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
As we reach mid-2025, Split's property market presents compelling opportunities for both investors and those looking to relocate to Croatia's second-largest city.
Property prices have surged 12% year-on-year to reach €5,054 per square meter in May 2025, driven by strong demand from both domestic and international buyers and limited new supply in this UNESCO World Heritage coastal destination.
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.
Buying property in Split is worth it in 2025 if you plan to stay at least 5-7 years, as prices are projected to rise another 3-7% this year.
For shorter stays, renting remains more flexible given the high transaction costs and competitive rental market in this Adriatic gem.
| Factor | Buy | Rent |
|---|---|---|
| Best Timeline | 5+ years stay | Under 3-4 years |
| Average Price (May 2025) | €5,054/m² purchase | €16.77/m² monthly |
| Price Trend | +12% year-on-year, +3-7% forecast 2025 | +9.25% rental increase past year |
| Investment Potential | Capital appreciation likely | No capital gains |
| Flexibility | Low (selling takes time) | High mobility |
| Upfront Costs | High (taxes, fees, deposits) | Low (deposit, first month) |
| Best Areas for Investment | Bačvice, Meje, Žnjan | Spinut, Poljud, city center |
Is it smarter to buy or rent in Split right now if you're planning to live there for a while?
Buying property in Split makes financial sense if you plan to stay at least 5-7 years, especially given the current market trajectory.
As of June 2025, the average purchase price sits at €5,054 per square meter while monthly rent averages €16.77 per square meter. With property prices rising 12% year-on-year and projected to increase another 3-7% in 2025, buying offers protection against both rising purchase prices and rental costs that have jumped 9.25% in the past year alone.
The break-even point typically occurs around the 5-7 year mark when you factor in transaction costs including the 3% property transfer tax, agent fees, legal fees, and potential renovation expenses. For shorter stays under 3-4 years, renting provides greater flexibility without the substantial upfront investment and exit costs associated with selling property.
Buying also shields you from Split's increasingly competitive rental market, where quality properties in desirable neighborhoods like Bačvice, Meje, and the Old Town are becoming harder to secure for long-term leases.
How much did property cost in Split a few years ago, what are the prices like now, and where are they expected to go in 2025?
Split's property market has experienced dramatic price appreciation over the past two years, reflecting the city's growing appeal as both a lifestyle destination and investment opportunity.
In July 2023, the average sale price hit a recent low of €4,052 per square meter. By May 2024, prices had climbed to €4,507 per square meter, representing an 11% annual increase. The momentum accelerated through 2024 and into 2025, with May 2025 prices reaching €5,054 per square meter—a 12% year-on-year jump from the previous year.
Rental prices have followed a similar upward trajectory, rising from €14.15 per square meter monthly in July 2023 to €16.77 per square meter in May 2025. This represents an 18.5% increase over approximately two years, putting additional pressure on both residents and investors.
Market forecasts for the remainder of 2025 predict continued price growth of 3-7%, driven by persistent supply constraints, strong international demand, and Split's UNESCO World Heritage status limiting new development in the historic core. Prime coastal neighborhoods and luxury properties with sea views are expected to see the steepest appreciation.
What are the key real estate trends in Split lately — are prices going up, is demand strong, are new developments happening?
Split's real estate market is experiencing robust demand across all segments, with particularly strong interest in coastal and central properties from both domestic and foreign buyers.
The most significant trend is the supply-demand imbalance creating upward price pressure. Limited new construction due to space constraints in the historic center and slow permitting processes means inventory cannot keep pace with buyer interest. This is especially pronounced in premium neighborhoods like Bačvice, Meje, Žnjan, Spinut, and Lovret.
International buyers are increasingly drawn to Split's combination of Mediterranean lifestyle, growing digital nomad infrastructure, and relative affordability compared to other Adriatic destinations. The luxury segment, particularly properties with sea views or in the Old Town, is experiencing the fastest price appreciation, often exceeding €7,000 per square meter.
New developments are concentrated in areas like Žnjan, where modern family-friendly projects are being built to meet demand from both local families and international buyers seeking contemporary amenities. There's also growing interest in properties featuring smart technology, energy efficiency, and sustainable design elements.
