How to rent an apartment in Belgrade

Transcription

For more information, please contact CBS International (part of the CBRE Affiliate Network), at +381 11 22 58 777
2 | How to rent an apartment in Belgrade
WELCOME TO BELGRADE .........................................................................3
Guide through the most popular residential areas in Belgrade .......4
City Center - Stari Grad Municipality .............................................................................. 5
Vracar Residential Area ................................................................................................... 6
Dedinje and Senjak Residential Areas ........................................................................... 7
New Belgrade Municipality ............................................................................................. 8
Around Belgrade – Public transportation in Belgrade ........................9
Belgrade Residential Market Overview ................................................9
Apartment Quality and Average Size ........................................................................... 10
Rental Prices ................................................................................................................... 10
How to rent an apartment?...................................................................11
Identify your needs first ................................................................................................. 11
Research the market ...................................................................................................... 11
Sign the lease agreement and enter the property ....................................................... 12
Lease Agreement ............................................................................................................ 12
Entering the property ..................................................................................................... 12
Register yourself at the address of your new home ..................................................... 12
Additional monthly costs ................................................................................................ 13
 Basic Utilities ............................................................................................................................ 13
 Heating and hot water ............................................................................................................ 13
 Electricity .................................................................................................................................. 13
 Telecommunications ................................................................................................................ 14
Good to know.................................................................................................................. 14
Telephone ..................................................................................................................................... 14
Important telephone numbers ..................................................................................................... 14
Cost of living in Belgrade ............................................................................................................. 15
WELCOME TO BELGRADE
“The sky above Belgrade is expansive and high, shifting yet always beautiful; clear with its chill splendour during the winter; turning
into a single downcast cloud during summer storms, driven by the crazy winds and bearing rain mixed with the dust of the
Pannonian plain; seeming to flower along with the ground during spring; and growing heavy with roils of autumnal stars during fall.
Always beautiful and bountiful, it is a reward to this odd township for all that is missing and a comfort for everything that should
not be.” Ivo Andric, Nobel Prize Winner
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Belgrade is the capital of Serbia with
population of around 1.7 million.
Belgrade is the centre of Serbian culture,
education, science and economy.
The official language is Serbian, while
visitors from abroad may use English as
a means of communication.
The city of Belgrade covers the area of
3,222 km2. Immediate city zone covers
the area of 360 km2. Belgrade has 17
municipalities, the largest one being
Palilula (447 km2) and the smallest
Vracar (3 km2).
The climate in Belgrade is a moderate
continental one, with an average
daytime temperature of 11.7oC.
Belgrade is in the Central European time
(CET) zone (GMT+1 hour) summer time
(GMT+2 hours) lasts from the end of
March until the end of October.
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Belgrade lies on the River Danube, a
waterway connecting Western and
Central European countries to the
countries of south-eastern and eastern
Europe. Its harbor is visited by ships from
the Black Sea, and with the opening of
the Rhine-Main-Danube Canal it has
become a central point of the most
important waterway in Europe
Connecting the North Sea, the Atlantic
and the Black Sea.
The official currency is dinar (RSD), but
Euros can be exchanged in banks and
numerous exchange offices. Belgrade
area code for domestic calls is 011 and
for international calls + 381 11.
Belgrade is the third largest city in Southeastern Europe after Istanbul and
Athens.
Belgraders
Belgrade is the city of youth. More than 40% of its citizens are between 15 and 44 years of age.
All citizens of Belgrade love to talk of the spirit of the city. Open and ever ready for fun, many Belgraders will claim to be true
hedonists – and many of them really are - knowing all there is to know about good food, wine and music.
The citizens of Belgrade like all sorts of things: pleasant conversations and long walks, drinking their morning coffee or days off
work, they also love it when they find freshly baked warm bread in the local bakery. They like being in motion and therefore the
streets, walkways, cafes and restaurants are always filled with people.
More importantly, Belgraders like everyone, so get to know Belgrade by getting to know Belgraders!
Guide through the most popular residential areas in
Belgrade
Belgrade is a very busy city and the traffic jams can cause a lot of troubles, so evaluate carefully what will
be the best location for you – for most people the key things are to make sure that their commute to work
is easy, whether there are good restaurants and supermarkets nearby, quick access to international
schools or kindergartens, sports centers, parks, etc.
