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
Split is one of Croatia's most attractive cities for property buyers, combining Adriatic coastline appeal with a historic old town and growing tourism economy.
But not all Split neighborhoods offer the same returns, and prices vary dramatically depending on which street you're on.
We constantly update this blog post to reflect the latest market data and neighborhood trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Split.
What's the Current Real Estate Market Situation by Area in Split?
Which areas in Split have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Split are Meje (near Marjan Hill), the Bačvice and Firule coastal strip, and the historic core around Diocletian's Palace (Grad) and lower Varoš.
In these premium Split neighborhoods, you can expect asking prices typically ranging from 4,500 to 6,500 euros per square meter, with exceptional sea-view properties sometimes going even higher.
Each of these high-priced Split areas commands a premium for different reasons:
- Meje and Marjan edge: extremely limited supply, quiet residential feel, and unobstructed sea views make it Split's most exclusive address.
- Bačvice and Firule: direct beach access combined with walkability to the ferry terminal and old town creates year-round liquidity.
- Grad and lower Varoš: UNESCO heritage status and peak tourist demand drive prices, though renovation constraints add hidden costs.
Which areas in Split have the most affordable property prices in 2026?
As of early 2026, the most affordable residential areas in Split are the northern and northeastern neighborhoods of Sućidar, Brda, Kman, and Pujanke, along with parts of Mejaši and Sirobuja on the outer edges.
In these lower-priced Split neighborhoods, asking prices typically range from 2,200 to 3,200 euros per square meter, which is roughly half what you'd pay in the coastal premium zones.
The main trade-off in these affordable Split areas is that you'll be further from the sea and more dependent on a car, and these neighborhoods attract mostly local buyers rather than tourists, which means slower appreciation and weaker short-term rental economics.
You can also read our latest analysis regarding housing prices in Split.
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Which Areas in Split Offer the Best Rental Yields?
Which neighborhoods in Split have the highest gross rental yields in 2026?
As of early 2026, the Split neighborhoods with the highest gross rental yields are Sućidar, Kman, Brda, Pujanke, and Plokite, where investors can typically achieve between 4.0% and 4.6% gross yield on long-term rentals.
Across Split as a whole, gross rental yields for residential investment properties typically range from about 3.3% in the most expensive coastal areas to around 4.6% in the more affordable northern neighborhoods.
Here's why these Split neighborhoods deliver higher rental returns than the rest of the city:
- Sućidar and Kman: purchase prices are significantly lower while rents stay relatively stable thanks to steady local tenant demand.
- Brda: practical location for working families keeps vacancy rates low without the coastal price premium.
- Pujanke: larger apartments attract families who pay decent rents but the area lacks tourist appeal, keeping prices down.
- Plokite: central enough to attract young professionals while still priced below the prestige coastal zones.
Finally, please note that we cover the rental yields in Split here.
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Which Areas in Split Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Split perform best on Airbnb in 2026?
As of early 2026, the Split neighborhoods that perform best on Airbnb are Grad (the Old Town around Diocletian's Palace), lower Varoš, Bačvice, and the Firule to Žnjan beach corridor, where occupancy rates and nightly rates are highest.
Top-performing Airbnb properties in these prime Split locations typically generate between 1,500 and 2,700 euros per month in gross revenue, though this varies significantly by season and property quality.
Each of these Split neighborhoods outperforms for short-term rentals due to specific advantages:
- Grad (Old Town): guests pay a premium to sleep inside the ancient walls and walk to everything.
- Varoš: authentic stone houses and rooftop terraces with palace views attract culture-focused travelers.
- Bačvice: Split's most famous beach is steps away, making it irresistible for summer visitors.
- Firule and Žnjan: family-friendly beaches and modern apartments attract longer summer stays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Split.
Which tourist areas in Split are becoming oversaturated with short-term rentals?
The Split neighborhoods most at risk of short-term rental oversaturation are Grad (the Old Town), Varoš, Bačvice, and Lučac-Manuš, where the concentration of Airbnb listings is highest relative to the number of tourists.
In these oversaturated Split areas, listing density has grown substantially over the past few years, with the Old Town alone hosting hundreds of active short-term rental units competing for the same pool of visitors.
