Authored by the expert who managed and guided the team behind the Croatia Property Pack
Everything you need to know before buying real estate is included in our Croatia Property Pack
Buying property in Croatia is relatively straightforward for EU citizens but requires additional steps for non-EU buyers.
The Croatian property market offers diverse opportunities from coastal apartments to city center homes, with prices ranging from €1,500 to over €7,000 per square meter depending on location. EU citizens enjoy nearly identical rights to Croatian nationals, while non-EU buyers need Ministry of Justice approval and face restrictions on certain property types like agricultural land.
If you want to go deeper, you can check our pack of documents related to the real estate market in Croatia, based on reliable facts and data, not opinions or rumors.
EU citizens can freely buy residential property in Croatia with minimal restrictions, while non-EU buyers need government approval and cannot purchase agricultural land as individuals.
The process typically takes 2-8 weeks for EU citizens and 3-6 months for non-EU buyers, with costs including 3% transfer tax plus legal and notary fees totaling around 5-6% of the property value.
| Aspect | EU Citizens | Non-EU Citizens |
|---|---|---|
| Legal right to buy | Full ownership rights | Requires Ministry approval |
| Property types allowed | All types including agricultural | Residential only (no agricultural) |
| Purchase timeline | 2-8 weeks | 3-6 months |
| Required documents | OIB tax number | OIB + reciprocity proof |
| Financing options | Limited mortgage access | Mostly cash purchases |
| Rental permissions | Full rental rights | Full rental rights |
| Resale restrictions | None | None |
Can foreigners legally buy property in Croatia?
Yes, foreigners can legally buy property in Croatia, but the rules differ significantly based on nationality.
EU, EEA, and Swiss citizens enjoy almost identical rights to Croatian nationals and can freely purchase residential real estate, apartments, houses, and even agricultural land since 2023. They face no special restrictions or approval requirements when buying property in Croatia.
Non-EU citizens can buy residential property but must obtain approval from the Ministry of Justice and demonstrate reciprocity between Croatia and their home country. Private individuals from non-EU countries cannot directly purchase agricultural or forest land - this requires forming a Croatian company.
As of September 2025, the approval process for non-EU buyers has become more streamlined, though it still adds 2-4 months to the purchase timeline compared to EU citizens.
What are the exact steps to buy a home or apartment in Croatia?
The Croatian property purchase process follows eight mandatory steps that must be completed in sequence.
- Obtain an OIB (tax ID number) - This Croatian personal identification number is mandatory for all property transactions and can be obtained from any tax office or Croatian consulate abroad
- Sign a preliminary contract - After due diligence, you'll sign a preliminary agreement with typically 10% deposit to secure the property
- Complete legal checks and obtain approval - Non-EU buyers must wait for Ministry of Justice approval during this phase, while EU citizens can proceed directly
- Sign the final contract at a notary - The official purchase agreement must be notarized to be legally binding
- Make full payment - Complete the remaining balance according to the contract terms
- Register with the land registry - You have exactly 60 days from signing to register the purchase with Croatian authorities
- Pay transfer tax and legal fees - Settle the 3% transfer tax and associated costs
- Complete property handover protocol - Transfer utilities and officially take possession of the property
It's crucial to verify property ownership through recent land registry extracts and ensure all building permits are valid before proceeding with any purchase.
How much does property cost per square meter in popular Croatian areas?
Croatian property prices vary dramatically by location, with coastal areas commanding the highest prices in 2025.
| Location | Price per sqm (€) | Property Type |
|---|---|---|
| Split City Center | 4,000 - 5,000+ | Apartments/Historic buildings |
| Zagreb Central | 2,000 - 3,000 | Modern apartments/Houses |
| Dalmatian Coast (Premium) | 2,500 - 7,000 | Sea view properties |
| Dubrovnik Old Town | 5,000 - 8,000 | Historic apartments |
| Rural/Interior Areas | 1,500 - 1,900 | Houses/Land with buildings |
| Istria (Coastal) | 3,000 - 4,500 | Villas/Apartments |
| Zadar Region | 2,200 - 3,800 | Mixed residential |
Properties with direct sea views typically command a premium of €350-€400 per square meter above standard coastal rates. New construction projects often include 25% VAT in the listed price, while older properties are subject to the 3% transfer tax.
Are there restrictions on property types foreigners can buy?
Property type restrictions depend entirely on your citizenship status and the specific land classification.
