Buying property in Croatia as a foreigner

Thinking of moving to Croatia? It’s a popular spot for expats, retirees and entrepreneurs, thanks to its beautiful Adriatic coastline, European connections and warm climate.

Whether you’re interested in Croatia’s vibrant cities like Zagreb or the ever-popular Dubrovnik, or want to experience the country’s stunning mountain forests and many World Heritage sites - you’ll need to find somewhere to live.

But how does the process of buying a property in Croatia work for foreigners?

Read on for all the essentials you need to know, including average property prices, mortgages, fees and taxes, and pitfalls to avoid.

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Can you get a mortgage from a Croatian bank as a non-resident?

The first thing to think about is how you’ll finance your Croatian property purchase. Unless you have the cash upfront, you’re likely to need a mortgage. In Croatia, this is known as a hipotekarni kredit or hipoteka.

Unfortunately, it can be very difficult for non-EU foreigners and non-residents to get a mortgage from Croatian banks, for a number of reasons¹.

You’re unlikely to be accepted if you aren’t a legal resident of Croatia or have a registered address there, or if you only have foreign income¹.

If you are accepted, the process may be complicated and involve a lot of paperwork, and you may not be able to borrow as much as you’d like.

For British buyers, this means you’ll either need to wait until you’re living in Croatia, or find another way to fund the purchase¹. For example, through private means or a loan from an international bank.

It’s a good idea to start shopping around for mortgages before starting your property search in earnest. You may want to use a broker, who can help you find the right mortgage for your circumstances. Simply having someone on your side who speaks Croatian and really understands the system can pay dividends.

📚 Money and banks in Croatia

Taxes and fees for owning property in Croatia

In order to set your budget for the purchase, you’ll need to factor in legal fees, property taxes and other costs.

Here are the main ones to know about when buying property in Croatia:²

Tax/fee name	Rate/fee
Legal fees	0.5% to 1.5%
Estate agent fee (if applicable)	0% to 3%
Property transfer tax (stamp duty)	3%
Notary fees	€100 EUR
Mortgage valuation fee	Up to €200 EUR3
Property tax (annual)	€0.60 to €8 EUR per square metre, doesn’t apply to primary residences4

What’s the property market like in Croatia?

The property market in Croatia is enjoying a period of growth at the moment. House prices have significantly increased, rising 13.22% in 2025 compared to the year before. This builds on eight consecutive years of growth.⁵

Demand for properties is improving, and construction of residential buildings is also on the rise.

What this means as a buyer is that you may have to pay a little more - and perhaps compete more with other buyers - in order to snap up your dream Croatian property.

If you’re looking to buy a property to rent out, it could be useful to know that rental yields are moderate - averaging around 4.42% in 2025. However, the rental market in Croatia is generally considered to be quite limited.⁵

Can foreigners buy property in Croatia?

EU nationals have the right to buy property just the same as Croatian citizens. However, this isn’t the case for British expats, now that the UK has left the European Union.

The good news is that you can still buy a home in Croatia, as the UK has an agreement of reciprocity with Croatia (which also means that Croatians also have the right to buy property in the UK).

The most important thing to know is that as a non-EU citizen, you’ll need to apply for permission to buy a property from the Croatian Ministry of Justice. This is a process that can take quite a few weeks.⁶

You won’t be able to buy agricultural land or forest land as a foreigner, or properties in protected zones.⁶

Can you buy property in Croatia and get residency?

As a citizen of a third country (such as the UK), you can get a temporary residence permit in Croatia through buying property there.

This permit lasts a year, isn’t renewable and you must live in the property you buy. You can’t work while in Croatia on this permit,⁷ and an extra restriction says you can only stay in the country for 6 months at a time.⁸

If you’re looking to move abroad and live in Croatia permanently, this probably isn’t the residency pathway for you.

How much are the property prices in Croatia?

Now we come to the all important question - how much money do you need to afford your dream home in Croatia?

According to the cost of living database Numbeo, the cost of buying an apartment in Croatia is around 21% and 24% cheaper per square meter than the UK - depending whether you buy inside or outside a major city centre.⁹

Although of course, it depends on the type of home and the exact area you’re buying in.

To narrow it down a little further, here’s a guide to what you can expect to pay per square metre in some of Croatia’s major cities:¹⁰

City	Average apartment price per sq.m - city centre (EUR)	Average apartment price per sq.m - outside city (EUR)
Dubrovnik11	€6,697	€3,731
Split	€5,833	€4,117
Zagreb	€4,611	€3,060
Rijeka	€3,445	€3,248

Another thing to note when figuring out the price for property in Croatia is that international transfers could get expensive, especially if the bank or provider adds a margin to the exchange rate to convert your pounds to euros.

