Last verified: 2026-08-13. Gazette 91/2025 and 18/2026, CFSSI 2024 plan, DUP press chronology, maritime-domain statute. Private SPA terms are documents to obtain. Advertised returns are not reprinted.
You searched a petrovac coastal DUP legalization. The English pitch is “low-rise Petrovac.” The public record is four files. Which DUP the građevinska cites — the 2019-repealed “Petrovac centar” or “Petrovac-šira zona.” Whether the object is a new-permit build or older stock on the 2025 legalization path. Whether “promenade” is freehold or morsko dobro. A complete petrovac coastal DUP legalization guide separates those before a deposit.
This page does not tell you whether to buy. It lists questions to answer from public records and from documents the counterparty can produce before a notarial signature.
RoNa Legal acts for buyers. We take no commission from the seller, the developer or the agency. Parent pages: Budva market · Bečići off-plan · Tre Canne · Marina Verige · building permits. Out of scope: Bečići as object, Rafailovići/Kamenovo, Queen’s Beach construction, national legalizacija encyclopedia.
Search intents this guide answers
- Which planning document applies to a Petrovac coastal unit? — the DUP named on this građevinska, not a lifestyle label
- Did the Petrovac construction moratorium end? — 2017 stop, ~2019 gazette, 2019 assembly vote: method, not a 2026 permit
- Is the Petrovac promenade part of my freehold? — no; seashore and beaches are morsko dobro
- What is the CFSSI A/B Petrovac file? — named delayed public build on DUP “Petrovac-šira zona”; not every SPA
- Does the 2025 legalization law fix a Petrovac house without a permit? — no; Član 33 blocks promet until the statutory path is completed
- What is not in this Petrovac coastal DUP legalization guide? — Bečići, Rafailovići, Queen’s Beach construction, Palas as apartment seller, buy/avoid
If those six cannot be answered from documents, the file is incomplete.
Legal identity card — Petrovac coastal overlay
| Field | Publicly verified data (as of 2026-08-13) |
|---|---|
| Buyer-intent product | Petrovac coastal apartment or house: which DUP the permit cites, legalization overlay for older stock, promenade morsko dobro, named delayed public build — not one branded tower. |
| Named public-record builder | CFSSI d.o.o. Podgorica, matični 02247097. Mojnovac: Government 46.51%, Savez sindikata 46.51%, Trebjesa union 6.98%; director Aleksandra Mitrović; CFSSI name from Privredni sud 11.11.2008. Published addresses diverge — live CRPS is buyer-request. |
| CFSSI Petrovac A/B (2024 plan) | 57 units, 79 garages, BGP 7,290.78 m², KP 152/2–5, DUP “Petrovac-šira zona.” Not first-line by default. KP 152/* is complex, not the unit LN. 2016 press said 58 units — counts diverge. |
| CFSSI delay (as published 2024) | Start 2016 (Zlatibor-led first consortium). July 2021: rights assigned to Vision design (Herceg Novi) + Oliver ing (Budva), €3.1m; supervisor Diagram d.o.o. Delay disclosed. Plan: object B mid-2025, A mid-2026 — a 2024 plan, not upotrebna. Contractor CRPS: buyer-request. |
| DUP “Petrovac centar” | 2017 moratorium on apartments-for-market (hotels / houses ≤500 m² / infra excepted). ~2019 gazette revoked the 2013 amendments the stop hung on (Vijesti). 21.10.2019 SO: plan put out of force (28/32). Vijesti 05.05.2025: Democrats could not overturn DUP Bečići. Live secretariat practice = read the permit. |
| Legalization statute | Sl. list CG 91/2025 (in force 14.08.2025), amended 18/2026 (13.02.2026). Član 7: July 2025 image. Član 9: 2018 ortho path if not enlarged. Član 33: no promet without building act / cadastre / legalization decision. Član 48: 12 months from 14.08.2025 to initiate cadastre registration (14.08.2026 as published). July 2026 12→24-month bill: not in force. |
| Promenade / beach | 2008 tender; Udarnik; works 2009–2015; JP Morsko dobro co-funded paving. SDT file is overlay, not a character finding. Beaches: Član 2–3. JP 02116146. |
| First-line hotels (overlay) | HG Budvanska rivijera: Hotel Palas (171 units on the hotel site) and Castellastva. Site: PIB 02005328, CRPS 40004651. Brand ≠ village apartment seller. |
| Building permit | Per object. CFSSI A/B cites DUP šira zona in a fund plan — that is not your unit’s građevinska. Do not invent numbers. |
| Upotrebna dozvola | Critical row. Hotel categorisation (Palas) is not a unit use permit. A 2024 “expected mid-2025 / mid-2026” plan is not a use permit. Older houses: legalization decision ≠ upotrebna. Verify per building. |
| Title | ZSPO Član 84: ownership on a legal transaction is completed by cadastre registration. Član 161 ff. once a separate unit exists. Legalization Član 33 can block promet before that registration is even available. |
| Scoped out | Bečići off-plan; Rafailovići/Kamenovo; Queen’s Beach construction (later Faz 3); Sveti Stefan long-lease; national legalizacija encyclopedia; Boka stone-house title/restitution. |
Sources: mojnovac.me (CFSSI); cfssi.me plan 2024 PDF; sluzbenilist.me 384508 / 390846; Vijesti 92158, 376355, 405877, 757278, 112249, 73503; Zakon o morskom dobru Član 2–3; hgbudvanskarivijera.com. Unit parcels: buyer-request.