EU citizens face virtually no restrictions and can purchase residential properties, urban land, commercial buildings, and agricultural land under the same conditions as Croatian nationals. Since 2023, EU citizens gained full rights to buy agricultural properties, removing the last major restriction.
Non-EU citizens are limited to residential properties and urban land only. They cannot buy agricultural land, forest land, or certain coastal plots as private individuals. To acquire agricultural or forest land, non-EU buyers must establish a Croatian company, which requires additional legal complexity and ongoing corporate obligations.
All foreign buyers must verify the property's zoning classification and confirm there are no outstanding restitution claims or reconstruction bans before purchase. Some historical properties near borders or in sensitive areas may have additional restrictions regardless of buyer nationality.
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What taxes, legal fees, and notary costs should I expect?
Croatian property purchase costs typically total 5-6% of the property value on top of the purchase price.
| Cost Type | Amount | Notes |
|---|---|---|
| Transfer Tax | 3% of property value | For existing properties only |
| VAT (New Properties) | 25% | Usually included in advertised price |
| Legal Fees | 1-1.5% of property value | Attorney representation costs |
| Notary Fees | €500 - €1,000 | Fixed fee for contract notarization |
| Land Registry Registration | €33 | Must be paid within 60 days |
| Real Estate Agent Commission | 3% (typically) | Often split between buyer/seller |
| Property Survey/Inspection | €300 - €800 | Recommended for all purchases |
New construction properties include 25% VAT in the advertised price, while resale properties are subject to the 3% transfer tax. Always budget an additional €2,000-€3,000 for miscellaneous costs like translations, bank fees, and administrative expenses.
How long does the Croatian property purchase process take?
Purchase timelines in Croatia depend primarily on your citizenship and the complexity of the specific transaction.
EU citizens can typically complete a straightforward property purchase in 2-8 weeks from signing the preliminary contract to final ownership registration. The process moves faster when all documentation is prepared in advance and no legal complications arise.
Non-EU buyers face a significantly longer timeline of 3-6 months due to the mandatory Ministry of Justice approval process. This approval can take 60-120 days depending on the buyer's country of origin and current processing volumes.
Complex transactions involving multiple properties, corporate buyers, or properties with unclear ownership can extend the timeline by several additional months regardless of citizenship. Properties requiring special permits or those in protected coastal zones may also face delays.
It's something we develop in our Croatia property pack.
Do I need a Croatian bank account and OIB to buy property?
An OIB (Personal Identification Number) is absolutely mandatory for all property purchases in Croatia, regardless of your nationality.
Every buyer must obtain an OIB before completing any property transaction. EU citizens can get an OIB from any Croatian tax office with just a passport, while non-EU citizens may need additional documentation proving their legal status and reason for purchase.
A Croatian bank account is not strictly required by law, but it's highly recommended for practical reasons. Having a local account simplifies property payments, ongoing utility payments, property taxes, and any future rental income collection. Most Croatian banks offer non-resident accounts specifically for property buyers.
Some sellers and notaries prefer local bank transfers for large transactions, and mortgage lenders (if financing) will require a Croatian account. The account opening process typically takes 1-2 weeks and requires proof of property purchase intent.
What are the most common pitfalls when buying Croatian property?
Foreign buyers in Croatia face several recurring issues that can derail or complicate their property purchases.
- Unclear ownership titles - Always demand recent land registry extracts and verify no restitution claims exist on the property
- Building permit issues - Ensure all construction has valid permits and occupancy certificates, especially for renovated or extended properties
- Zoning violations - Confirm the property complies with current zoning laws and isn't subject to reconstruction bans
- Utility debts and encumbrances - Outstanding utility bills, property taxes, or liens can transfer with ownership if not cleared beforehand
- Reciprocity problems for non-EU buyers - Verify your country has reciprocity agreements with Croatia before starting the purchase process
- Currency fluctuation risks - Euro-denominated purchases can be affected by exchange rate changes during the long approval process
- Inadequate legal representation - Using inexperienced lawyers or those without real estate specialization often leads to missed issues
The most expensive mistakes involve properties with contested ownership or those built without proper permits, which can result in demolition orders or inability to register ownership. Always invest in thorough due diligence and experienced legal counsel.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Croatia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How much should I budget for ongoing property costs in Croatia?
Annual property ownership costs in Croatia are relatively low compared to other European countries, but vary significantly by property size and location.
