevu) is at Šenoina 1, according to a 2020 document; check the address is still current before you go. The court also offers online access (e-grunt), but it is for information only. For a purchase you need an official extract from the ZK office.

The extract (ZK izvadak) has three sheets:

• A sheet: the property (flat, floor area, position)
• B sheet: who owns it and in what share
• C sheet: encumbrances, such as a mortgage in favour of a bank

The flat should be registered as a separate unit of the building, with its position and floor area. This is called etažiranje. If it is not, you are buying a problem that is slow to fix. See our guide on reading a land registry extract.

Cadastre and land registry do not always match

The cadastre (katastar) is the survey record of land and buildings, kept separately from the ZK. In some cadastral municipalities (K.O.) the two are still being brought into line, and the court is still setting up or renewing land registers in some areas. If the area or plot number in the cadastre differs from the ZK, ask for an explanation before you sign a pre-contract.

Legalisation

The Sarajevo Canton government has stated that the current rules give no way to legalise buildings put up without a building permit. A new legalisation law is only a draft and is not in force. So do not assume that an extension, an enclosed balcony or part of a building built without a permit can be "sorted out later". More in our guide to legalisation of property.

New-builds and foreign buyers

If you buy from a developer, ask the notary whether VAT or transfer tax applies; we could not confirm this reliably. Foreign citizens should check the conditions (reciprocity, any approvals) with a notary or lawyer before buying; see can foreigners buy property in Bosnia.

Costs in Sarajevo Canton

• Transfer tax: 5%, paid by the buyer (KS law on transfer tax and inheritance and gift tax, Official Gazette KS 28/18). The tax base is the market value set by a valuation commission, not necessarily the contract price, and you must let the commission into the flat.
• Deadline: the tax return is due within a short number of days after the contract is certified. Sources differ, so confirm the exact deadline with the notary or the Tax Administration.
• First-home exemption: there is one for younger buyers resident in KS who own no property, with a limit on floor area. Check whether you qualify before you sign.
• Notary: the FBiH notary tariff is binding. According to older sources, a notary charges about 320-350 KM for a 100,000 KM contract; confirm the current amount against the tariff. The buyer usually pays.
• ZK fees: the court publishes them in its fee table; check the amount at the ZK office.

The Canton has also adopted a draft law on an annual tax on empty homes and business premises. It is not in force, but it matters if you plan to buy a flat you will not use. For a full overview, see costs of buying property in Bosnia.

Viewing: what to ask and look at

Take a copy of the ZK extract to the viewing and compare it with what you see:

1. Do the floor area, floor and layout match the ZK entry?
2. Are there parts not in the extract (an enclosed loggia, an annexed corridor, an attic)?
3. Who is the building manager (upravitelj), and are there arrears for maintenance, electricity, water or heating?
4. What is the heating, and how much are winter bills?
5. What condition are the common parts in: roof, facade, lift, basement?
6. If the flat is furnished, what stays, and is it included in the price?

Visit at least twice, at different times of day. If you are abroad, ask for a live video tour in which you decide what is shown.

Common mistakes

• Comparing the asking price of a resale flat with the FZS average for new flats. They are different markets.
• Relying on e-grunt instead of an official extract.
• Buying a flat that is not registered as a separate unit, or has unregistered parts, on a promise that it will be fixed.
• Calculating tax on the contract price when the commission sets the base.
• Confusing Sarajevo with Istočno Sarajevo, where different rules apply.

Example

A two-room flat of 54 m² on the 2nd floor in Čengić Vila (Stometarka) is listed at 309,000 KM, or 5,722 KM/m². The mapa.ba median for Novo Sarajevo is 4,450 KM/m², with the caveat that the source's method is unknown. Our other listings in Novo Sarajevo ask 6,085-6,574 KM/m², so this flat sits at the lower end of that range. A buyer would check the ZK extract (owner, encumbrances, registration as a separate unit), verify the floor and area on site, ask about building arrears, and budget roughly 5% tax on the value the commission sets. If that equals the price, it is about 15,450 KM, plus the notary and ZK fees.

How DMI helps

We visit every Sarajevo listing in person and check its land registry entry, legalisation and photos before it is published. For buyers abroad we offer video tours. We help you read the extract, prepare questions for the notary and compare an asking price with similar listings in the same neighbourhood. For final legal details we refer you to a notary or lawyer.