Buying Property in Croatia as a Foreigner: Full Guide for EU and Non-EU Citizens (2025)
Croatia is becoming increasingly attractive to foreigners due to its diverse property offer and relatively
affordable prices compared to other European countries. In today’s digital age, more and more digital
nomads are arriving, along with retirees looking to spend their golden years abroad. Croatia has
recognized this trend and adapted its laws to make the property-buying process easier for foreigners
and to support their integration into society.
EU Citizens and Nationals of Iceland, Liechtenstein, Norway, and Switzerland
If you are an EU citizen, the process of buying property in Croatia is just as straightforward as it is for
Croatian nationals. Since Croatia joined the EU in 2013, EU citizens have had the right to purchase
property under the same conditions as locals. As of 2023, this includes the right to purchase agricultural
land as well.
Non-EU Citizens: How the Process Differs
For citizens outside the EU, the property purchase process differs in two key ways:
1. You must obtain approval from the Croatian Ministry of Justice.
2. You cannot purchase agricultural land as a private individual.
However, agricultural land can be purchased through a Croatian-registered company. It is important to
note that countries with reciprocity agreements with Croatia have priority in obtaining approval. In
other words, if a Croatian citizen can purchase property in your country, you can purchase property in
Croatia. You can check the list of countries with reciprocity agreements here
How to Start the Property Buying Process in Croatia
Croatia offers something for everyone: from snow-capped mountains and quiet green villages to
vibrant cities and idyllic beaches. Start by choosing the region that best suits your lifestyle, the type of
property you’re looking for, and the desired size.
The Mojkey platform can be a great starting point. You can search by map and apply filters based on
your criteria – in four different languages.
Choosing a Real Estate Agency
Buying property in a foreign country means understanding local laws and procedures. While there’s a
lot of information online, language barriers and legal nuances can be a challenge. That’s why it's highly
recommended to work with a real estate agency that has an experienced legal and translation team.
On the Mojkey platform, listings contain details about the agents and agencies involved, and the blog
features articles introducing them — a great place to begin your search.
Required Documents for Buying Property in Croatia
1. Land Registry Extract
Check the ownership of the property you’re purchasing. This document can be downloaded from the
Ministry of Justice website, which is available in English. For apartments, also verify condominium
ownership (common/shared areas). It’s also smart to check for any unpaid utility bills that might
transfer with the property.
2. Building Permit
Depending on the year the property was built, a building permit or equivalent document proves that the
structure complies with Croatian construction regulations. If you’re buying a property under
construction, request a copy of the final or enforceable building permit and the main project
documentation.
3. Occupancy Permit
This permit is issued after the technical inspection and confirms that the property was built in
accordance with the building permit or equivalent document.
4. Energy Certificate
This document states the energy class and efficiency of the building. It is valid for 10 years and is
mandatory before issuing an occupancy permit. Especially relevant when buying new developments.
5. Preliminary Agreement (Pre-Contract)
While not mandatory, it’s advisable to sign a preliminary agreement — especially if you’re buying
through a mortgage. It outlines the down payment, which serves as a withdrawal clause: if the buyer
backs out, the seller keeps the deposit; if the seller backs out, they must return double. This contract
must be notarized.
6. Purchase Agreement
In addition to everything included in the pre-contract, this agreement specifies the handover date and
guarantees that the property is free of third-party claims. It may also be a gift or life-care agreement. A
tabular statement must be included, allowing ownership transfer via land registry entry. The agreement
must be notarized.
Additional Requirements for Non-EU Citizens
7. Proof of Citizenship
For individuals, a certified copy of a passport or Croatian national ID card must be provided as proof of
citizenship. Citizens of the USA and Canada must also submit a driver’s license so that the relevant
authorities can verify whether their country is part of the aforementioned reciprocity agreement.
For legal entities, such as when purchasing land on behalf of a company, proof of legal status is
required. This document is an extract from the court register, issued during company registration. It can
always be downloaded from the Court Register website.
8. Power of AttorneyIf represented by a proxy, submit the original or notarized copy of the power of attorney. If you live
abroad, you must appoint a Croatian resident to receive official documents on your behalf.
9. Certificate of Legal Status of Property
Issued by the local authority for urban planning, confirming the property is within the construction
zone. The application form is available online and you can download it at this link.
10. Written Request for Ministry Approval
Submit this in person or by post to the address listed on the form (see document 9). Attach:
1. Purchase agreement (doc. 6)
2. Land registry extract (doc. 1)
3. Certificate of legal status (doc. 9)
4. Proof of citizenship/company status (doc. 7)
5. Power of attorney (doc. 8)
If you’re financing the purchase with a mortgage from a Croatian bank, ministry approval is also
required for loan approval. The approval process can take up to 60 days, so plan accordingly.
Property Purchase Costs for Foreign Buyers in Croatia
The real estate transfer tax in Croatia is 3% of the market value of the property at the time the tax
liability arises. After the purchase, the notary informs the Tax Administration of the transaction, which
then sends a tax decision to the buyer’s address. This tax does not apply if the property is subject to
VAT.
The agency commission is not regulated by law and depends on the agency. It usually ranges between
2% and 4% plus VAT. The commission is charged after the purchase agreement has been signed and
notarized. While it may seem like a significant cost, agents greatly simplify the process, and thanks to
their professional guidance, you as the buyer can feel protected.
The certificate of legal status from the urban planning authority costs EUR 6, payable upon submitting
the request.
Notary fees amount to approximately EUR 200. Translation services are charged separately, depending
on the translator’s rate.
The approval from the Ministry of Justice requires a fee of approximately EUR 5, payable in court
stamp duty when submitting the request.
Land registry entry is processed after the purchase. The notary submits the application for registration,
and the cost is approximately EUR 33.