Buying Property in Croatia as a Foreigner – 2026 Guide

· · Tips for Buyers

Yes, you can. Citizens of the European Union, the EEA and Switzerland buy property under the same conditions as Croatian citizens, without any special approval. Nationals of other countries can buy an apartment, a house or building land if reciprocity exists with Croatia and with the consent of the competent ministry.

When buying, a property transfer tax of 3% of the market value is payable. The exception is new builds, which are instead subject to VAT of 25% (already included in the price). From 2025, owners of apartments and houses that are not in permanent use also pay an annual property tax.

Citizens of the EU, the EEA and Switzerland

Citizens and companies from the European Union acquire property under the same conditions as Croatian citizens and companies. Ministry consent is not required and reciprocity is not checked. The same applies to Iceland, Liechtenstein, Norway and Switzerland.

  • Apartments, houses, building land, commercial properties: no restrictions.
  • Agricultural land: from 1 July 2023, EU citizens can buy it on the same terms as Croatian citizens. For larger plots, the state has a right of pre-emption: more than 10 ha in the continental area or more than 1 ha on the coast. The seller must first offer the land to the Ministry of Agriculture, which has 30 days to respond.
  • Swiss citizens: must enclose a certificate of registration of temporary residence in Croatia with their application for entry in the land registry (zemljišna knjiga).

Citizens of Non-EU Countries

Citizens of third countries (e.g. the USA, the United Kingdom, Serbia, Bosnia and Herzegovina) can buy property under two conditions: reciprocity exists between their country and Croatia, and the purchase is approved by the Ministry of Justice, Public Administration and Digital Transformation. The list of countries with which reciprocity exists is maintained by that ministry.

The application for consent must be accompanied by:

  • the sales contract (original or certified copy),
  • an extract from the land registry (zemljišna knjiga) as proof that the seller is the owner,
  • a certificate from the physical planning authority confirming that the property is within a building zone,
  • a certified copy of the passport (for companies, an extract from the register),
  • a power of attorney, if the application is submitted by a representative. Anyone living abroad without a representative must appoint an authorised person to receive documents in Croatia.

Agricultural land generally cannot be purchased by non-EU citizens. The exception is inheritance, subject to reciprocity, or where an international treaty allows it. If an application is rejected, a new application for the same property can only be submitted after five years.

Purchase Steps

  • 1. OIB. The personal identification number (OIB) is issued by the Tax Administration and is required for the contract, registration and payment of taxes. It can also be requested at a Croatian embassy or consulate.
  • 2. Property checks. The land registry (zemljišna knjiga) is checked to establish who the owner is and whether there are any mortgages or other encumbrances. The cadastre is also checked and, for houses, the occupancy permit (uporabna dozvola).
  • 3. Preliminary contract and deposit. A deposit is usually agreed, and the deadline and conditions are set out in the preliminary contract.
  • 4. Sales contract. The seller's signature is certified by a notary public. The contract contains a tabular declaration (tabularna izjava) by which the seller permits the buyer to be registered as the owner.
  • 5. Ministry consent (non-EU citizens only).
  • 6. Entry in the land registry. The buyer becomes the owner only upon registration.
  • 7. Property transfer tax. The notary public reports the purchase to the Tax Administration within 30 days. The Tax Administration issues a decision, and the tax must be paid within 15 days of its delivery.

Taxes and Costs

The main cost of buying a resale property is the transfer tax of 3%. For new builds, this tax is not payable because VAT is included in the price.

  • Real estate transfer tax: 3% of the market value. Paid by the buyer within 15 days of the Tax Administration's decision. For a resale property worth €300.000, the tax is €9.000.
  • VAT instead of transfer tax: 25%, included in the price, on the first sale of a new build or building land by a VAT payer.
  • Annual property tax (from 2025): €0,60 to €8,00 per m² of usable floor area per year, with the amount set by the city or municipality. Paid by the owner of a residential property that is not used as a permanent residence or for long-term rental.
  • Imperium Immobiliare agency commission: 3% to 6% of the agreed price + VAT, with a minimum of €1.000 + VAT. Paid only by the party that signed the brokerage agreement.
  • Notary public, lawyer, court-certified translator: depending on the value and scope of the work.

Frequently asked questions

Do I have to live in Croatia to buy a property? No. Neither residence nor a residence permit is required, except that Swiss citizens must submit proof of temporary residence.

Can I buy a property remotely? Yes. The sales contract can be signed by an authorised representative on the basis of a notarised power of attorney.

Do I have to set up a company in Croatia? No. EU citizens buy as private individuals, as do non-EU nationals with the approval of the ministry.

When do I become the owner? Upon registration in the land registry (zemljišna knjiga), not merely by signing the contract.

Do I pay transfer tax if I buy a new apartment from a developer? As a rule, no. On the first sale of a new build, 25% VAT is charged, which is already included in the price.

Can a non-EU citizen buy agricultural land? As a rule, no, except by inheritance subject to reciprocity or where an international treaty allows it.

How Imperium Immobiliare helps you

Our agents in the offices in Zagreb, Split, Zadar and Pula guide your purchase from the first viewing to registration in the land registry (zemljišna knjiga). We speak Croatian, English, German and Italian. We verify ownership and documentation, help with obtaining an OIB (Croatian personal identification number), and work with notaries public and lawyers. If you are outside Croatia, viewings can also be arranged by video call.

Browse our [current property listings](/nekretnine/) or contact us at +385 1 4920 800 and info@ii.hr.

*This guide is for general information only and does not constitute legal advice. For a specific purchase, please consult a lawyer.*

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