Authored by the expert who managed and guided the team behind the Croatia Property Pack
Yes, the analysis of Split's property market is included in our pack
Property prices in Split are experiencing robust growth, with values increasing by 10% annually as of June 2025.
The coastal city's real estate market has transformed dramatically, with average prices now ranging between €3,000 and €5,000 per square meter, while prime central locations command up to €8,200 per square meter. This surge reflects Split's emergence as a premier investment destination on the Adriatic coast.
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.
Split property prices continue their upward trajectory, driven by strong tourism recovery and limited supply in prime areas.
With the ECB's recent interest rate cuts and Croatia's stable EU membership, the market shows no signs of cooling down in 2025.
| Metric | Current Status (June 2025) | Year-on-Year Change |
|---|---|---|
| Average Price per m² | €3,000 - €5,000 | +10% |
| Prime Central Locations | Up to €8,200/m² | +12% |
| Coastal Properties | €4,500 - €6,000/m² | +16% |
| Annual Rental Yields | 5-8% | Stable |
| Foreign Buyer Share | 15% | +3% |
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.
What are the current average property prices per square meter in Split as of June 2025?
As we reach mid-2025, property prices in Split have stabilized at historically high levels, reflecting the city's growing appeal to both domestic and international buyers.
The average price for residential properties in Split currently ranges between €3,000 and €5,000 per square meter, depending on the specific location and property type. Central Split commands premium prices, with properties in prime locations reaching €8,200 per square meter for the most sought-after addresses near Diocletian's Palace or along the Riva waterfront.
Even peripheral neighborhoods in Split now see prices around €4,200 per square meter, demonstrating how price growth has spread throughout the city. According to recent citywide statistics, apartments average €3,024 per square meter while houses average €2,879 per square meter, though these averages mask significant variation between districts.
Coastal properties with sea views command a substantial premium, typically ranging from €4,500 to €6,000 per square meter. Properties requiring renovation in popular areas like Bačvice can still fetch €6,000 per square meter, indicating the strength of location over condition in the current market.
This pricing structure positions Split as one of Croatia's most expensive cities, with values now approaching those of Dubrovnik in many segments.
How much have property prices increased in Split over the past year?
Property prices in Split have experienced significant growth over the past year, with coastal properties leading the surge at 16% annual appreciation.
The overall residential market in Split saw prices increase by approximately 10% year-on-year as of June 2025. This growth rate outpaces many other Croatian cities and reflects Split's continued attractiveness as both a tourist destination and residential hub. The increase represents a continuation of the trend that began several years ago when average prices were around €3,000 per square meter.
The most dramatic increases have been in premium neighborhoods and coastal areas. Properties with direct sea access or panoramic views have seen appreciation rates exceeding 16%, driven by limited supply and strong demand from both foreign investors and wealthy domestic buyers. Even standard apartments in less central areas have experienced solid growth of 8-10%.
While the steepest price spikes occurred two years ago, the market has maintained its momentum rather than cooling down. Current prices have stabilized at these elevated levels without showing signs of significant correction, suggesting that the new price levels have become the market norm.
It's something we develop in our Croatia property pack.
Which neighborhoods in Split are experiencing the fastest price growth?
Upscale neighborhoods such as Meje, Žnjan, Bačvice, Pazdigrad, and the area around Diocletian's Palace are experiencing the fastest property price growth in Split.
| Neighborhood | Average Price per m² | Annual Growth Rate | Key Attractions |
|---|---|---|---|
| Bačvice | €6,000 | 15% | Famous beach, nightlife |
| Diocletian's Palace area | €8,200 | 12% | Historic center, tourism |
| Meje | €5,500 | 14% | Upscale residential, marina access |
| Firule | €5,200 | 13% | Beach proximity, family-friendly |
| Marjan | €5,800 | 11% | Park views, exclusive villas |
Other districts seeing rapid appreciation include Trstenik, Kman, Gripe, and Poljud, driven by new developments, improved infrastructure, and ongoing gentrification. These areas are attracting buyers who are priced out of the most central locations but still want proximity to Split's amenities.
The combination of limited new construction in these established neighborhoods and their inherent appeal to both residents and tourists continues to drive strong price appreciation, with no signs of slowing in the near term.
What types of properties are seeing the biggest price surges in Split?
Older apartments and historic homes are appreciating faster than new builds in Split, as limited supply drives buyers to compete for existing stock.
Luxury apartments with sea views are experiencing the strongest price growth, particularly those featuring modern amenities like smart home technology and energy-efficient systems. Properties with outdoor spaces such as terraces, balconies, or private gardens have become especially valuable post-pandemic, commanding premiums of 15-20% over similar properties without these features.
Eco-certified and sustainable buildings represent another fast-appreciating segment. As buyer preferences shift toward environmentally conscious living, properties with green certifications or sustainable features are seeing accelerated price growth. These properties often combine lower operating costs with the prestige factor that appeals to affluent buyers.
