Buying real estate in Croatia?

We've created a guide to help you avoid pitfalls, save time, and make the best long-term investment possible.

Do you need residency to buy in Croatia?

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Authored by the expert who managed and guided the team behind the Croatia Property Pack

buying property foreigner Croatia

Everything you need to know before buying real estate is included in our Croatia Property Pack

You do not need residency to buy property in Croatia as a foreigner.

However, the process varies significantly depending on your nationality, with EU citizens enjoying nearly the same rights as Croatian citizens, while non-EU citizens face additional restrictions including mandatory approval from the Ministry of Justice. Different property types also have specific rules, particularly for agricultural and forest land which remain restricted for certain foreign buyers.

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.

How this content was created πŸ”ŽπŸ“

At Investropa, we explore the Croatian real estate market every day. Our team doesn't just analyze data from a distanceβ€”we're actively engaging with local realtors, investors, and property managers in cities like Zagreb, Split, and Dubrovnik. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

photo of expert nikki grey

Fact-checked and reviewed by our local expert

βœ“βœ“βœ“

Nikki Grey πŸ‡¬πŸ‡§

CEO & Director, Europe Properties

Nikki Grey, an expert in European real estate markets, has deep knowledge of Croatia's growing investment potential. As the CEO of Europe Properties, she connects investors with prime opportunities in Croatia's dynamic property sector. From historic coastal towns to modern developments, her expertise ensures seamless transactions for buyers seeking homes or investments in this stunning Mediterranean destination.

Can foreigners buy property in Croatia without being residents?

Foreign nationals can purchase property in Croatia without having residency status.

As of September 2025, Croatian property law allows non-residents to buy real estate, but the specific rules depend entirely on your nationality and the type of property you want to purchase. EU citizens have nearly identical rights to Croatian citizens, while non-EU citizens face additional bureaucratic requirements.

The Croatian government does not require you to live in the country for any minimum period before becoming eligible to buy property. You can purchase real estate as soon as you meet the nationality and approval requirements for your specific situation.

Property ownership in Croatia does not automatically grant you residency rights, visa privileges, or a pathway to Croatian citizenship.

Which nationalities can buy property directly in Croatia and which need special approval?

EU, EEA, and Swiss citizens can buy most Croatian real estate directly without special government approval.

These nationalities enjoy the same property rights as Croatian citizens since Croatia joined the EU in 2013. You can purchase residential properties, commercial buildings, urban land, and since July 2023, even agricultural land without requiring permission from the Ministry of Justice.

Non-EU citizens can only buy property if their home country has a reciprocity agreement with Croatia. Countries like the United States, Canada, Australia, and several others have these agreements, but the Ministry of Justice maintains an official list that changes periodically. Citizens from non-reciprocal countries generally cannot purchase Croatian real estate.

All non-EU buyers, even from reciprocal countries, must obtain approval from the Ministry of Justice before completing any property purchase. This approval process is mandatory regardless of the property type or purchase amount.

Do you need a Croatian bank account before buying property?

A Croatian bank account is not legally required to purchase property, but it is strongly recommended for practical reasons.

All property buyers must obtain an OIB (osobni identifikacijski broj), which is Croatia's national tax identification number. You can get an OIB without having a Croatian bank account, but you will need it for all property transactions.

Croatian law prohibits large cash payments in real estate transactions. Most property purchases must be processed through Croatian banks, making a local bank account extremely useful for handling the transaction, paying taxes, and managing ongoing property-related expenses.

International wire transfers for property purchases can be processed through foreign banks, but having a Croatian account simplifies the process significantly and helps with future property tax payments and utility bills.

What type of residency is required for non-EU citizens who want to buy?

Non-EU citizens do not need any type of residency to buy Croatian property, but they do need Ministry of Justice approval.

The approval process focuses on your nationality and your home country's reciprocity agreement with Croatia, not your residency status. You can apply for and receive purchase approval while living anywhere in the world.

After purchasing property, non-EU owners can apply for a one-year temporary residence permit based on property ownership. However, this permit does not lead to permanent residency or citizenship, and you must leave Croatia for at least six months after it expires before reapplying.

It's something we develop in our Croatia property pack.

How does the process differ between EU citizens and non-EU citizens?

Process Step EU/EEA/Swiss Citizens Non-EU Citizens (Reciprocal Countries)
Government Approval Not required Ministry of Justice approval mandatory
Property Types Allowed Residential, commercial, urban land, agricultural land Residential, commercial, urban land only
Agricultural Land Access Direct purchase allowed since July 2023 Only through Croatian company formation
Processing Time Standard conveyancing (4-8 weeks) Additional 2-6 months for approval
Documentation Required Standard property purchase documents Plus reciprocity proof and Ministry application
Legal Restrictions Same as Croatian citizens Additional limitations on land types
Ongoing Obligations Standard property taxes and maintenance Same as EU citizens

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Is there a minimum time you need to live in Croatia before being allowed to purchase property?

No minimum residency period is required before you can buy Croatian real estate.

Croatian property law does not include any time-based residency requirements for foreign buyers. You can purchase property immediately upon arriving in Croatia, or even while living abroad, as long as you meet the nationality and approval requirements.

