How to check property ownership before buying?

This is one of the key steps before investing in a property, and it is important to know how to access the right information.

1. Understanding what you are actually buying

When buying a property, you are not just buying a building or an apartment, but a parcel of land with everything on it or beneath it, as defined by the Ownership and Other Real Rights Act. It is therefore important to know that a property also includes a certain portion of land.

1. Using the cadastre

The cadastre is a public register maintained by the State Geodetic Administration and its regional offices, and it contains technical data on properties (area, boundaries, buildings). To check parcel information, you can use the “Uređena zemlja” portal, where by entering the name of a city district or street you can get a visual display of parcels and their boundaries.

1. Checking the land registry

The land registry (zemljišna knjiga) is a register of rights over real estate and is maintained by municipal courts. Here you can check the legal status of a property, including ownership and encumbrances such as mortgages. The land registry can be accessed on the same portal or in person at the land registry department of the competent court.

1. Searching online

You can search for property information online via the “Uređena zemlja” portal. All you need is the property's address, and the system will display the relevant cadastral data. If the information you receive is unclear or incomplete, it may mean that the land registry and cadastral records are not aligned.

1. Consulting an expert

If you are inexperienced in checking a property's status, it is advisable to consult a lawyer or a land surveyor who can help you verify and interpret the legal and technical details. This is especially important in Croatia, where only a small percentage of properties are fully legally regularised.

Why is this important?

Proper property documentation is essential not only for securing your ownership, but also for avoiding possible legal problems in the future. The title deed (vlasnički list), which you obtain from the land registry, is the primary proof of ownership, so it is essential that the property you are buying has a clear legal title.