Can foreigners buy land in Croatia?

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

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INVESTROPA

A team specialized in real estate investing in European countries (Croatia, Slovenia, Greece, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Croatia. If you'd like to learn more about us, you can check our presentation page.

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At Investropa, we explore the Croatian real estate market every day. Our team doesn't just analyze data from a distance—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

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Nikki Grey 🇬🇧

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 legally purchase land in Croatia and under what conditions?

Foreigners can legally purchase land in Croatia, but the rules depend entirely on your nationality and the type of land you want to buy.

EU, EEA, and Swiss citizens enjoy nearly the same rights as Croatian nationals when purchasing residential and urban land. They can buy without special permits or ministry approvals in most cases.

Non-EU citizens face more restrictions and must meet specific conditions. You need approval from the Ministry of Justice, and your country must have a reciprocity agreement with Croatia. The ministry maintains a list of eligible countries, and citizens from unlisted nations cannot purchase land directly.

As of June 2025, the Croatian government continues to enforce these nationality-based restrictions while gradually opening certain land categories to foreign investment.

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

What types of land are foreigners allowed or not allowed to buy—residential, agricultural, forest, coastal, protected zones?

The type of land determines whether foreigners can purchase it, with significant differences between EU and non-EU buyers.

Land Type	EU/EEA/Swiss Citizens	Non-EU Citizens
Residential/Urban Land	Freely permitted	Permitted with ministry approval
Agricultural Land (crops/livestock)	Permitted since July 2023	Limited permission with agriculture ministry approval
Forest/Pasture Land	Prohibited	Prohibited
Coastal Protected Zones	Prohibited	Prohibited
National Security Areas	Prohibited	Prohibited
Maximum Agricultural Area	No specific limit	10 hectares for individuals
Special Protection Zones	Prohibited	Prohibited

For agricultural land, non-EU citizens can only acquire land used specifically for crops or animal husbandry, not forest or pasture areas. Croatian companies can purchase up to 100 hectares of agricultural land if properly registered.

Are there any nationalities or countries whose citizens face restrictions when buying land in Croatia?

Croatia maintains specific restrictions based on reciprocity agreements and nationality classifications.

Citizens from EU, EEA, and Switzerland face minimal restrictions and are treated almost like Croatian nationals for most property purchases.

Non-EU citizens must come from countries with reciprocity agreements with Croatia. The Ministry of Justice publishes and regularly updates the official list of eligible countries. Citizens from unlisted countries cannot purchase Croatian land directly.

Some countries may have citizens on special restriction lists, preventing them from buying property even if their country generally has reciprocity with Croatia. These restrictions often relate to security concerns or diplomatic issues.

As we reach mid-2025, the Croatian government continues to evaluate and adjust these reciprocity agreements based on international relations and domestic policy considerations.

What are the exact steps a foreigner must follow to purchase land legally in Croatia?

The land purchase process follows specific legal steps that must be completed in order.

Here's the complete process foreigners must follow:

1. **Property identification and selection** - Engage a reputable Croatian real estate agent or lawyer to find suitable land2. **Due diligence verification** - Verify clear title, check for liens, confirm zoning regulations, and ensure the seller has legal ownership3. **Preliminary contract signing** - Sign a pre-contract (predugovor) and pay a deposit, typically 10% of the purchase price4. **Ministry approval application** - Non-EU buyers must submit an application to the Ministry of Justice with all required documents5. **Approval waiting period** - Wait up to 60 days for ministry approval (EU citizens skip this step)6. **Final contract execution** - Sign the final purchase agreement and pay the remaining balance7. **Land registry registration** - File for ownership registration with the Croatian Land Registry to officially transfer title8. **Tax and fee settlement** - Pay property transfer tax, registration fees, and any applicable VAT

Each step requires specific documentation and adherence to Croatian legal procedures. Missing any step can delay or invalidate the purchase.

What documents are required to buy land in Croatia as a foreigner, and which are optional but recommended?

Document requirements vary based on nationality, but certain papers are mandatory for all foreign buyers.