Consider checking out Wise to securely handle your large transfers with mid-market exchange rates and low, transparent fees*.

Where is the cheapest place to buy property in Croatia?

If you’re house hunting on a tight budget, you’re best avoiding bigger cities like Dubrovnik, Split and Zagreb. You might want to focus your search on smaller towns and villages, as well as rural areas.

Areas to consider include Međimurje County and Osijek-Baranja County, which are known to have some of the lowest property prices in the country.¹²

Buying property in Croatia as a foreigner - a step-by-step guide

Before you start your house hunt, it can be useful to know a little about how the process of buying property works in Croatia.

Here’s a quick overview of the steps involved:¹³

1. Get your finances in order

The first step is to get your finances sorted. This means setting a budget, getting a mortgage offer (approval in principle) and getting all your paperwork together.

2. Get an OIB and open a local bank account

Before you can legally buy property in Croatia, you’ll need an Osobni identifikacijski broj (OSB). This is an official personal tax identification number. You can get this for free by visiting the local Tax Administration office (Porezna Uprava).

You might also want to open a Croatian bank account, or at least make sure you have an international account in euros. This can make real estate transactions easier, especially in relation to your mortgage.

3. Find a property and arrange viewings

Now it’s time to start searching for your dream home. You can use online property portals and/or local estate agents to find properties. We’ll run through some tips later on how and where to start your search.

If you’ve found somewhere you like, arrange a viewing as soon as you can, and start researching the area in the meantime.

4. Make an offer

If you’ve found the perfect property, the next step is to submit a competitive offer to the estate agent, or to the buyer directly. You can negotiate, just like in other countries.

5. Appoint a solicitor and carry out due diligence checks

While it’s not mandatory, it’s a good idea to find and appoint a property lawyer.

A personal recommendation is a good way to find a solicitor, but you can also find a list of English-speaking property solicitors on the UK Government website.

It’s recommended to appoint a solicitor and have them check the title deeds for the property before signing any preliminary contracts.

They’ll also carry out other due diligence checks. This will include checking for encumbrances, drafting and reviewing contracts, verifying the property title deed (*Vlasnički List) *and ensuring that the property is legally allowed to be sold.

6. Get a survey

While due diligence checks are being carried out, you might want to book a building survey. This involves hiring a surveyor to check the property for structural or other issues.

If the survey flags anything up, you may be able to re-negotiate on price.

7. Sign the preliminary contract and pay the deposit

If all checks are completed and you’re happy to go ahead, the next step is for both parties to sign the preliminary agreement. This is called a pre-contract, or Predugovor.

You’ll also arrange a transfer for the deposit (Kapara), which is usually around 10% of the purchase price. This is a legally binding step.

At this stage, you might want to contact your mortgage provider to finalise the financing for your purchase.

8. Sign the main contract and transfer the balance

This final sales contract (Glavni Ugovor) needs to be signed by both parties in the presence of a notary public.

You’ll pay the final balance, after which you’ll receive a statement signed by the seller called the ‘Clausula Intabulandi’. This document legally permits you to register as the new owner with the Land Registry.

9. Pay taxes/fees, and register new ownership with the Land Registry

You’ll need to pay closing costs, including all legal fees, stamp duty and other taxes. Your solicitor will then submit the final paperwork to register the property in your name with the Land Registry (Zemljišne Knjige).

After all that’s done, you’ll get the keys to your new home.

📚 Buying a house abroad

How can you find a property in Croatia?

The two main routes to find property to buy in Croatia are local real estate agencies and online property websites.

Property agencies and agents in Croatia

It isn’t necessary to use a real estate agent to find a property to buy overseas. But it can be helpful, especially if you’re unfamiliar with the local property market.

If it’s the first time you’ve bought a property in Croatia, then a specialist buying agent or broker might offer helpful advice and insight into the local market.

However, there will usually be a fee to pay for this service, and you should also make sure the agent is licensed and registered with the Croatian Chamber of Economy (HGK).

Property websites in Croatia

You can also start your property search online, perhaps before you even set foot in Croatia. Some of the best property portals and websites to try include:

• Njuskalo.hr
• Oglasnik.hr
• GoHome.hr
• crozilla-nekretnine
• Croatiapropertysales.com
• Rightmove Overseas.

What are some of the pitfalls of buying property in Croatia?

One of the main things to watch out for when buying property abroad are scams.

The very best way to protect yourself when buying property in Croatia is to consult an independent real estate lawyer. This is an expert who works just for you and has your interests at heart, rather than working for the seller or real estate agent at the same time.

The UK Government has a handy list of English speaking lawyers in Croatia.

It’s very important that your solicitor checks the title deeds of the property, before you sign any agreement. They’ll need to verify the property can be legally sold and is free of mortgages and disputes. They can also check whether it has been built or expanded without a permit - this could affect whether or not you can get a mortgage.

