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 a house in Croatia as a foreigner is entirely possible, though the process varies significantly between EU and non-EU nationals.
Croatia's property market offers diverse opportunities from coastal villas along the Adriatic to affordable inland homes, but navigating the legal requirements, tax obligations, and approval processes requires careful planning and proper documentation.
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.
Foreigners can purchase property in Croatia with different requirements for EU versus non-EU nationals, requiring specific legal steps including obtaining a Croatian tax number and notarized contracts.
The process typically takes 2-3 months for EU citizens and longer for non-EU buyers who need Ministry of Justice approval, with a standard 10% deposit and various taxes totaling around 6-7% of purchase price.
| Aspect | EU Nationals | Non-EU Nationals |
|---|---|---|
| Residency Required | No | No |
| Government Approval | Not required | Ministry of Justice approval required |
| Timeline | 2-3 months | 3-6 months (due to approval process) |
| Property Types Allowed | Most types except some agricultural land | Residential and commercial (no agricultural/forest land) |
| Typical Deposit | 10% of purchase price | 10% of purchase price |
| Transfer Tax | 3% (0% on new construction) | 3% (0% on new construction) |
| Mortgage Availability | Limited but possible | Very limited, home country financing preferred |
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CEO & Director, Europe Properties
What is the step-by-step process for buying property in Croatia?
The Croatian property purchase process follows a structured sequence that typically takes 2-3 months for EU nationals and 3-6 months for non-EU buyers.
First, you must obtain a Croatian Tax Identification Number (OIB) from the local tax office, which is mandatory for all property transactions. Next, hire a licensed real estate agent and conduct thorough due diligence by checking the property's ownership status and legal standing through the land registry (katastar).
After finding your desired property, negotiate the terms and sign a preliminary purchase agreement (pre-contract), paying a deposit of typically 10% of the agreed purchase price. For non-EU buyers, you must then apply for approval from the Croatian Ministry of Justice, which can take several months to process.
Once all approvals are secured, you proceed to sign the final notarized contract, complete the full payment, and register the property transfer with the land registry to officially confirm your ownership. Throughout this process, it's essential to have independent legal representation to ensure all documentation is properly handled.
It's something we develop in our Croatia property pack.
Do I need Croatian residency to purchase a house there?
No, you do not need to be a resident of Croatia to buy property there, regardless of your nationality.
However, it's crucial to understand that purchasing property in Croatia does not automatically grant you any residency rights or status. Property ownership and residency are completely separate legal matters under Croatian law.
EU nationals have the most straightforward process and can buy most types of property without residency requirements, though some restrictions apply to agricultural land. Non-EU nationals also don't need residency but must navigate additional approval processes and face more property type restrictions.
If you're seeking residency in Croatia, you would need to apply through separate immigration pathways such as employment, family reunification, or investment visa programs that are distinct from property ownership.
What legal requirements must foreign nationals meet to buy Croatian real estate?
Foreign nationals face different legal requirements depending on their citizenship, with EU and non-EU buyers following distinct procedures.
| Requirement | EU Nationals | Non-EU Nationals |
|---|---|---|
| Basic Documentation | Valid passport/ID, proof of citizenship | Valid passport/ID, proof of citizenship |
| Government Approval | None required | Ministry of Justice approval mandatory |
| Reciprocity Rules | Not applicable | Must meet bilateral agreement requirements |
| Property Type Restrictions | Cannot buy some agricultural land | Cannot buy agricultural or forest land as individuals |
| Croatian Tax Number (OIB) | Required | Required |
| Notarized Contracts | Mandatory | Mandatory |
| Land Registry Registration | Required for ownership confirmation | Required for ownership confirmation |
How much deposit do I need to secure a Croatian property?
The standard deposit (called "kapara" in Croatian) is 10% of the agreed purchase price, paid when signing the preliminary purchase agreement.
This deposit serves as a binding commitment from both parties and comes with specific legal protections. If you as the buyer decide to withdraw from the purchase without valid legal grounds, you forfeit the entire deposit to the seller.
Conversely, if the seller withdraws without proper justification, they must pay you double the deposit amount as compensation. This arrangement ensures both parties remain committed to completing the transaction once the pre-contract is signed.
The deposit is typically held in escrow or by the notary until the final transaction is completed, at which point it's applied toward the total purchase price. Some sellers may accept a smaller deposit in competitive markets, but 10% remains the standard practice across Croatia.
What taxes and fees should I budget for when buying Croatian property?
Property purchase costs in Croatia typically add 6-7% to your total investment beyond the property price itself.
The main expense is the property transfer tax of 3% of the purchase price, though this may be reduced to 0% when buying new construction directly from a developer. You'll also pay notary fees and registration charges, which are calculated as a percentage of the property value and typically amount to 1-2% combined.
Real estate agency fees commonly run 3% plus VAT (25% in Croatia), so budget approximately 3.75% for agency services. Additionally, factor in legal fees for attorney services, which vary but typically range from €1,000 to €3,000 depending on transaction complexity.
Other smaller costs include obtaining your OIB tax number, property surveys if required, and translation services for documents. As of September 2025, these additional fees rarely exceed €500-1,000 total.
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Can foreigners get mortgages in Croatia and what are the conditions?
Foreigners can obtain mortgages in Croatia, but the options are significantly more limited and conditions stricter compared to Croatian citizens.
Croatian banks typically require substantial documentation including proof of income, employment history, and financial stability from your home country. Without Croatian residency or established local banking relationships, most banks will only consider financing 60-70% of the property value, requiring a larger down payment than local buyers.
