Checking a property before you buy: land registry, cadastre, legalisation and occupancy permit
Published 10. October 2026 · Updated 13. October 2026 · 2 min read
Five checks that save money and stress: title extract, match with the cadastre, encumbrances, legality of construction and energy certificate. All available free online.
1. Land registry extract (vlasnički list)
Available free of charge on the uređena zemlja portal (oss.uredjenazemlja.hr) by cadastral plot or land registry folio number. Check:
- sheet A (property sheet): description, area, plot,
- sheet B (ownership sheet): who owns it and in what share; the seller must be fully registered,
- sheet C (encumbrance sheet): mortgages, usufruct, prohibitions on sale, litigation or enforcement notes.
If the folio shows a plomba (pending entry), a registration procedure is under way and its outcome should be awaited.
2. Match with the cadastre
The cadastre (katastar.hr) records plots and buildings. The area and shape of the plot must match the land registry. For apartments, check that the building is divided into condominium units, i.e. the apartment is registered as a separate part with a co-ownership share; undivided apartments make mortgages and resale harder.
3. Legality of construction
Ask for the building and occupancy permit or, for older buildings, confirmation that the building was built before 15 February 1968. Buildings legalised under the legalisation law have a decision on the as-built state (rješenje o izvedenom stanju). Without these documents the bank will not lend, and the legal status must be disclosed when selling.
For houses and holiday homes also check the spatial plan: is the land building land and may you extend?
4. Debts and costs
Ask for confirmation that utilities, the municipal fee and the reserve fund are paid. Debts to the building manager and utility companies can follow the property.
5. Energy certificate
The seller must have it before advertising and hand it to the buyer. The class (A+ to G) shows energy consumption and indicates heating costs.
Additional checks for land
- the access road must be public or registered as an easement,
- check connections for electricity, water and sewage and the connection costs,
- agricultural land is subject to special sale and pre-emption rules.
When to hire a professional
A lawyer checks the legal side, a civil engineer or appraiser the physical condition. For an average apartment both checks together rarely exceed 1 % of the price and can prevent losing the deposit or expensive disputes.
Overview for 2026; assessing a specific case requires a lawyer.