Your solicitor can also advise you on what properties/land you can or can’t buy as a foreign national, and help you get permission for your purchase from the Ministry of Justice.

Other key things to remember for a safe property purchase in Croatia:

• Make sure any estate agent you use is registered with the Croatian Chamber of Economy (HGK)
• Be very cautious if an agent or lawyer asks you to cut corners to save time or money
• Don’t be bullied by aggressive sales or marketing tactics - take your time, do your research and complete the process carefully
• Get a building inspection/survey carried out if you have any concerns about the property.

How do you choose the right property in Croatia?

Your dream home in Croatia will be the one that closest fits your search criteria. The most important factors will be location, the type of home and of course, how much you can afford to spend.

If you’re not already living there, it’s worth making a trip to the specific town or city in Croatia you’re interested in. You’ll want to check out the local area and view properties, making sure to pay attention to local transport links and amenities.

Condition of the property

It’s a good idea to do as much research as possible before committing to purchase a property.

It’s not mandatory, but it is strongly recommended to commission a building survey or inspection. This will flag up any major issues and give you a better idea of what you’re buying.

Type of property

Croatia offers a variety of different property types, from city centre apartments to family houses in smaller towns.

You may prefer to buy a new build from a developer, but you could get a better deal with an older property in a rural area. Just remember though that these homes are likely to come with high renovation costs.

If you’re buying in a city, an apartment is likely to be the best choice in terms of location and local amenities.

Moving into your Croatian property

Before you can get the keys to your new home, you’ll have a few key tasks to run through. These include taking out insurance and setting up your utilities.

Insurance

It’s strongly recommended to take out a buildings insurance policy starting from your completion date. In fact, you might find it's a mandatory condition of your mortgage offer.

Setting up utilities and bills in Croatia

If you know when your completion date will be, it makes sense to get some essentials set up in advance of moving in.

A prime example is utilities, such as heating, power and water. Get these sorted as early as you can, and the moving process should be a little smoother.

Renovating property in Croatia

For older properties, some building work or improvements may be needed before you can move in.

Read our guide below on building and renovating property abroad, covering everything from planning permission to finding a local builder - and some of the main costs you can expect.

📚 Building and renovating abroad

Save on currency conversion fees with Wise when buying property in Croatia

After reading this guide, you should have all the essential info you need to start your property search in Croatia. This includes those crucial first steps such as finding a broker and searching online property portals, and getting your finances in order.

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Additional FAQs about buying property in Croatia

How long can you stay in Croatia if you own property?

How long you can live in Croatia mainly depends on your visa or residence permit.

Under Schengen rules, British citizens can stay in Croatia for 90 days in any 180 day period without needing a visa. But after that, you’ll need to apply for the appropriate visa or permit.

The only exception is if you have a temporary residence permit, gained through a property purchase. In this case, you may be able to stay in Croatia for 6 months at a time (until your permit expires).

What's the average cost of a house in Croatia?

The average cost of a house in Croatia is €300,000 to €400,000 EUR, while apartments are around €100,000 to €200,000 EUR.¹²

However, it all depends on the specific part of the country you’re buying in, as well as the size and features of the property itself.

Where do most expats live in Croatia?

You’ll find expats spread across the whole of Croatia, but most live in the country’s major cities - including Zagreb, Dubrovnik, Split and Rijeka.

How much money do you need to live comfortably in Croatia?

While it depends considerably on where you live and your lifestyle, a single person living in Croatia needs around €1,350 EUR per month to cover all expenses and live comfortably. A family of four will need around €3,700 EUR per month.¹⁴

📚 Cost of living in Croatia

Can Brits retire in Croatia?

Yes, it is possible for British expats to retire in Croatia. The country doesn’t have a dedicated retirement visa, but there are routes to get a renewable temporary residence permit if you meet the required conditions.

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Sources used:

1. Expat in Croatia - mortgage info for foreign applicants
2. Global Property Guide - buying property fees
3. Broker Real Estate Croatia - mortgage valuation fees
4. Global Property Guide - annual property tax
5. Global Property Guide - Croatia property market statistics and info
6. Albedo Nekretnine Makarska - property/land ownership restrictions for foreigners
7. Expat in Croatia - residence permits for Croatia
8. Expat in Croatia - length of residence permits for Croatia
9. Numbeo - cost of living comparison between UK and Croatia
10. Numbeo - apartment price per sq m in Croatian cities
11. Numbeo - cost of living in Dubrovnik
12. Expat in Croatia - average residential property prices in Croatia’s biggest cities
13. 385RealEstate - steps to buy property, including terminology in Croatian
14. Foyer Group Global Health - the cost of living in Croatia

Sources last checked on date: 15-Jan-2026