**Required documents for all foreign buyers:**

- Certified copy of passport (proof of nationality)- Notarized purchase/sales contract- Land registry extract proving seller's ownership (not older than 6 months)- Certificate from administrative body confirming urban planning/zoning status- Certificate of legal status of the property- Croatian tax number (OIB) for the buyer- Power of attorney if using a representative

**Additional requirements for non-EU buyers:**

- Ministry of Justice consent application- Proof of reciprocity between buyer's country and Croatia

**Optional but strongly recommended documents:**

- Energy performance certificate (mandatory for buildings)- Legal opinion or due diligence report from a Croatian lawyer- Professional property valuation or appraisal- Title insurance (if available)- Surveyor's report for boundary verification

Can a foreigner buy land in Croatia remotely, without physically being in the country?

Foreign buyers can complete land purchases in Croatia without being physically present in the country.

Remote purchases are possible through power of attorney arrangements. You can grant legal authority to a representative in Croatia to handle all aspects of the transaction, including document signing, payments, and registry filing.

The power of attorney must be properly notarized and translated into Croatian. Your representative can be a lawyer, real estate agent, or trusted individual with legal capacity in Croatia.

All documents can be signed remotely and sent to Croatia, though some may require apostille certification depending on your country of residence. Ministry approvals for non-EU buyers can also be obtained remotely through proper representation.

As of June 2025, remote purchasing has become increasingly common, especially among international investors seeking Croatian coastal properties.

Are there any taxes, legal fees, or hidden costs associated with land purchases in Croatia for foreigners?

Land purchases in Croatia involve multiple taxes and fees that can significantly impact the total investment cost.

Cost Type	Rate/Amount	When Applied
Property Transfer Tax	3% of appraised value	Resale properties
VAT	25%	New builds only
Registration Fee	0.01-0.05% of transaction	All purchases
Legal Fees	1-2% of transaction value	Optional but recommended
Agency Fees	2-4%	When using agents
Notary Fees	€50-€100	All transactions
Annual Property Tax	1.5% of appraised value	Ongoing ownership cost

Total transaction costs typically range from 4% to 30% of the purchase price, depending on whether you're buying new construction or resale property. Additional costs include administrative fees, translation services, and document certification.

When selling, you'll face capital gains tax of 24% on any profit. These costs are the same for foreign and domestic buyers.

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

Can foreigners pay for land in cash, and is it common or advisable to do so?

Cash payments are legal for land purchases in Croatia, but large cash transactions face increasing scrutiny under anti-money laundering regulations.

Croatian law allows cash payments, but transactions over certain thresholds trigger mandatory reporting requirements. Banks and authorities monitor large cash movements to prevent money laundering and tax evasion.

Most real estate professionals recommend bank transfers rather than cash payments. Transferring funds to a Croatian bank account and paying via wire transfer provides better transparency, legal protection, and compliance with international banking standards.

Attempting to understate the contract price and pay the difference in cash is illegal and can result in significant penalties, including contract nullification and criminal charges.

As of June 2025, electronic payments have become the preferred method for property transactions, offering better security and legal compliance for international buyers.

Are mortgages available to foreigners buying land in Croatia, and if so, under what terms, interest rates, and requirements?

Mortgage availability for foreigners depends primarily on nationality and financial circumstances.

EU, EEA, and Swiss citizens can access mortgages under terms similar to Croatian citizens. Croatian banks typically offer loan-to-value ratios of 70-80%, requiring 20-30% down payments. Interest rates currently average 2.5-4.2% annually, with loan terms extending up to 30 years.

Non-EU citizens face more restrictive lending criteria. Banks usually require proof of Croatian income, residency status, or strong business ties to the country. Some international banks with Croatian operations may offer specialized products for qualified foreign buyers.

All foreign buyers need a Croatian tax number (OIB), Croatian bank account, initial sales contract, and for non-EU citizens, Ministry of Justice approval before mortgage approval. Income verification requirements are typically stricter for foreigners than domestic buyers.