The clearest sign of oversaturation in these Split neighborhoods is that hosts are increasingly competing on price rather than amenities, and the Croatian government has signaled it may shift tax burdens toward short-term rentals to push units back into the long-term housing market.
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Which Areas in Split Are Best for Long-Term Rentals?
Which neighborhoods in Split have the strongest demand for long-term tenants?
The Split neighborhoods with the strongest demand for long-term tenants are Lovret, Spinut, Plokite, Sućidar, Kman, Firule, and Trstenik, where properties rent quickly to local professionals, families, and year-round expats.
In these high-demand Split neighborhoods, well-maintained apartments with parking typically rent within two to four weeks, compared to several months in less desirable outer areas.
Here's the type of tenant that drives demand in each of these Split neighborhoods:
- Lovret and Spinut: young professionals working in the city center who want practical commutes without tourist crowds.
- Plokite: budget-conscious local families and students attending nearby institutions.
- Sućidar and Kman: working-class families who prioritize value and parking over beach proximity.
- Firule and Trstenik: medical professionals near Split's hospital and families wanting beach access year-round.
What makes these Split neighborhoods especially attractive to long-term tenants is the combination of parking availability, proximity to daily amenities like supermarkets and schools, and buildings in decent condition with modern utilities.
Finally, please note that we provide a very granular rental analysis in our property pack about Split.
What are the average long-term monthly rents by neighborhood in Split in 2026?
As of early 2026, average long-term monthly rents in Split range from about 15 euros per square meter in the outer northern neighborhoods to around 22 euros per square meter in the premium coastal areas like Bačvice and Meje.
In the most affordable Split neighborhoods like Sućidar, Kman, Brda, and Pujanke, you can expect to pay between 700 and 1,000 euros monthly for a typical 50 to 60 square meter apartment.
In mid-range Split neighborhoods like Spinut, Lovret, and Plokite, monthly rents for similar-sized apartments typically fall between 850 and 1,150 euros.
In the most expensive Split neighborhoods like Meje, Bačvice, and Firule, high-end apartments command monthly rents of 1,100 to 1,400 euros or more for quality units with parking and sea views.
You may want to check our latest analysis about the rents in Split here.
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Which Are the Up-and-Coming Areas to Invest in Split?
Which neighborhoods in Split are gentrifying and attracting new investors in 2026?
As of early 2026, the Split neighborhoods that are gentrifying and attracting new investor interest are Žnjan, Trstenik, Mertojak, and selective blocks within Lučac-Manuš, where public improvements and lifestyle upgrades are changing the neighborhood character.
These gentrifying Split neighborhoods have typically seen annual price appreciation of 5% to 8% over the past two years, outpacing the Split average, as buyers anticipate continued improvements.
Which areas in Split have major infrastructure projects planned that will boost prices?
The Split areas most likely to see price boosts from infrastructure projects are the Kopilica corridor in the north and the eastern waterfront zone around Žnjan, Trstenik, and Mertojak.
The major infrastructure projects in these Split areas include the Žnjan Plateau redevelopment (completed mid-2025) and long-discussed transport hub plans around Kopilica that would improve connectivity to the northern residential neighborhoods.
Historically in Split, neighborhoods that have received major public infrastructure improvements have seen price increases of 10% to 20% within two to three years of project completion, as the Žnjan area is now demonstrating.
You'll find our latest property market analysis about Split here.
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.
Which Areas in Split Should I Avoid as a Property Investor?
Which neighborhoods in Split with lots of problems I should avoid and why?
The Split neighborhoods that present the most investment risk are the tight historic core (Grad and inner Varoš) for short-term rental investors, and the outer northeastern fringe areas like Mejaši, Sirobuja, and Neslanovac for anyone needing liquidity.
Each of these problematic Split areas has specific issues investors should understand:
- Grad (Old Town): heritage renovation constraints, difficult access, no parking, and growing regulatory pressure on short-term rentals.
- Inner Varoš: similar old-building risks plus high competition from hundreds of existing Airbnb listings.
