How to Buy Property in Croatia

EU citizens buy under the same conditions as Croatian citizens. Citizens of countries outside the EU need approval from the Ministry of Justice, based on reciprocity — their home country has to grant Croatian citizens equivalent rights. In practice, that covers citizens of the great majority of developed countries, including the US, Canada, the UK and Australia. Approval usually takes 2 to 6 months and runs alongside the other steps, so it doesn't hold up the transaction itself. Agricultural land and some protected land fall under separate rules, which we check for the specific property in advance.

The OIB (personal identification number) is Croatia's equivalent of a tax ID — without it you can't have a property registered in your name, open a bank account, or pay local taxes. Foreign buyers apply for one in person at the tax office (Porezna uprava), or through an authorised representative. It's usually issued within a few days.

From choosing a property to registering ownership in the land registry usually takes 2 to 6 months. The legal check itself takes 1–2 weeks, land registry registration then 1–3 months depending on how busy the local office is. For buyers from outside the EU, Ministry of Justice approval runs in parallel.

For an existing (resale) property, transfer tax is 3 % of the market value, paid by the buyer within 15 days of receiving the tax office's assessment. For a new-build sold directly by the developer, 25 % VAT applies instead, usually already included in the price. On top of that, budget for notary and land registry fees, and, since 2025, an annual property tax on holiday and unoccupied properties — if you live in the property permanently or let it long-term (10+ months a year), you're exempt. We cover the exact rates in a dedicated article on the property tax that took effect in 2025.

Yes. The sale contract and other documents relating to the transfer must be notarised in Croatia, or the land registry won't accept them for registration. The notary confirms the identity of the parties and the authenticity of the signatures; the contract itself is usually drafted by the buyer's lawyer.

Croatia's land registry records the owner, any liens, mortgages and debts attached to a property. A check before signing confirms the seller is really the owner and that there's no foreclosure or mortgage on the property — we wouldn't recommend paying any deposit without one.

A deposit (kapara) is a sum paid as soon as you've found a property, to reserve it and take it off the market. A preliminary (reservation) contract then sets out the price, deadlines and conditions in writing, ahead of signing the final notarised sale contract.

Yes — a number of Croatian banks, including Zagrebačka banka, PBZ and Erste, lend to foreigners too, though on stricter terms than for residents. For non-residents, banks typically finance 50 to 70 % of the property's value, against up to 80 % for residents, and ask for more extensive documentation. Many of our clients end up financing the purchase partly or fully from outside Croatia.

No. The whole transaction, including signing the sale contract before a notary, can be handled by your lawyer or representative under a notarised power of attorney (apostilled, for non-EU countries). We'd still recommend visiting in person for the viewing — though that too can partly be replaced with a video viewing.

Agency commission in Croatia is typically around 3 % of the purchase price plus VAT, paid by whichever side hired the agent — in practice sometimes the buyer, sometimes the seller, sometimes both, each to their own agent. Always confirm the exact amount and structure with your agent before signing anything.

Short-term letting to tourists requires the property to be categorised and registered with the local tourist board, and is subject to income tax on rental earnings. If you won't be in Croatia full-time, we're also happy to recommend a management agency.