Croatian banks have tightened lending standards since 2024, making thorough financial documentation and stable income sources essential for mortgage approval.

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 most common pitfalls or mistakes foreigners make when buying land in Croatia, and how can they be avoided?

Foreign buyers frequently encounter preventable problems that can lead to financial losses or legal complications.

The most common mistakes include:

1. **Title verification failures** - Not properly checking clear title or seller ownership rights, leading to legal disputes2. **Reciprocity oversight** - Non-EU buyers failing to confirm their country has reciprocity agreements with Croatia3. **Restricted land purchases** - Attempting to buy agricultural, forest, or protected land without proper eligibility4. **Fraud susceptibility** - Falling victim to double-selling, forged documents, or inaccurate land registry information5. **Tax underreporting** - Illegally understating contract prices and paying differences in cash6. **Registration delays** - Failing to register ownership promptly, resulting in higher fees or legal complications7. **Due diligence shortcuts** - Skipping professional inspections, surveys, or legal reviews

Prevention strategies involve hiring independent Croatian lawyers, conducting thorough due diligence, using reputable agents, and ensuring all legal requirements are met before signing contracts.

Professional legal representation adds costs but prevents far more expensive problems later. Never rush the purchase process or skip verification steps to save time or money.

Is owning land in Croatia a viable pathway to residency or citizenship, and what are the requirements?

Land ownership in Croatia does not directly grant residency or citizenship rights to foreign buyers.

Property ownership can support residency applications by providing proof of address and demonstrating ties to Croatia, but it's not sufficient alone. Residency permits are issued for specific purposes including employment, education, family reunification, or business investment.

Croatian citizenship requires at least 8 years of legal residence, including both temporary and permanent residency periods. Simply owning property doesn't count toward this residency requirement.

Some foreign investors combine property ownership with business investments or employment to strengthen residency applications. The Croatian government offers various residency programs for investors, entrepreneurs, and remote workers, but these have specific requirements beyond property ownership.

As of June 2025, Croatia continues to evaluate new residency programs for international investors, but property ownership alone remains insufficient for residency or citizenship purposes.

What is the average cost of land in Croatia by region, what do foreigners typically use it for, and what's the long-term forecast for land value and demand?

Land prices in Croatia vary dramatically by region, with coastal and urban areas commanding premium prices.

Region	Construction Land (€/m²)	Agricultural Land (€/m²)	Primary Foreign Use
Adriatic Coast	€121.32	€18.08	Holiday homes, tourism investment
Zagreb	€115.87-500+	N/A	Business, residential, urban development
Zagreb County	€33.92	N/A	Suburban homes, commuter properties
Panonian Region	N/A	€2.66	Agricultural investment, rural development
Northern Croatia	€15.88	€4.23	Rural properties, agricultural use
Central Croatia	€25-45	€3-8	Mixed residential and agricultural
Eastern Croatia	€12-25	€2-5	Agricultural, low-cost residential

Foreign buyers typically purchase coastal land for vacation homes and tourism investments, urban land for business or residential purposes, and agricultural land for farming or rural development projects.

Long-term forecasts indicate continued price growth in coastal and urban areas, driven by tourism recovery and EU integration benefits. Rural and agricultural land prices are expected to stabilize or grow slowly, while coastal properties may see 3-7% annual appreciation through 2030.

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. MTFX Group - Guide for Canadians Buying Property in Croatia
2. Biliskov - Real Estate Purchase Guide for Foreigners
3. ELRA - Limitations to Foreigners in Croatia
4. Government of Croatia - Real Estate Purchase for Foreign Nationals
5. Welcome Center Croatia - Buying Property as a Foreigner
6. Boric Law - Agricultural Land Purchase Opportunities
7. Expat in Croatia - Buy Real Estate
8. Stangrad - Procedure for Buying Real Estate for Foreigners
9. Kredium - Getting a Mortgage in Croatia as a Foreigner
10. Immigrant Invest - Croatia Real Estate Guide