- Mejaši and Sirobuja: car-dependent locations with minimal tourist appeal and a smaller buyer pool if you need to resell.
- Neslanovac: peripheral position means weak rental demand and slower appreciation compared to central Split.
For these Split neighborhoods to become viable investment options, the historic core would need clearer STR regulations and renovation subsidies, while the outer areas would need significant transport improvements to reduce car dependency.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Split.
Which areas in Split have stagnant or declining property prices as of 2026?
As of early 2026, Split is not experiencing outright price declines at the city level since the Adriatic coast index is still rising, but certain northern and northeastern neighborhoods like parts of Brda, Kman, and Mejaši are showing relative underperformance compared to the coastal zones.
These underperforming Split areas have seen price growth of only 2% to 4% annually over recent years, compared to 6% to 10% in the premium coastal neighborhoods, effectively losing ground in real terms when accounting for inflation.
The main causes of relative stagnation in these Split areas are different for each:
- Parts of Brda: older building stock with poor energy efficiency creates widening discounts versus renovated properties.
- Outer Kman: minimal tourist appeal means buyers are mostly price-sensitive locals, capping what sellers can ask.
- Mejaši and Sirobuja: car-dependent locations with weaker infrastructure make them less attractive as Split grows more congested.
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Which Areas in Split Have the Best Long-Term Appreciation Potential?
Which areas in Split have historically appreciated the most recently?
The Split areas that have appreciated most over the past five to ten years are Meje and the Marjan edge, the Bačvice to Firule coastal strip, and the Grad and Varoš historic ring, all of which benefit from structural scarcity.
Here's roughly how much these top-performing Split areas have appreciated:
- Meje and Marjan edge: estimated 70% to 90% total appreciation over ten years, driven by extremely limited buildable land.
- Bačvice and Firule: estimated 60% to 80% total appreciation, supported by beach access and high liquidity.
- Grad and Varoš: estimated 50% to 70% appreciation, though returns vary dramatically by specific building condition.
The main driver of above-average appreciation in these Split areas is that supply cannot expand meaningfully because of geographic constraints (Marjan Hill, the sea, heritage protections), so demand increases flow directly into prices rather than new construction.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Split.
Which neighborhoods in Split are expected to see price growth in coming years?
The Split neighborhoods expected to see the strongest price growth in coming years are Žnjan, Trstenik, Mertojak, and potentially the Kopilica-adjacent corridor if transport plans materialize.
Here are the projected growth rates for these high-potential Split neighborhoods:
- Žnjan: expected 6% to 9% annual growth as the completed plateau redevelopment continues attracting families and investors.
- Trstenik: expected 5% to 8% annual growth from spillover demand as neighboring Žnjan becomes more established.
- Mertojak: expected 5% to 7% annual growth as the eastern waterfront corridor gains recognition.
- Kopilica corridor: potential 8% to 12% growth if the transport hub project advances, but timing remains uncertain.
The single most important catalyst for future price growth in these Split neighborhoods is the proven model of public infrastructure investment (like the Žnjan Plateau) improving daily livability and drawing both residents and investors who previously focused only on the historic core.
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.
What Do Locals and Expats Really Think About Different Areas in Split?
Which areas in Split do local residents consider the most desirable to live?
The Split areas that local residents consider most desirable to live are Meje and the Marjan edge, Bačvice and Firule along the beach, and the Spinut and Lovret neighborhoods that offer central convenience without tourist intensity.
Here's what makes each of these Split neighborhoods most desirable to locals:
- Meje and Marjan edge: quiet, green environment with sea views and high social status among Split residents.
- Bačvice and Firule: beach lifestyle combined with walkability to the center makes it ideal for active families.
- Spinut and Lovret: practical daily living with good parking, schools, and shops without the summer tourist crowds.
The demographic that typically lives in these locally-preferred Split areas includes established professionals, successful business owners, and multi-generational local families who value quality of life over investment returns.
Local preferences in Split largely align with what foreign investors target in terms of Bačvice and Meje, but locals place much higher value on Spinut and Lovret for year-round livability, which foreign buyers often overlook in favor of the historic core.
Which neighborhoods in Split have the best reputation among expat communities?