THE MOST SOUGHT AFTER AREAS ARE:
CENTER, VRACAR – if you are fond of the busy city life. There you should have in mind the difficulty to
park your car if you do not have a parking place or garage.
DEDINJE AND SENJAK – where the air is fresher and the peace of life less hectic, you are close to most
international schools and kindergartens, with primarily house supply.
NEW BELGRADE – where the most of the new business centers have been built, the shopping malls –
Delta City and Usce are situated, neighborhood with ample parking and easy commuting to the river
banks and the walking lanes, floating restaurants and night clubs “splav”.
VOZDOVAC AND ZVEZDARA – as a very good substitute for the Center, Dedinje, Senjak and Vracar
with good quality of properties at more favorable prices.
5 | Belgrade Residential Market Guide
City Center - Stari Grad Municipality
The central Belgrade municipality and the only one that has preserved true spirit of Old Belgrade.
What makes this residential area special for its residents is a mixture of old and new architectural
solutions, the fact that everything is at a walking distance including both educational institutions and
leisure and retail services, as well as the estuary of rivers Sava and Danube with a beautiful river
wharf.
INTERNATIONAL
SCHOOLS
HEALTH CARE
INSTITUTIONS
CULTURAL
INSTITUTIONS
SPORTS FACILITIES
RESTAURANTS
Health center Stari
Grad
Sveti Vid
ophthalmological
hospital
Milmedic
National Theatre
Ethnographic
Museum
City Library
National Museum
Museum of
Kalemegdan
Fortress
SC Tasmajdan
SC Milan Gale
Muskatirovic
Sky Wellness
Spa Centar
Dorian Gray
Nachos
Duomo
Cantina de Frida
Soho
Supermarket concept
store
Sesir moj
Vuk
Question mark
Iguana
Comunale
Vracar Residential Area
One of the oldest Belgrade Municipalities, situated in the heart of Old Belgrade.
Proximity of green zones, one of the most popular green markets Kalenic, a number of renowned
primary, secondary schools and language schools, state and private kindergartens, sports center
Vracar, Primary Health Care Center, Football Stadium and many other resident-friendly services
have turned this into one of the most desirable residential areas.
INTERNATIONAL
SCHOOLS
HEALTH CARE
INSTITUTIONS
CULTURAL
INSTITUTIONS
SPORTS FACILITIES
RESTAURANTS
Primary and Secondary
Education
Gimnazija Ruder
Boskovic
Primary Health Care
Center Vracar
Clinical Health Care
Center of Serbia
University Children
Hospital
National Library
St. Sava Temple
Yugoslav Drama
Theatre
Nikola Tesla
Museum
Tuckwood Cinema
Sports Center ‘Stari DIF’
Sports Center Vracar
Wellness Land
Amici
Byblos
Piazza
Maska
Voulez-Vous
Zaplet
Diagonala
Mitologija
Trpeza
Fabrika ukusa
Dedinje and Senjak Residential Areas
The most elite Belgrade neighborhoods, home to a great number of diplomatic families and
ambassadors offer utter tranquility, lots of greenery, ample parking space as well as a number of
foreign kindergartens and private schools. Proximity of Belgrade Lake ‘Ada’, extraordinary park
Kosutnjak, known as city’s lungs and City’s Hippodrome make these residential areas even more
special and alluring.
INTERNATIONAL SCHOOLS
HEALTH CARE
INSTITUTIONS
CULTURAL
INSTITUTIONS
SPORTS FACILITIES
RESTAURANTS
International Nursery School
Belgrade
Deutsche Schule Belgrade
Brook Hill International School
Chartwell International School
Belgrade
British International School
Anglo-American International
School
Ecole Francaise de Belgrade
Hyde Park International School
International School of
Belgrade
Clinical Center Dr.
Dragisa Misovic
Bel Medic
Ostrog
Museum of African
Art
25 May Museum
Colonial Sun
Gemax SC
Red Star Football
Stadium
Partizan Football
Stadium
Jai Thai wellness center
Majdan
Makao
Villa Jelena
Seher
La barca
Klub 011
Zodiac
Graficar
Restaurant 27
New Belgrade Municipality
The youngest Belgrade municipalities which has rapidly become not only the Central Business District
of Belgrade as a whole, but also highly superior residential area thanks to its advanced infrastructure,
availability of all family-friendly services, shopping malls, river wharf, the 4th biggest sports hall in
Europe, numerous educational institutions, ample parking space, green markets and other retail
and leisure facilities.