Historic stone houses in the old town, despite often requiring substantial renovation, continue to attract premium prices due to their scarcity and unique character. International buyers particularly value these properties for their authenticity and potential as boutique rental investments.
Tech-equipped flats featuring high-speed internet infrastructure and dedicated workspace areas have also seen above-average appreciation, reflecting the growing digital nomad community in Split.
What do property price forecasts predict for Split in 2026?
Property prices in Split are expected to continue rising in 2026, albeit at a more moderate pace of 3-7% compared to recent years' double-digit growth.
Market analysts anticipate that Split's property market will maintain its upward trajectory through 2026, supported by continued tourism growth, EU structural funds for infrastructure development, and sustained interest from foreign buyers. The forecasted growth rate of 3-7% represents a normalization from the rapid appreciation of recent years but still indicates a healthy, growing market.
Several factors support this continued growth outlook. Croatia's stable EU membership and adoption of the euro have increased investor confidence, while the ECB's recent interest rate cuts from 2.50% to 2.25% as of April 2025 are making property financing more accessible. The Croatian government's National Housing Policy and ongoing urban development projects in Split will likely support market stability.
However, the pace of growth is expected to moderate as affordability constraints begin to impact local buyers. The market is transitioning from a period of rapid catch-up growth to a more sustainable long-term appreciation pattern typical of established European coastal cities.
Supply constraints in prime areas will continue to support prices, as new development opportunities remain limited in Split's most desirable neighborhoods.
How does Split's property market compare to other Croatian coastal cities?
Split's property prices now position it closer to Dubrovnik than to more affordable coastal cities like Zadar, reflecting its growing international appeal.
| City | Apartments (€/m²) | Houses (€/m²) | YoY Growth | Market Position |
|---|---|---|---|---|
| Split | 3,024 | 2,879 | 10% | Premium/Growing |
| Dubrovnik | 4,151 | 3,523 | 8% | Luxury/Stable |
| Zadar | 2,472 | 1,730 | 6% | Affordable/Emerging |
| Rijeka | 2,300 | 2,100 | 5% | Value/Steady |
| Pula | 2,600 | 2,400 | 7% | Mid-range/Growing |
Five years ago, Split's prices were significantly lower and more aligned with cities like Zadar. The rapid appreciation has elevated Split into the premium tier of Croatian coastal real estate, though it remains more affordable than Dubrovnik. This positioning offers investors a balance between established market status and remaining growth potential.
The 10% annual growth rate in Split exceeds the national average and positions it as one of Croatia's most dynamic property markets.
What is the long-term outlook for Split property prices through 2030?
Property prices in Split are expected to continue their upward trajectory through 2030, with cumulative growth of 25-35% anticipated over the next five years.
Long-term projections for Split's property market remain positive, supported by fundamental factors including limited land availability, Croatia's continued EU integration, and the city's enduring appeal as a tourist destination. While annual growth rates are expected to moderate to 3-5% by the late 2020s, this still represents substantial cumulative appreciation.
By 2030, continued infrastructure investments, including EU-funded projects and improvements to transportation links, will enhance Split's accessibility and livability. The city's growing reputation as a digital nomad hub and tech center adds another dimension to housing demand beyond traditional tourism-driven buyers.
Croatia's demographic trends, including urbanization and the concentration of economic activity in major coastal cities, will continue to support Split's property market. The combination of lifestyle appeal, economic opportunity, and relative affordability compared to Western European coastal cities positions Split for sustained long-term appreciation.
It's something we develop in our Croatia property pack.
How are ECB interest rate cuts affecting Split's property market?
The ECB's recent rate cuts to 2.25% are stimulating Split's property market by making mortgages more affordable and encouraging investment activity.
The European Central Bank has implemented seven interest rate cuts over the past year, with the most recent reduction in April 2025 bringing rates down to 2.25%. This monetary easing is having a direct positive impact on Split's property market by reducing borrowing costs for both domestic and international buyers.
For a typical €300,000 property purchase in Split, the rate reductions translate to monthly mortgage payment savings of approximately €150-200 compared to peak rates. This improved affordability is bringing more buyers into the market, particularly young Croatian families who were previously priced out.
Foreign investors are also benefiting from the lower rates, as euro-denominated mortgages become more attractive. The combination of reduced financing costs and Split's strong rental yields of 5-8% annually is improving investment returns and driving increased transaction activity.
Market experts expect the ECB to maintain an accommodative stance through 2026, with inflation now at 2.2% and moving toward the 2% target, providing continued support for property market growth.
What impact is tourism recovery having on Split property demand?
Tourism in Split has rebounded strongly post-pandemic, with record arrivals driving increased demand for both short-term rentals and residential properties.
Croatia welcomed over 20 million tourists in 2024, surpassing pre-pandemic levels, with Split capturing a significant share of these visitors. This tourism resurgence has created strong demand for rental properties, pushing up both property prices and rental yields. Investors are particularly attracted to properties that can generate income through platforms like Airbnb, where Split properties average 81% occupancy rates.