This applies equally to EU and non-EU citizens. The determining factors for property purchase eligibility are your nationality and reciprocity agreements, not how long you have lived in Croatia.

Many foreign buyers complete their entire property purchase process while living outside Croatia, working with local lawyers and real estate agents remotely.

Can you buy agricultural or forest land in Croatia as a foreigner?

EU, EEA, and Swiss citizens can buy agricultural land directly since July 2023, but forest land remains restricted for all foreigners.

The 2023 policy change allows EU citizens to purchase agricultural land on the same terms as Croatian citizens. This includes farmland, vineyards, and olive groves, making Croatia's agricultural sector more accessible to European investors.

Non-EU citizens cannot directly purchase agricultural or forest land as individuals. However, they can access agricultural land by forming a Croatian company specifically for agricultural purposes. Companies can purchase up to 100 hectares of agricultural land, while individuals are limited to 10 hectares.

Forest land, protected coastal areas, and zones designated for national security remain off-limits to all foreign buyers, regardless of nationality. These restrictions apply even to EU citizens and cannot be circumvented through company formation.

Are there limits on how many properties a foreigner can own in Croatia?

Croatia does not impose numerical limits on how many properties foreigners can own.

Both EU and non-EU citizens can purchase multiple residential properties, commercial buildings, and land parcels without hitting a legal ownership cap. Your ability to buy additional properties depends on your financial capacity and ability to meet the approval requirements for each purchase.

The only restrictions relate to property types and locations rather than quantities. All foreigners are prohibited from buying in protected zones, military areas, and certain coastal regions designated for national security.

It's something we develop in our Croatia property pack.

Do you need to set up a Croatian company to buy certain types of property?

EU citizens do not need to form a Croatian company for any type of property purchase they are legally allowed to make.

Non-EU citizens must form a Croatian company if they want to access agricultural land, since they cannot purchase farmland directly as individuals. The company must be registered for agricultural activities and comply with Croatian business regulations.

Some non-EU buyers also use Croatian companies to purchase other property types in complex situations, such as when buying multiple properties simultaneously or when their nationality creates additional bureaucratic challenges.

Company formation adds complexity and ongoing compliance requirements, including annual filings, tax obligations, and potential audit requirements. The process typically costs between €2,000-€5,000 plus annual maintenance fees.

infographics rental yields citiesCroatia

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.

What are the typical costs and taxes for foreigners when buying real estate in Croatia?

Foreign buyers pay the same taxes and fees as Croatian citizens, typically totaling 4-8% of the property purchase price.

1. **Property transfer tax**: 3% of the purchase price for most properties 2. **Notary fees**: 1-2% of the purchase price, depending on complexity 3. **Real estate agent commission**: 2-3% of the purchase price (usually paid by seller) 4. **Legal fees**: €1,000-€3,000 for standard transactions 5. **Land registry fees**: €200-€500 for registration 6. **Translation and administrative costs**: €300-€800 for document preparation 7. **Ministry approval fees**: €100-€300 for non-EU buyers requiring permission

Non-EU buyers may face slightly higher legal costs due to the additional complexity of obtaining Ministry approval and preparing reciprocity documentation.

Ongoing property taxes in Croatia are relatively low, typically 0.1-0.8% of the property's assessed value annually, depending on the location and property type.

How long does the approval process take if you need permission from the Ministry of Justice?

Ministry of Justice approval for non-EU buyers typically takes 2-6 months from the date of complete application submission.

The timeline depends on several factors including the completeness of your documentation, current Ministry workload, and the complexity of your specific case. Simple residential property purchases generally process faster than commercial or unusual property types.

You can speed up the process by ensuring all documents are properly translated, certified, and submitted with complete reciprocity proof from your home country. Working with an experienced Croatian lawyer significantly reduces delays caused by documentation errors.

The Ministry processes applications in order of receipt, and there is no expedited service available for property purchases. Plan for the full 6-month timeline when scheduling your property purchase.

If you buy property without residency, does that give you any right to apply for residency or a visa later?

Property ownership in Croatia does not create automatic residency rights or provide a direct pathway to permanent residence or citizenship.

Non-EU property owners can apply for a one-year temporary residence permit based on property ownership. This permit allows you to stay in Croatia but does not count toward the continuous residence required for permanent residency applications.

After the one-year permit expires, you must leave Croatia for at least six months before reapplying for another temporary permit. This cycle can continue indefinitely but never leads to permanent residency based solely on property ownership.

EU citizens who own property in Croatia still must register with local police if staying longer than 90 days and can obtain a residence card valid for up to five years. However, this registration is separate from property ownership rights.

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.

Sources

  1. Croatia Real Estate for Foreigners
  2. Buying Property in Croatia as a Foreigner - Full Guide
  3. Foreigners Buy Land Croatia
  4. Global Property Guide - Croatia
  5. ELRA - Limitations to Foreigners in Croatia
  6. Investing in Croatian Real Estate
  7. Croatian Bank Account Requirements
  8. Croatian Government - Real Estate Purchase