INTERNATIONAL SCHOOLS
HEALTH CARE
INSTITUTIONS
CULTURAL
INSTITUTIONS
SPORTS FACILITIES
RESTAURANTS
International Nursery
Paddington Sunflower
Russian School Belgrade
Jedro
Dr Ristic
Bel Medic
Medi Group
Vizim
Museum of
Contemporary Art
Colloseum cinema
Cineplex cinema
Arena Sports Hall
Club Olympus Fitness
Center & Spa
Body & Soul Spa
Center
Novak
Bella Italia
Stara srpska kuca
Hacienda Rodizio
Biber
Zabar
Male Villa
Ada Floating
Reka
Saran
Bibis
Monza
Around Belgrade – Public transportation in Belgrade
Belgrade has extensive public transportation network, which consists of buses, trolleys, trams and
train. Transportation network includes inner city zone and suburban areas. Night routes differ from
the routes of daytime services. They represent combination of several daily routes, which serve
particular parts of the inner city area and suburban areas. Night buses operate on half an hour or
full hour (depends upon line) from midnight until 3:00, from Trg Republike, Slavija and New
Belgrade municipality building terminals.
Ticket price depends upon the zone. Maps with marked zones that can be found in vehicles are in
Cyrillic. To be sure where your destination exactly is, ask a driver. All public transportation stops
have map with information about current position and lines on both Serbian and English.
City rail line BG VOZ connects Batajnica and New Belgrade with rail station “Pancevacki most”. It
runs every 15 minutes during rush hours and every 30 minutes during non-rush hours.
For more information about public traffic lines and directions you can visit this web site: www.gsp.rs
and for map of Belgrade: www.planplus.rs
Belgrade Residential Market Overview
In recent years, in addition to residential projects targeting the growing demand in mid-end market,
strong development focus has also been recorded in high-end market category, targeting higherincome population looking for better apartments or houses.
In this market segment, new developments include amenities that fulfill the needs of sophisticated
tenants, offering modern and comfortable living space, whereas only few of them provide
playgrounds, gyms, security gates, etc. It is more evident in the most prominent parts of Belgrade,
such as Dedinje, Senjak and central Belgrade municipalities.
Settlements Dedinje, Senjak, Vracar and city centre are the most attractive neighborhoods in
Belgrade, which hold the majority of new residential developments. Pleasant living environment and
residential projects with good quality finishes attract the tenants and buyers willing to pay higher
prices in order to ensure modern home at good location.
Furthermore, the closeness of international schools and kindergartens, secured parking space,
comfortable rooms, adequate layout of properties and other family-friendly services make these
settlements the most favorable among foreigners and expatriates.
10 | Belgrade Residential Market Guide
Apartment Quality and Average Size
In general, high-end residential units are still lagging behind the market requirements in other CEE
countries however they still offer first-class finishing works, which includes wood/aluminum
composite windows and balconies, branded frames and doors, first class parquet and ceramics, airconditioning, various security features like CCTV and alarm systems, etc.). It is accompanied by one
or two parking/garage spaces per home unit, provided either in underground garage within the
building, either in garage/yard within the complex.
Also, these types of residential units usually hold a larger living, dining area and bedrooms, separate
guest toilets and more than one bathroom. In that sense, it is common that average apartment size
is larger than in mid-end residential complexes.
2-rooms
apartment
60-80 sq m
3-rooms
apartment
80-120 sq m
4-rooms
apartment
120-170 sq m
5-rooms
apartment
170-200 sq m
6-rooms
apartment
200+ sq m
Rental Prices
As far as rental prices are considered, they are influenced by location of the property and by the
quality of the finishing works.
Generally, typical rental levels range between EUR 8-10/sq m for renovated properties, and from
EUR 10-14/sq m for newly built properties, as per given in the following table. Dedinje, Senjak, and
Vracar remain the most interesting locations for foreign expatriates and companies.
Location
Renovated Properties
Newly Built Properties
Dedinje
Vracar
New Belgrade
Downtown
8-10
8-10
6-8
7-10
10-14
10-13
9-12
8-14
This market segment usually includes renovated units built in the period from the 70’s to 90’s
Newly built refers to the properties built after year 2005
How to rent an apartment?