Interest rates for foreign buyers are generally higher, often 1-2 percentage points above rates offered to residents. The approval process can take several months and banks may require additional guarantees or co-signers.
Many foreign buyers find it more practical to secure financing from their home country banks, especially if they have established relationships and better terms available. Some international banks with Croatian operations may offer more favorable conditions to their existing customers.
It's something we develop in our Croatia property pack.
What are typical house prices across different Croatian regions?
Croatian property prices vary dramatically by location, with coastal areas commanding premium prices while inland regions remain significantly more affordable.
| Region | Average Price per m² (Houses) | Typical House Price Range |
|---|---|---|
| Dubrovnik (South Coast) | €4,000-6,000 | €400,000-1,200,000 |
| Split-Dalmatia Coast | €2,500-4,000 | €250,000-800,000 |
| Istria Peninsula | €2,000-3,500 | €200,000-600,000 |
| Zagreb (Capital) | €1,800-2,800 | €180,000-450,000 |
| Zadar Region | €1,500-2,500 | €150,000-400,000 |
| Slavonia (Eastern Croatia) | €600-1,200 | €60,000-180,000 |
| Central Croatia (Inland) | €800-1,500 | €80,000-220,000 |
How can I find reliable real estate agents in Croatia?
Finding trustworthy real estate professionals in Croatia requires verifying licensing and checking multiple credibility indicators.
- Verify licensing through the Croatian Chamber of Commerce - All legitimate agents must be registered and licensed
- Use established property portals like Njuskalo.hr, Index.hr nekretnine, and Crozilla.com that vet their listed agents
- Seek referrals from other foreign buyers through expat communities and online forums focused on Croatian property
- Check agent specialization - prioritize those experienced with foreign buyer transactions and familiar with legal requirements
- Request client references and verify successful transactions with previous international clients
- Evaluate language capabilities - ensure clear communication in your preferred language for complex legal discussions
- Review online presence and reviews on platforms like Google Reviews and specialized real estate websites
What documents must I provide when purchasing Croatian property?
The documentation requirements for Croatian property purchases are extensive and must be properly prepared and authenticated.
Essential documents include your valid passport or national ID card, proof of citizenship from your home country, and your Croatian Tax Identification Number (OIB) which you must obtain before proceeding with any purchase.
You'll need the preliminary purchase agreement signed by both parties, followed by the final notarized sales contract. The property's land registry extract (izvadak iz zemljišnih knjiga) confirms legal ownership and any encumbrances, while building permits and certificates verify the property's legal construction status.
For non-EU buyers, additional documentation for Ministry of Justice approval includes proof of reciprocity agreements between Croatia and your home country. All foreign documents typically require official translation into Croatian and may need apostille certification depending on your country of origin.
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 long does the property purchase process take in Croatia?
The timeline for completing a Croatian property purchase varies significantly based on your nationality and the complexity of the transaction.
EU nationals typically complete purchases within 2-3 months from signing the preliminary agreement to final registration. This includes time for due diligence, contract preparation, notarization, and land registry registration.
Non-EU nationals face longer timelines of 3-6 months due to the mandatory Ministry of Justice approval process, which alone can take 2-4 months depending on current processing volumes and the complexity of reciprocity agreements with your home country.
Factors that can extend timelines include incomplete documentation, property title issues discovered during due diligence, financing approval delays, or complications with foreign document authentication and translation requirements.
Are there restrictions on buying property in certain Croatian areas?
Croatia imposes specific geographical and property type restrictions that vary significantly for different buyer categories.
Foreign nationals, particularly non-EU citizens, cannot purchase agricultural or forest land as private individuals, though they may be able to do so through establishing a Croatian company. Some protected environmental areas, national parks, and cultural heritage zones have additional restrictions requiring special permits or prohibiting foreign ownership entirely.
Coastal properties may have specific zoning regulations and building restrictions that affect development potential. Border areas sometimes have heightened security considerations that complicate foreign ownership approvals.
EU nationals face fewer restrictions but still cannot purchase certain categories of agricultural land and must comply with local zoning laws. It's essential to verify specific restrictions for your target area before proceeding with any purchase.
It's something we develop in our Croatia property pack.
What ongoing costs should I expect as a Croatian property owner?
Property ownership in Croatia involves several recurring expenses that vary based on property type, location, and usage.
Annual property taxes are currently modest for primary residences but subject to change with new regulations being implemented. As of September 2025, many residential properties have minimal or zero property tax obligations, though this is evolving.
Utility costs include water, electricity, gas, and waste collection services, with monthly expenses typically ranging from €100-300 depending on property size and usage. Internet and cable services add another €30-60 monthly.
If you own an apartment or property within a building complex, expect monthly maintenance fees ranging from €50-200 depending on building amenities and services provided. Property insurance is highly recommended and typically costs €200-500 annually based on coverage and property value.
Additional considerations include regular maintenance costs, seasonal property management if it's a vacation home, and potential rental management fees if you're generating income from the property.
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 offers excellent opportunities for both EU and non-EU nationals, though the process requires careful planning and proper legal guidance.
With the right preparation, documentation, and professional support, foreign buyers can successfully navigate Croatian property ownership and enjoy this beautiful Mediterranean country's real estate market.
Sources
- Croatia Property and More - Step by Step Guide
- CEE Legal Matters - Real Estate Croatia 2025
- InvestRopa - Croatia Real Estate for Foreigners
- Expat Den - Buy Property Croatia
- Connect Houses - Legal Steps Complete Guide
- Lawyers Croatia - Purchase Property Guide
- RE/MAX EU - How to Buy Property Croatia
- Croatian Government - Real Estate Purchase Foreign Nationals