It's something we develop in our Croatia property pack.
What's the full step-by-step process of buying property in Split, especially if you're a foreigner?
The property purchase process in Split follows Croatian legal requirements, with additional steps for non-EU nationals that can extend the timeline significantly.
Start by researching the market thoroughly and defining your budget, including all associated costs. Engage a reputable local real estate agent who understands foreign buyer requirements and can navigate potential complications. Always view properties in person and conduct thorough inspections, as photos can be misleading and structural issues may not be apparent remotely.
Legal verification is crucial—verify ownership and title at the Croatian Land Registry to ensure there are no liens, encumbrances, or unresolved legal issues. Obtain an OIB (Croatian tax identification number), which is required for all property transactions. Negotiate price and terms, then sign a reservation or preliminary contract with a deposit typically around 10% of the purchase price.
EU citizens can proceed directly to closing, while non-EU nationals must apply for Ministry of Justice approval, a process that can take 2+ months and requires demonstrating the purchase serves Croatian national interests. Arrange financing through cash payment or Croatian mortgage, then sign the final purchase contract and pay the remaining balance.
Complete the transaction by registering the property transfer and paying the 3% property transfer tax (unless VAT applies for new construction). Finally, transfer utilities to your name and arrange property management if you won't be residing there full-time.
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Where can you actually find properties for sale — which real estate agencies or websites are the most reliable and up-to-date?
Split's property market is served by both local Croatian agencies and international platforms, each offering different advantages for property searches.
The most reliable local sources include Broker.hr, which provides comprehensive listings with detailed property information and market insights. Croatia Property Sales offers bilingual service specifically targeting international buyers, while RealEstateCroatia.com features extensive Split listings with English-language support.
Established local agencies worth considering include Honeste, Novum Plus, and Palace Real Estate, all of which have strong reputations in the Split market and experience with foreign transactions. Croatian Estate specializes in premium properties and investment opportunities throughout the region.
International platforms like Properstar provide broader market exposure and comparison tools, while Mashvisor offers investment analysis capabilities for those focused on rental yields and market performance. For general browsing, platforms like Zillow, Realtor.com, and Redfin occasionally feature Split properties through international partnerships.
When working with any agency or platform, verify their credentials with the Croatian Chamber of Commerce and ensure they provide transparent fee structures and legal support for foreign buyers.
What can you realistically get for your budget in Split — for example, what does €150k, €300k, or €500k buy you?
Split's property market offers different value propositions depending on your budget, with location and condition significantly impacting what you can secure at each price point.
| Budget | Property Type | Size Range | Location/Condition | Key Considerations |
|---|---|---|---|---|
| €150,000 | Studio/1-bedroom apartment | 25-35 m² | Outer neighborhoods, may need renovation | Entry-level market, limited choice |
| €300,000 | 1-2 bedroom apartment | 50-70 m² | Outside center or older central property | Good rental potential, renovation likely |
| €500,000 | 2-3 bedroom apartment or small house | 70-100 m² | Good neighborhoods, modern condition | Quality family living or strong investment |
| €750,000+ | Premium apartment or villa | 100+ m² | Prime locations, sea views, luxury finishes | Luxury market, limited supply |
| €1,000,000+ | Luxury villa or penthouse | 150+ m² | Waterfront, Old Town, or Marjan | Exclusive properties, significant appreciation |
Prime areas like Meje, Bačvice, and Old Town properties command premiums of €1,000-2,000 per square meter above these averages, while new construction typically costs 10-15% more than older properties in comparable locations.
What are the biggest mistakes people make when buying in Split, and how can you avoid them?
Foreign buyers in Split often encounter costly mistakes that proper preparation and local expertise can prevent.
The most serious error is failing to verify property ownership and title status at the Croatian Land Registry. Some properties have unresolved inheritance issues, unpaid debts, or unclear boundaries that can create legal complications years later. Always hire a qualified Croatian lawyer to conduct thorough due diligence before signing any contracts.
Many buyers underestimate total acquisition costs, focusing only on the purchase price while overlooking the 3% property transfer tax, agent fees (typically 3% plus VAT), legal fees, notary costs, and potential renovation expenses. Budget an additional 8-12% of the purchase price for these expenses.