Identify your needs first
What will be the best solution for you and your family, what are your priorities and which are the “must
have” and the “good to have” features:
 Type and size of property, number of bedrooms, equipment and furniture: the market offers all; bigger
percentage of the smaller properties /1-2 bedrooms/are usually offered fully or partially furnished while
the larger apartments and houses /3 bedrooms and more/ are offered in most cases only with equipped
kitchen; some landlords are ready to furnish the property according to the tenant’s wish but you should
have in mind that this will take some time and more logistics.
 Location: Belgrade is a busy city and the traffic jams can cause a lot of troubles so evaluate carefully
what will be the best location for you - for most people the key things are to make sure that their commute
to work is easy, whether there are good restaurants and supermarkets nearby, quick access to international
schools or kindergartens, sports centers, parks, etc.
 Budget: estimate carefully your budget. You should have in mind that when the landlord is a legal entity
VAT should also be accrued.
Research the market
You have two options when searching for a property to rent:
 To do it yourself through searching the net: checking specialized property websites, on line direct adds
by landlords or real estate agencies, checking newspaper adds, etc and organizing the visits alone though
in the majority of cases the offered properties are not available as adds or websites are not updated on
regular basis.
 To contact a real estate agent who will do that on your behalf and even more.
What are the advantages of choosing the second option?
You will have one point of contact. This will save you time, energy and a lot of stress. A professional
and experienced real estate agent will consult you on the current trends in the market, will be able
to offer properties still not officially on the market or soon to become available, will speak your
language or at least English, will carefully evaluate your needs and will offer and show you
properties that best answer your requirements at a time convenient for you. An experienced
consultant with a good knowledge of the market will be able to negotiate for you much better
terms, as well as advise you on the advantages and shortcomings of the visited properties. He can
even check for you the properties you have selected on the net.
Sign the lease agreement and enter the property
When you finally choose the property, which will be your home for a presumably long period of time, the
consultant will be invaluable in negotiating on your behalf the terms and conditions of the lease agreement
with the aim to achieve the best terms and protect your interests. An experienced real estate agent in some
cases has an already established relationship with the landlords, which is a good base for a positive
outcome of the negotiation process.
Lease Agreement
The main elements of the lease agreement are as follows:
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Rent amount and payment structure - monthly, quarterly, etc;
Term of the agreement – in months or years;
Ways for terminating or extending the lease term, advance notices;
Payment of deposit – the standard practice requires a one month rent as a security deposit paid
upon signing of the agreement. The deposit is returned upon expiry or termination of the
agreement, provided that there are no damages to the property and all utility bills have been paid.
There are specific cases when the landlords would require 2-3 months’ rent deposit but it usually
goes for fully furnished top market properties;
Agreement on the mode of payment of the utilities – whether the rent paid is a package price, i.e.
including utilities, or they should be paid separately, whether the tenant will pay directly to the
providers or the landlord will do it on his behalf and the tenant will reimburse the amounts due;
Maintenance charges – maintenance of the common parts, yard, parking, swimming pool;
Need for additional furnishing/equipment, etc.
Once the parameters are agreed upon, the agreement is drafted and then signed by the parties.
Entering the property
Upon handing over the property to the tenant a Delivery and acceptance protocol should be signed. It
describes in detail the state of the property at that moment, as well as all the items of furniture and
equipment/the best will be to enclose also photos of the items for valid evidence. Upon leaving the property
and handing over the keys, a similar protocol is signed with a detailed description of the state of the
property and its furniture and equipment. If there are any damages, which are not due to normal wear and
tear, they should be listed and respectively – covered by the deposit.
Register yourself at the address of your new home
You should go with the landlord to the relevant police station to register at the address and get your White
card, which will be needed for all subsequent procedures, i.e. when applying for permanent residency and
work permit. The landlord has to bring the original of the document, which evidences his ownership, while
you have to bring only your passport.
Additional monthly costs
 Basic Utilities
The Unified Billing System utility services and products in Belgrade was established on January 1st, 1977,
and since then has been in service for the purpose of exploitation of cost-effective and rational processing
and billing. The system provides a unified collection of utility services and products via monthly invoice for
apartments, garages and office space on the territory of 10 municipalities and urban municipalities
Barajevo.
Payment
Utilities and products are being paid monthly through a single payment to which they are specifically stated
monthly benefit amounts of these services, or in advance, which contains the sum total of these amounts.
