Buying property in Croatia: a step-by-step guide
Published 05. October 2026 · Updated 13. October 2026 · 3 min read
From the first search to the land registry entry: the ten steps of buying an apartment, house or plot in Croatia, with deadlines and documents.
1. Settle your budget and financing
Before searching, work out how much equity you can put in and whether you need a mortgage. Croatian banks usually finance up to 80 % of the appraised value, so plan for at least 20 % of your own funds plus purchase costs of roughly 5 to 7 % of the price. Our mortgage calculator gives a quick estimate of the monthly payment.
2. Research the market
Compare prices per square metre by city and district in the price atlas and save your search on Nekredo to be notified about new listings. Pay attention to price per m², year of construction, energy class and whether the apartment and building are legalised.
3. Viewing
Check installations, damp, windows, common areas and the building reserve fund (pričuva). Ask about utility costs, debts and ongoing disputes. Visit in daylight and, if possible, a second time at a different hour.
4. Verify ownership
Ask for the land registry extract (vlasnički list) and compare it with the cadastre. The seller must be registered as owner, and all encumbrances such as mortgages, usufruct or litigation notes appear there too. More in the guide Checking a property before you buy.
5. Offer and negotiation
Listing prices are asking prices, not achieved prices. Room for negotiation depends on the location and how long the listing has been active. Put agreed terms in writing.
6. Preliminary contract and deposit
The preliminary contract (predugovor) fixes the price, payment deadline and handover date. A deposit (kapara) of 10 % is customary. If the buyer withdraws, the deposit is lost; if the seller withdraws, double the deposit is returned. A lawyer or notary drafts it.
7. Purchase contract
The main contract is signed at a public notary, who certifies the seller's signature. It contains the exact description of the property (cadastral plot, land registry folio), the price, payment terms and the "intabulandi" clause by which the seller consents to the transfer of title.
8. Payment
Payment is made by bank transfer, with mortgages usually via the lending bank, which registers its lien at the same time. Cash payments above the legal limit are not allowed.
9. Real estate transfer tax
The buyer pays 3 % of the market value, except for new builds on which VAT was charged. The notary forwards the contract to the Tax Administration, which issues a decision; payment is due within 15 days of receipt. Details in the guide Real estate transfer tax in Croatia.
10. Land registry entry and handover
The application for registration of ownership goes to the competent land registry department, today mostly electronically via the notary or lawyer. After registration you take possession, transfer electricity, water, gas and municipal fees to your name and register with the building manager.
This guide is a general overview of the rules as of 2026 and does not replace legal advice. For your specific case consult a lawyer or notary.