Skipping in-person property inspections is another common mistake, as photos can hide structural issues, poor maintenance, or neighborhood problems. Always visit multiple times, including evenings and weekends, to understand the full context of your investment.
Ignoring legalization status can be particularly problematic in Split, where some older properties may have construction or zoning violations. Ensure all building permits and certificates are in order before proceeding with any purchase.
Finally, many buyers proceed without professional legal representation to save money, only to encounter expensive problems later. Croatian property law is complex, especially for foreigners, making qualified legal counsel essential for a successful transaction.
How much does it actually cost to live in Split each month — utilities, food, transportation, healthcare, etc.?
Living costs in Split vary significantly based on lifestyle choices and housing arrangements, but remain reasonable compared to other European coastal cities.
Housing represents the largest expense, with one-bedroom apartments in the city center renting for €650-1,200 monthly, while similar properties outside the center cost €450-800. Utilities for an 85-square-meter apartment typically run €100-220 monthly, including electricity, heating, water, and internet services.
Food costs depend heavily on dining habits, with grocery shopping for one person averaging €200-300 monthly. Restaurant meals cost approximately €15-20 for casual dining, while a three-course dinner for two at a mid-range restaurant runs around €70. Split's numerous local markets offer fresh produce at reasonable prices.
Transportation costs are minimal due to the city's walkable size and efficient public transport system. A monthly local transport pass costs €33.50, though many residents find walking or cycling sufficient for daily needs. Healthcare through Croatia's public system is affordable, with private insurance optional for enhanced services.
Total monthly living costs typically range from €1,200-2,000 for a single person and €2,500-3,500 for a family, depending on housing choices, dining preferences, and lifestyle activities. Split's Mediterranean climate and outdoor recreation opportunities help keep entertainment costs reasonable year-round.
What are the best areas in Split to buy in — which ones are affordable, which are up-and-coming, which are upscale, and what are the pros and cons of each?
Split's neighborhoods offer distinct characteristics and investment potential, from historic luxury to emerging family-friendly areas.
| Neighborhood | Category | Price Range (€/m²) | Key Advantages | Main Drawbacks |
|---|---|---|---|---|
| Old Town (Diocletian's Palace) | Historic Luxury | €5,000-7,000+ | UNESCO heritage, walkability, cultural attractions | Tourist crowds, high prices, limited parking |
| Bačvice | Upscale Beach | €6,000-7,000+ | Beach access, nightlife, central location | Expensive, summer congestion, noise |
| Meje | Elite Residential | €6,000-7,500+ | Sea views, privacy, Marjan Park proximity | Very high prices, limited inventory |
| Žnjan | Up-and-coming | €4,000-5,500 | New developments, family-friendly, beach access | Ongoing construction, less established |
| Spinut | Emerging Affordable | €4,000-4,500 | Parks, schools, rising popularity, good value | Less central location, limited amenities |
| Bol | Central Family | €4,500-5,000 | Schools, amenities, established neighborhood | Older building stock, parking challenges |
| Sjevero-istok | Budget Option | €4,255 | Affordable entry point, more space | Distance from center, limited transport |
For luxury buyers, Bačvice, Meje, and Marjan offer premium locations with strong appreciation potential. Up-and-coming areas like Žnjan and Spinut provide better value with growth prospects, while budget-conscious buyers should consider Sjevero-istok and outer neighborhoods for entry-level opportunities.
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's life like in Split as an expat — is it easy to integrate, find community, deal with bureaucracy, and enjoy day-to-day life?
Split offers an appealing lifestyle for expats, combining Mediterranean charm with growing international infrastructure and community support.
Integration is generally smooth, particularly outside peak tourist season when the city reveals its authentic character. Split hosts a substantial expat and digital nomad community, with active meetup groups, coworking spaces, and social networks that facilitate connections. Many locals speak English, especially in professional and service sectors, though learning basic Croatian significantly enhances daily interactions and bureaucratic processes.
The international community is well-established, with regular social events, professional networking opportunities, and support groups for newcomers. Facebook groups and local organizations provide valuable resources for everything from apartment hunting to understanding Croatian customs and regulations.