Why Petrovac DD is a planning-document problem
“Petrovac apartment” is a search string. Cadastre and secretariat file a plan name, a permit, and a building. Those three must match the SPA.
Search intent — Which planning document applies to a Petrovac coastal unit?
Two public names collide:
- DUP “Petrovac centar.” Assembly vote 21.10.2019 (Vijesti): out of force. Vijesti 05.05.2025: Democrats could not do the same to DUP Bečići.
- DUP “Petrovac-šira zona.” Named in CFSSI’s 2024 plan for A/B on KP 152/2–5. Wider zone, not first-line by default.
What can happen. You pay against a “Petrovac DUP” brochure. The građevinska names a third document or nothing you were shown.
How you detect it. Read the planning citation on the permit. If the seller cannot name that DUP, the file is incomplete. Method: building-permit process.
Search intent — Did the Petrovac construction moratorium end?
Treat the newspaper clock as method, not as your permit.
- 2013 — citizen petition, as reported.
- 2017 — Krapović: stop apartments-for-market on DUP Petrovac-centar / Budva-centar; hotels, houses ≤500 m², infrastructure excepted.
- ~2019 — Vijesti: Sl. list revoked the 2013 amendments the moratorium hung on. Carević asked the ministry to limit floors — a request, not a cap on your plot.
- 21.10.2019 — SO vote: DUP Petrovac centar out of force (as reported). DUP Bečići failed the same night.
A 2016 CFSSI start and a 2024 novogradnja do not share that clock. Ask the permit year and the plan it cites. Do not import Bečići’s DUP fight (Bečići off-plan).
Search intent — Is the Petrovac promenade part of my freehold?
No. Član 2 of the Law on Maritime Domain puts seashore, beaches and the related public maritime belt in the state domain. Član 3: seashore belt at least six metres from the highest-storm-wave line. Walking the promenade is not a survey. “Private beach” and “your quay” are use regimes unless a certified extract and a live JP instrument say otherwise. Same method as Marina Verige.
If the pitch sells promenade or beach with the apartment, obtain live JP Morsko dobro (02116146) papers for the strip in front of this building. The 2008–2015 promenade file (Udarnik; JP co-funding; SDT overlay in the press) is not title. Palas and Castellastva are HG Budvanska rivijera hotels (PIB 02005328), not the village seller.
Search intent — What is the CFSSI A/B Petrovac file — and is it my SPA?
Only if the SPA names CFSSI 02247097 (or the 2021 construction-rights consortium) and the object matches buildings A/B on the fund plan.
CFSSI is a solidarity-housing company (government + unions), not a lifestyle brand. The 2024 plan is in the identity card: šira zona, KP 152/2–5, 2021 assignment, disclosed delay. Do not treat those cadastral parcels as your list nepokretnosti. Do not treat a 2024 timetable as an upotrebna. Do not treat the fund’s expected-revenue line as a buyer return.
If the seller is a private SPV on another plot, CFSSI is context. Match IBAN and CRPS to the SPA (instalments / escrow; reservation / pre-SPA). Komunalije: Tre Canne.
Search intent — Does the 2025 legalization law fix a Petrovac house without a permit?
No. The law is a path for bespravni objects, not a sticker that converts an illegal house into a Član 84 apartment.
- Član 33 — built without (or contrary to) the building act: no legal promet (no alienation; no economic activity). Same bar if the object is not in the cadastre or has no legalization decision.
- Član 7 — statutory image: July 2025 Geoportal shot. Not visible → not a routine file (Član 13 expert-report path if the owner claims a pre-July 2025 build).
- Član 9 (as amended 18/2026) — 2018 ortho + prior application, if not enlarged.
- Član 48 — unregistered illegal object: initiate cadastre registration within 12 months of 14.08.2025 (published clock 14.08.2026). After that, the inspector must issue a removal decision. A July 2026 bill would stretch 12→24 months. Not in force on 13.08.2026. Pull the live article.
A new građevinska is a permit file, not a legalization file. An annex or extra floor is not covered by the main building’s permit automatically. This is not the national legalizacija encyclopedia.