Unique slip for the monthly utility bills of Public Utility Company "Infostan" are being delivered to the users
at the beginning of each month, for the previous month, and no later than the end of the month. Users of
the utilities that do not receive a payment slip until seventh in the current month for the previous month,
are obliged to "Infostan" seek and receive free new payment form. Payments are made without commission
at post offices, banks and the PUC “Infostan".
Public utility company "Infostan" is a part of the municipal system of the City of Belgrade, with primary
activity unified collection of utilities and products. Creation of Unified Billing System is aiming economical
and rational processing and payment of utility charges. “Infostan” generates the bills for heating, water,
taxes etc. www.infostan.rs
 Heating and hot water
Supply of the City of thermal energy (heating and hot water) is based on the rational use of energy and
fuel, protects the environment and focuses on the unique management of heating systems, and central
heat
supply.
Heating season starts on October 15th and ends on April 15th. Exceptionally, in the period from 1st of
October until 14th of October and from 16th of April until 3rd of May, the objects are being heated in the
days in which the last prediction of the day before or the first prediction of the following days of the Republic
Hydro meteorological Service forecast average daily temperature is less than +120 C.
Heat day runs from 06:00 to 22:00 on weekdays and on Sundays and public holidays from 07.00 to
22.00. However, if the outside temperature is very low, the heater runs continuously for 24 hours.
Payment
Compensation for heating and domestic hot water for the apartments will be charged through a unified
system of payment through money order "Infostan ".
 Electricity
Electricity does not legally belong to communal activities, but because of the great importance to the
daily lives of citizens is included in this Guide.
Payment:
The fee for the electricity consumed in homes and business premises will be charged over separate
monthly billing of "EDB ". Compensation for joint energy consumed in buildings is charged through
unified billing system via slip from "Infostan".
 Telecommunications
Telecommunication services do not legally belong to communal activities, but because of the great
importance for the daily lives of citizens are included in this Guide.
Telecommunication services include:
 Fixed telephony services
 Mobile and paging
 Internet access services (dial-up, DSL , wireless)
 A cable distribution networks (cable TV and Internet )
 IPTV (television over Internet)
Payment:
Telecommunication services for fixed telephony are to be paid through monthly bill of "Telekom Serbia",
on the 20th of the current month for the previous month.
Other telecommunication services are paid depending on the nature of the contract with the service
provider.
Good to know
Telephone
 The telephone number for Belgrade in local (national) traffic is 011
 Call number for Serbia in international traffic is 381
 To call abroad you should dial the international code 00, followed by the country code, area code
(without 0) and, finally, the phone number.
 Information on national and international phone numbers may be obtained by calling 19812
Important telephone numbers
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Police - 192
Fire brigade - 193
Ambulance - 194
Current local time - 195
Telegrams by phone - 1961
Wake-up call - 19811
International calls - 19011
AMSS Road help - 1987
Telephone Directory – 11811
Other Information - 19812
Cost of living in Belgrade
Example on flat of 60 square meters
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Electricity and RTS - Around 3,700 dinars
Infostan (heating, water, taxes etc.) - Around 9,000 dinars per month
Internet (5 Mbps, Flat Rate, Cable/ADSL) – 1,900 dinars per month (1,500 with a 2-year
contract)
Cable TV - 900-2,000 dinars per month
*costs for the utilities could rise up to 60% during the winter depending on the type of heating. If you have
a central heating (remote heating) there is no big difference between summer and winter months, you pay
one rate during the whole year (it's paid on the basis of the sq m and with Infostan bill). The flat could have
its own heating system (etazno grejanje) and the price depends on how much you use it. There the costs for
the utilities could rise up to 60% during the winter. The third option is T/A, oil radiators etc. and usual is the
most expensive option where the price in winter is much, much higher than in summer.
CBS International is the part of the CBRE Affiliate Network, the world’s largest commercial real estate services firm (in terms of 2014 revenue).
CBS International is the leading real estate consultancy in Serbia in terms of revenue for four consecutive years, providing variety of services
including: Office Agency, Retail Agency, Residential Sales and Leasing, Industrial Agency, Land Agency, Valuation and Development Advisory,
Market Research, Project Management, Facility Management, Property Management and Marketing. We advise property owners, investors and
occupiers on every aspect of their property strategies and assist them in the development, buying, selling, financing, leasing, valuing and
management of their assets. More www.cbre.rs

How to rent an apartment in Belgrade

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