The Split neighborhoods with the best reputation among expat communities are Meje, Bačvice, Firule, Žnjan, and Lučac-Manuš, where year-round foreign residents cluster for convenience and comfort.
Here's why expats prefer these Split neighborhoods over others:
- Meje: quiet prestige location with space and privacy that appeals to remote workers and retirees.
- Bačvice and Firule: walkable lifestyle with beach access and good restaurants nearby.
- Žnjan: modern apartments with parking and family-friendly beaches suit expats with children.
- Lučac-Manuš: central location with more residential character than the tourist-packed old town.
The typical expat profile in these popular Split neighborhoods includes digital nomads and remote workers in their 30s and 40s, retired Northern Europeans seeking better weather, and international professionals working for Croatian or regional companies.
Which areas in Split do locals say are overhyped by foreign buyers?
The Split areas that locals commonly say are overhyped by foreign buyers are the tight Old Town core (Grad), parts of Varoš, and to some extent Bačvice during peak summer when it gets very crowded.
Here's the main reason locals believe these Split areas are overvalued:
- Grad (Old Town): renovation costs and heritage restrictions often surprise foreign buyers, and parking is nearly impossible.
- Inner Varoš: charming stone houses can hide serious structural and access issues that eat into returns.
- Peak-season Bačvice: the beach becomes overcrowded in summer and the area loses its appeal for actual residents.
What foreign buyers typically see in these Split areas that locals don't value as highly is the "postcard appeal" of sleeping inside ancient walls or having a sea view from a tiny terrace, while locals prioritize parking, building condition, and year-round livability over Instagram moments.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Split.
Which areas in Split are considered boring or undesirable by residents?
The Split areas that residents commonly consider boring or undesirable are the outer northern and northeastern neighborhoods like parts of Mejaši, Sirobuja, Šine, and Neslanovac, which feel disconnected from Split's coastal lifestyle.
Here's why residents find these Split areas less appealing:
- Mejaši and Sirobuja: car-dependent locations far from the beach with few restaurants or nightlife options.
- Šine and Neslanovac: peripheral position means long commutes and a suburban feel that doesn't match Split's Mediterranean identity.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Split, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Croatian Bureau of Statistics (DZS) | Croatia's official statistics agency publishing the country's house price index. | We used it to anchor the official price trend for the Adriatic coast. We also used it to verify that portal data aligns with government figures. |
| Croatian National Bank (HNB) | The central bank curates key national indices with methodology notes. | We used it to cross-check the official price index framework. We also used it as a second official reference to verify DZS data. |
| Nekretnine.hr | One of Croatia's biggest property portals with transparent asking-price tracking. | We used it for Split neighborhood-level price and rent granularity. We then triangulated it against official indices to avoid portal-only conclusions. |
| Eurostat | The EU's statistical authority standardizing cross-country data comparability. | We used it to benchmark Croatia's house price versus rent dynamics against the EU. We also used it to explain yield compression patterns. |
| Gov.hr | The Croatian government portal summarizing official rules for foreigners. | We used it to confirm what foreigners must provide for land registry filing. We relied on it to keep ownership information factual and accurate. |
| Airbtics | Established STR analytics provider with explicit time windows and KPIs. | We used it as one independent estimate of Split's occupancy, ADR, and revenue. We bracketed a confident range rather than pretending STR data is exact. |
| AirROI | Dedicated STR analytics provider publishing market-wide KPIs with update dates. | We used it as a second independent STR estimate for Split. We compared it with Airbtics to show where vendors diverge and why ranges matter. |
| Inside Airbnb | Widely used research dataset with published methodology and repeatable snapshots. | We used it to explain how to measure listing density by neighborhood. We relied on its methodology to identify oversaturation risk. |
| Reuters | Top-tier wire service citing government policy intent and parameters. | We used it to frame regulatory risk around short-term rentals and property taxation. We relied on it for policy context rather than neighborhood pricing. |
| Tourist Board of Split | The official city tourism board website for Split. | We used it to confirm timing and reality of the Žnjan public-space upgrade. We relied on it as local official corroboration of infrastructure projects. |
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