Search intent — What is not in this Petrovac coastal DUP legalization guide?
- Bečići payments and DUP fight (Day 13).
- Rafailovići / Kamenovo (next Faz 3 slot).
- Queen’s Beach construction and Sveti Stefan long-lease (Sveti Stefan).
- Palas / Castellastva as condominium sellers.
- Market prices, advertised returns, buy/avoid.
- Boka stone-house restitution/UNESCO (different programme).
What the public record will register — and what it will not
| Pitch you are given | Public-record object | What Član 84 can put in your name | Overlay / clock |
|---|---|---|---|
| “Low-rise Petrovac apartment” | Unknown until DUP + LN + permit | Ownership only if the seller is the registered owner of a transferable unit | The DUP the građevinska cites |
| DUP Petrovac centar unit | 2019 SO repeal as reported; live practice is a document request | Only if a valid permit/title pack still exists | 2017/2019 history unless the permit hangs on it |
| CFSSI A/B | Šira zona; KP 152/2–5 complex | A unit only after etažiranje and registration | 2024 plan dates are not upotrebna |
| Older house / annex “we will legalize” | Bespravni object under 91/2025 + 18/2026 | Not until Član 33 is cleared | Član 7 image; Član 48 clock 14.08.2026 as published |
| “Promenade / private beach included” | Morsko dobro strip + any JP instrument | Use rights, not sand freehold | Član 2–3; live JP status |
| Palas / Castellastva “apartment” | HG Budvanska rivijera hotel inventory | Hotel stay / shares if that is the instrument — not a village folio | Operator PIB 02005328 |
Nothing in the last two columns is an entitlement.
Coastal lifestyle files fail in published ways: the DUP on the permit is not the DUP in the brochure; the 2019 vote is not a 2026 extract; the promenade is morsko dobro; legalization has a clock; CFSSI A/B is one named file. No private Petrovac matter is used here. If the office says “everyone builds here now,” ask which table row they mean.
Buyer checklist — Petrovac coastal DUP / legalization
- Which DUP is written on the građevinska? — Permit pack vs brochure. — Stop if the seller says “Petrovac plan” and cannot name the document.
- Is it Petrovac centar, Petrovac-šira zona, or a third act? — Citation line. — Those are not interchangeable.
- Live status of that DUP after the 2019 SO vote? — Secretariat confirmation dated around signing. — Press is not the operative instrument.
- What year was this permit issued relative to the 2017 moratorium / ~2019 gazette? — Permit date. — A 2016 start and a 2024 start do not share the same clock.
- List nepokretnosti for this unit — not KP 152/2–5? — Certified extract. — CFSSI complex parcels are not your LN.
- Who is the SPA seller on CRPS? — Extract. — CFSSI 02247097 ≠ Vision design / Oliver ing ≠ a private SPV ≠ HG Budvanska rivijera.
- If the pitch is CFSSI A/B: does the SPA name the fund and the building (A or B)? — Object clause + 2021 assignment if relevant. — A 2024 timetable is not delivery.
- Upotrebna for this building and this use? — Decision. — Hotel stars and “expected mid-2026” are not a use permit.
- Komunalije / infrastructure-charge certificate? — Certificate (Tre Canne method). — Unpaid communal charges sit on the building, not the brochure.
- Is this a new-permit file or a legalization file? — Building act vs 91/2025 path. — Do not mix them.
- If older stock: is the object on the July 2025 Član 7 image? Any 2018 Član 9 prior application? — Geoportal + file. — Invisible on the statutory image is not a routine sale.
- Član 48: was cadastre initiation filed within the published 12-month clock? — Katastar stamp. — Inspector removal duty is statute; live status is per object. Do not treat the July 2026 24-month bill as law.
- Član 33: can this object be alienated at all? — Counsel memo + cadastre. — No promet means no safe SPA.
- If promenade or beach is pitched: live JP Morsko dobro instrument? — JP papers + Član 3 line. — The 2008–2015 promenade file is overlay, not title.
- Is Palas/Castellastva or Queen’s Beach/Rafailovići being used as the object? — SPA vs brand. — Those are different pages.
Where RoNa sits
We conduct this review; our fee does not depend on whether the transaction completes. We take no commission from the seller, the developer or the agency. DUP, legalization and morsko dobro overlays are counsel work only; we do not intermediate holiday lets.
Next step
Send the reservation or SPA draft, list nepokretnosti, CRPS for every named party, the građevinska (with the DUP citation), upotrebna or legalization file, and any JP Morsko dobro papers if promenade or beach is in the pitch. Document review — response within 48 hours. Start from /en/services/real-estate-investment.
Related legal guides: Budva market · Bečići off-plan · Tre Canne · Marina Verige · Sveti Stefan lease · Building permits · Instalments / escrow · Reservation / pre-SPA.