Croatian bureaucracy can be challenging, particularly for non-EU nationals navigating residence permits, tax obligations, and property regulations. Processes often require patience, multiple visits to offices, and proper documentation. However, many expats successfully manage these requirements with local assistance and proper preparation.
Daily life quality is excellent, with Split's mild climate, beautiful coastline, walkable city center, and rich cultural offerings. The city provides good healthcare, reliable infrastructure, and numerous outdoor activities. Safety is generally not a concern, and the cost of living remains reasonable compared to other Mediterranean destinations.
It's something we develop in our Croatia property pack.
If you're buying to rent out long term, which areas are best, what kind of tenants are common, what are they looking for, how much can you charge, and what's the typical rental yield?
Long-term rental investment in Split targets several distinct tenant categories, each with specific location preferences and rental expectations.
The most reliable tenant base includes local professionals, university students, expats, and digital nomads seeking stable housing arrangements. These tenants typically prefer neighborhoods like Žnjan, Spinut, Poljud, and Firule, which offer good transport connections, proximity to schools or universities, and residential amenities without tourist-heavy disruptions.
Tenants prioritize modern amenities including reliable internet (essential for remote workers), updated kitchens and bathrooms, adequate storage, and proximity to public transport or parking. Air conditioning, while not always essential, significantly increases rental appeal and allows for higher rates. Properties near parks, schools, or the waterfront command premium rents.
Rental rates vary by location and property quality, with well-located modern apartments achieving €8-12 per square meter monthly, while older or peripheral properties typically rent for €6-8 per square meter. A quality 60-square-meter apartment in Žnjan or Spinut might rent for €600-800 monthly, while similar properties in more central areas could achieve €800-1,200.
Gross rental yields typically range from 3-5% annually, with higher yields possible for well-positioned modern properties or those requiring minor improvements. Properties purchased below market value or in emerging neighborhoods like Žnjan often achieve yields toward the higher end of this range.
If you want to do short-term rentals, what are the top areas, what kind of guests do they attract, what kind of income and yield can you expect, and what are the local rules or regulations around short-term letting?
Short-term rental investment in Split requires careful consideration of location, target market, and regulatory compliance to achieve optimal returns.
Prime short-term rental areas include the Old Town, Bačvice, Meje, and any properties within walking distance of major attractions or beaches. These locations attract international tourists, digital nomads, and business travelers seeking convenient access to Split's cultural sites, restaurants, and Mediterranean lifestyle.
Guest profiles vary seasonally, with summer bringing traditional tourists seeking beach holidays and historic exploration, while shoulder seasons attract digital nomads, business travelers, and cultural tourists who prefer fewer crowds and moderate weather. Properties near the waterfront or with sea views command the highest rates regardless of season.
Income potential is highly seasonal, with peak summer months (June-September) generating substantially higher rates than winter periods. Well-located properties can achieve €80-150 per night during peak season, dropping to €40-80 during shoulder seasons and €30-60 in winter. Annual gross yields for successful short-term rentals in prime locations can reach 6-8%, though this requires active management and marketing.
Croatian regulations require short-term rental registration with local authorities, payment of tourist taxes, and compliance with safety and quality standards. Some residential buildings or areas restrict short-term lettings, so verify permissions before purchasing. Owners must collect tourist tax from guests and remit it to local authorities, maintain guest registration records, and ensure properties meet tourism accommodation standards.
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.
Split's property market in 2025 presents compelling opportunities for both lifestyle buyers and investors, with continued price appreciation expected throughout the year.
Success requires careful planning, local expertise, and realistic expectations about costs, timelines, and market dynamics in this beautiful Adriatic destination.
Sources
- Nekretnine.hr - Split Property Prices
- InvestRopa - Split Price Forecasts
- Broker.hr - Split Market Trends 2025
- InvestRopa - Split Real Estate Market
- Connect Houses - Split Market Opportunities
- Broker.hr - Foreign Buyer Guide Split
- Expat in Croatia - Real Estate Guide
- Numbeo - Cost of Living Split
- Broker.hr - Best Split Neighborhoods
- Find Away Abroad - Living in Split
- InvestRopa - Split Property Investment
- Airbtics - Airbnb Rules Split Croatia