Property taxes for private homes are minimal in most Croatian municipalities, typically ranging from €100-€500 per year for average-sized properties. Zagreb and Split charge higher rates than smaller towns, but costs remain very reasonable.
Monthly utilities and maintenance for an average apartment typically cost €80-€200, including electricity, water, heating, and building maintenance fees. Coastal properties often have higher costs due to salt damage requiring more frequent maintenance.
Property insurance is optional but recommended, costing approximately €100-€300 annually depending on property value and coverage level. Comprehensive policies covering natural disasters are particularly important for coastal properties.
If hiring property management services for rental properties, expect to pay 8-12% of gross rental income. This covers tenant management, maintenance coordination, and local compliance requirements for tourist rentals.
Can foreigners get mortgages to buy Croatian property?
Mortgage financing for foreign property buyers in Croatia is extremely limited and mostly unavailable for non-residents.
Croatian banks primarily offer mortgages to Croatian residents or EU citizens with Croatian employment and income. Even qualified applicants face stricter loan-to-value ratios (typically 60-70% maximum) and higher interest rates than local residents.
Non-EU buyers have virtually no access to Croatian mortgage financing and must purchase properties with cash. Some international banks with Croatian operations may consider mortgages for high-net-worth clients, but these are rare exceptions requiring substantial deposits and complex approval processes.
Most foreign buyers finance their Croatian purchases through mortgages or equity release in their home countries, then transfer the funds as cash purchases. This approach avoids Croatian banking complexities but requires careful tax planning and currency exchange considerations.
Developer financing is occasionally available for new construction projects, but terms are typically less favorable than traditional mortgages and require significant down payments.
What are the rules for renting out Croatian property to tourists or tenants?
Foreign property owners have full rights to rent their Croatian properties to both tourists and long-term tenants, subject to local regulations.
Tourist rentals require registration as either a private renter (for small-scale operations) or a business entity (for commercial operations). All tourist accommodations must register with the local tourist board and meet safety, amenity, and service standards.
Short-term rental platforms like Airbnb and Booking.com require valid licensing and compliance with local tourism regulations. Properties must display official registration numbers in all advertising.
Rental income is subject to a flat 10% tax plus county surtax (usually 2-5%), totaling approximately 12-15% of gross rental income. This applies to both short-term and long-term rentals.
Long-term tenancy agreements follow Croatian landlord-tenant law, which provides strong tenant protections. Leases longer than one year must be registered with authorities, and eviction procedures can be lengthy and complex.
It's something we develop in our Croatia property pack.
How does the Croatian property resale market work?
The Croatian property resale market operates efficiently, with strongest demand in tourist areas and major cities like Zagreb and Split.
Selling property follows the same legal procedures as buying, requiring notarization and land registry updates. There are no minimum holding periods or special exit taxes for foreign sellers, though capital gains tax may apply depending on ownership duration and seller circumstances.
Market liquidity is highest for quality properties in desirable coastal locations, central Zagreb, and popular tourist destinations. Well-maintained apartments and houses in these areas typically sell within 3-8 months at market prices.
Rural and interior properties face much longer marketing periods and may sell at significant discounts to original purchase prices. Properties requiring major renovation or those with legal complications can be difficult to sell at any price.
Real estate agent commissions for sales typically range from 2-4%, split between buyer and seller agents. Professional staging and marketing are increasingly important in competitive markets like Dubrovnik and Split.
Foreign sellers should budget for translation costs, potential currency exchange losses, and the same legal fees required for purchases when planning their exit strategy.
It's something we develop in our Croatia property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Buying property in Croatia is not particularly difficult, especially for EU citizens who enjoy nearly identical rights to Croatian nationals.
Non-EU buyers face additional approval requirements and timeline extensions, but the process remains manageable with proper legal guidance and realistic timeline expectations.
Sources
- Buying Property in Croatia as a Foreigner - Complete Guide 2025
- Real Estate Prices Croatia 2025 - Market Analysis and Trends
- Ultimate Guide to the Croatian Real Estate Market 2025
- Croatia Real Estate Investment Guide - Key Insights for 2025
- Property Sales in Croatia Analysis - First Half 2025
- Croatia Property Investment Guide
- Croatian Ministry - Acquisition of Real Estate by Foreign Nationals
- Legal Steps for Buying a House in Croatia - Complete Guide
- Buy Real Estate in Croatia - Expat Guide
- Croatia Real Estate Investment Guide