The rise of digital nomads and remote workers seeking longer stays in Split has created a new category of demand. These visitors often transition from short-term rentals to purchasing properties, contributing to the 15% foreign buyer share in Split's market. Many are attracted by Croatia's digital nomad visa program and Split's combination of modern amenities with historic charm.
Tourism's multiplier effect extends beyond direct property purchases. The sector's growth supports local employment and economic activity, creating wealth that flows into the property market. Restaurant owners, tour operators, and other tourism-related businesses are increasingly investing in real estate as they benefit from the sector's expansion.
However, this tourism-driven demand has also created challenges, with locals increasingly priced out of central areas, leading to discussions about potential regulations on short-term rentals.
We made this infographic to show you how property prices in Croatia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It's an easy way to spot where you might get the best value for your money. We hope you like it.
Are foreign investors driving up property prices in Split?
Foreign investors account for 15% of Split's property transactions, up from 12% a year ago, contributing to price growth particularly in the luxury segment.
Demand from foreign investors is indeed increasing, with buyers from Germany, Austria, and other EU countries particularly active in Split's market. These investors are attracted by stable returns, euro-denominated assets, and Croatia's improved accessibility since joining the Schengen area in 2023.
Foreign buyers tend to focus on premium properties, including luxury apartments with sea views, historic properties in the old town, and modern developments with high-end amenities. Their willingness to pay premium prices for prime locations creates a "trickle-down" effect that influences pricing throughout the market.
The impact varies by market segment. While foreign buyers dominate certain luxury niches, domestic buyers still account for approximately 85% of overall transactions. However, in specific areas like waterfront properties or historic center apartments, foreign buyer participation can exceed 30%, significantly impacting local pricing dynamics.
Croatia's EU membership and political stability continue to attract international investors seeking safe haven assets in attractive locations, ensuring continued foreign interest in Split's property market.
What risks could impact Split property prices in the coming years?
Key risks to Split's property market include inflation pressures, tourism seasonality, and potential regulatory changes on short-term rentals.
- Inflation and Construction Costs: Rising construction costs are pushing up new build prices, potentially limiting supply and affordability. If inflation accelerates beyond current levels, it could dampen buyer purchasing power.
- ECB Interest Rate Policy: While current rate cuts support the market, any reversal in ECB policy due to inflation concerns could reduce affordability and slow price growth.
- Tourism Dependency: Split's heavy reliance on summer tourism introduces volatility. Any significant disruption to tourism flows could impact rental yields and investor demand.
- Regulatory Changes: New regulations requiring tenant consent for short-term rentals could deter some investor-owners, potentially increasing property supply and moderating prices.
- Supply Constraints: While currently supporting prices, the limited land for development in central Split could eventually lead to market imbalances if demand continues growing.
Despite these risks, Split's fundamental attractiveness, EU membership benefits, and diversifying economy provide resilience against major market corrections.
Should I buy property in Split now or wait for better opportunities?
Current market conditions favor buying now in Split, as continued price growth and limited supply suggest waiting may result in higher costs.
For buyers ready to purchase, June 2025 presents favorable conditions. The combination of recent ECB rate cuts, strong rental yields, and projected continued appreciation creates a positive investment environment. Mortgage rates around 3.7% remain historically reasonable, while property supply in desirable areas remains constrained.
Waiting for significant price drops appears unlikely given Split's market fundamentals. Supply constraints, particularly in prime coastal and historic areas, will continue supporting prices. The steady influx of tourists, digital nomads, and EU buyers provides diverse demand sources that cushion against major corrections.
However, buyers should carefully consider their specific circumstances. Those seeking luxury properties might find more negotiating power as this segment faces some resistance at current price levels. First-time buyers might benefit from government support programs being developed for 2026.
It's something we develop in our Croatia property pack.
Get fresh and reliable information about the market in Split
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
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.
Property prices in Split are definitively rising, with a 10% annual increase as of June 2025 and strong fundamentals supporting continued growth. The market has evolved from rapid appreciation to more sustainable but still significant growth rates.
Based on current trends, limited supply, strong demand from multiple sources, and supportive economic conditions, our conclusion is: Yes, property prices in Split are going up - and this trend is expected to continue through 2026 and beyond, making Split one of Croatia's most dynamic property markets.
Sources
- Connect Houses - Real Estate in Split Market Trends
- Croatia Week - Split's Property Market Pricing
- Croatia Week - Soaring Housing Costs in Split
- Expat in Croatia - Property Prices Overview
- Investropa - Split Price Forecasts
- Croatia Week - House Price Growth Analysis
- Investropa - Croatia Real Estate Market
- European Commission - Economic Forecast for Croatia
- ECB - Croatia Adopts the Euro
- Broker - Interest Rates Impact on Real Estate