Land surveyor in Ulcinj
Ulcinj has many large plots and cases where the owners live abroad. As a result, legalisation, land division and boundary checks before construction are often needed.
- 4licensed companies based in Ulcinj
- 109licensed companies in Montenegro - a licence is valid nationwide
- 14 August 2027deadline to apply for cadastre registration of unpermitted buildings
- up to 3 weekswaiting time for a surveyor
- €500full legalisation management, remote
- 30cadastral municipalities (KO)
- 20,507residents (2023 census)
- 261 km²area of the municipality
- 6,190households (2023 census)
- €891average net wage, June 2026
elaborat.me is not a surveying company or a state authority. We help you find a surveyor and send a request. The work is carried out by a licensed surveying company of your choice, with which you agree the scope, price and deadline directly.
Surveying work in Ulcinj: what is different here
In Ulcinj, 47% of dwellings are used seasonally, more than in any other municipality on this site. Homes are the largest on average (around 99 m²), and 86% of households live in a home they own. These are mostly family houses with several floors, extended over the years for letting.
That is why the most common jobs here are as-built surveys, registering extensions and legalisation, especially around the town, in Štoj and in Kodre. In the villages towards the Bojana and Lake Šas, dividing family land is more common.
Most common surveying jobs in Ulcinj
| Job | Why it is common here | |
|---|---|---|
| Legalisation | Houses and apartments built without a permit. | Guide |
| Land division | Subdivision in inheritance cases. | Guide |
| Boundary marking (omeđavanje) | Boundaries of large plots before construction or sale. | Guide |
| Registering a building | Survey and survey report (geodetski elaborat) for registration. | Guide |
Legalisation in Ulcinj
Deadlines, procedure and costs are covered in our legalisation guide. If you lack time or live abroad, we can handle the process for you: legalisation management.
Housing in Ulcinj in figures
| Total dwellings | 24,793 | |
| Dwellings for seasonal use | 11,669 | 47 % |
| Occupied dwellings for permanent living | 6,159 | 62 % |
| Temporarily unoccupied or abandoned dwellings | 3,708 | 38 % |
| Dwellings built 2012-2023 | 1,856 | 19 % |
| Average size of a dwelling for permanent living | 99 m² | |
| Households living in their own home | 5,324 | 86 % |
| Households renting | 186 | 3 % |
| Average household size | 3.3 |
Source: Monstat, 2023 Census. Shares are calculated from all dwellings, dwellings for permanent living or all households.
Recommended surveying companies - Ulcinj
Recommended companies have paid placements. What this means.
Ulcinj cadastre: regional office and contacts
- Cadastre regional office - Ulcinj
- Address Bulevar Skenderbeg bb, Ulcinj
- Phone +382 30 412 897
- E-mail ulcinj@uzn.gov.me
Cadastral municipalities (KO) in Ulcinj
According to the Real Estate Administration list, the municipality of Ulcinj has 30 cadastral municipalities (KO). The KO name is shown on the property certificate and is needed together with the plot number.
- Bojke
- Brajša
- Bratica
- Briska Gora
- Darza
- Donji Štoj
- Fraskanjel
- Gornji Štoj
- Klezna
- Kolomza
- Kravari
- Kruče
- Krute Ulcinjske
- Krute Vladimirske
- Leskovac
- Lisna Bori
- Medjureč
- Mide
- Pistula
- Rastiš
- Reč
- Salč
- Sukobin
- Sveti Đorđe
- Šas*
- Štodra
- Ulcinj
- Ulcinjsko Polje
- Vladimir*
- Zoganje
* land cadastre: the real estate cadastre has not yet been established here, so buildings and separate units are not recorded in the same way.
Source: Real Estate Administration (Uprava za nekretnine), list of cadastral municipalities updated 13.02.2026.
Planning documents for Ulcinj
You can view the plans in force for Ulcinj in the Register of Planning Documents; the Ministry of Spatial Planning, Urbanism and State Property also publishes a list of adopted plans. For a specific plot, request the planning and technical conditions (UTU).
Settlements in Ulcinj
According to the 2023 census, the municipality of Ulcinj has 34 inhabited settlements. The largest are:
| Settlement | Residents |
|---|---|
| Ulcinj | 11,143 |
| Kodre | 1,530 |
| Donji Štoj | 1,229 |
| Vladimir | 745 |
| Krute | 568 |
| Brajše | 565 |
| Kravari | 408 |
| Zoganj | 401 |
| Pistula | 380 |
| Sukobin | 359 |
| Mide | 334 |
| Kolonza | 290 |
Source: Monstat, 2023 Census of Population, Households and Dwellings.
Indicative prices for surveying services in Ulcinj
| Service | Indicative price | Indicative time |
|---|---|---|
| Full legalisation management | 500 € | - |
| Building survey and cadastre registration elaborate | on request | - |
| Legalisation survey elaborate | on request | - |
| Unit subdivision (per unit) | on request | - |
| Parcel subdivision / re-parcelling | on request | - |
| Boundary marking | on request | - |
| Site plan | on request | - |
| Cadastral-topographic plan | on request | - |
| Building setting-out | on request | - |
| Drone survey (per ha) | on request | - |
Prices are indicative. The final price is set by the surveying company after reviewing documents and the site. State fees are paid separately.
Licensed surveying organisations - Ulcinj
On the official list, based in the Municipality of Ulcinj: 4 organisations.
- ELIPSOID d.o.o.
- GEO DALTA d.o.o.
- LIRI & LONI d.o.o.
- MONTE PLAN GROUP d.o.o.
Source: official “List of licensed surveying organisations in Montenegro”, as of April 2026. Names only. The registered office does not limit where a licensed organisation may work.
Surveying companies in neighbouring municipalities
Frequently asked questions - Ulcinj
My house in Štoj has floors that are not registered. What should I do?
You need an as-built survey. If there is a permit for the floors, the change is then registered. If there is no permit, the process goes through legalisation.
I let apartments in the summer. When is the best time to sort out the paperwork?
Outside the season, from October to April. It is easier to book a surveyor's site visit then, and the building is free to be surveyed.
How do I divide land with my brothers in a village near Ulcinj?
The surveyor prepares a parcel subdivision survey report based on your agreement. If the old survey records do not match the ground, the parcels are identified first.
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