Advice on buying Croatia Property - Buyer's Guides, Legal Fees, taxes and mortgages explained

You have found a property in Croatia you wish to purchase what next?

Croatia Buyer's Guide explains the legal fees, legal procedures, purchase taxes and mortgage procedure.

Purchasing property in Croatia.

Which region of Croatia to purchase property in?

Istria
Easy inexpensive access, by public transport from Italy. Istria is often called "the Croatian Tuscany" - lovely historic coastal towns (Porec, Rovinj, Pula). The climate includes warm summers and cooler winters. Istria Properties are in high demand and Istria's proximity to the rest of Europe.

Kvarner Riviera
The main town is Rijeka, with an airport on the nearby island of Krk and also has reasonable access from Zagreb (bus / train journey is just over 3 hours). Lovely coastal resorts include Crikvenica, Kraljevica and Novi Vinodolski. The climate is warm in the summer but cooler in Winter.

Nothern Dalmatia
Some lovely historic towns (Zadar, Sibenik, Trogir) with small coastal resorts between them. Warm in the summer with mild winters. Some Croatia Property bargains to be had!

Southern Dalmatia
The main town is Split, with good transport links by ferry to the Italian port of Ancona. Rather long journey times if travelling to/from Zagreb by bus or train. The Makarska Riviera and the ancient town of Dubrovnik are amongst the most attractive places,Croatia property is in demand in this area, especially due to the popularity of Dubrovnik. Very warm summers and mild winters.

The Islands
There are thousands of them - although only about 60 are inhabited. You could splash out and purchase a whole Croatian island of your very own!

Inland Croatia Property
Zagreb, as the capital, is where property can get more expensive, although it is, of course, still cheaper than comparative property in other European countries. Many smaller towns in Northern Croatia, in which property is very cheap, are close to Austria and Hungary and might be suitable for those wanting the quiet life.

Advice on purchasing Property in Croatia
If you decide to purchase a property in Croatia you will need a proof of citizenship: your passport has then to be notarised in Croatia.

Croatia Property Legal Fees and Taxes
Croatia transfer tax is currently 5%.
If you buy newly-built property like off plan apartments, this 5% will be levied just on the cost of the land.
If the property is older, the 5% will be on the entire property value.

The Contract
On the assigned day of completion, the buyer and seller (or their authorized representatives) will be presented at the office of the Notary (Javni Biljeznik) to sign the title deed (Ugovor or Kupoprodaji Nekretnine).
The Croatian Notary does not check any terms when buying property in Croatia, but certifies that both parties have agreed to the terms stated, (the Notary is in place to witness both parties' signatures). At that stage your agent will prepare a copy of your contract and all other (see below the list of documents needed) necessary documents to be sent to the Ministry of Foreign Affairs of Croatia.
A clause in the contract allows you to take advantage of your property with immediate effect while you wait for the paperwork
When acquiring real estate in Croatia, foreign citizens need to obtain the approval of the Ministry of Foreign Affairs of the Republic of Croatia.
This is a formality that requires 12 to 18 months to complete.
Applications are not refused unless the individual has an adverse history with relation to Croatia.
In Croatia the ultimate proof of property ownership is entry of the owners name in the local Land Registry (Zemljisne Knjige) on that specific real estate.
The local courts will not allow a foreign citizen to be entered in the Land Registry without the MFA approval.


Here is a list of the documents, which have to be supplied to the MFA when requesting an approval to purchase property in Croatia: The sales contract;
An excerpt from the land registry for the particular property (In Croatian ZK izvadak). This document is usually obtained in each municipality (Opcina) at the local municipal court (Opcinski Sud); it's land registry division (Gruntovni Odjel);
A document from the local municipality (Opcina), from the following department: "Ured za prostorno planiranje". The document is called "Uvjerenje o namjeni", for the particular property;
Proof of citizenship for both buyer and seller (photocopy of passport); any photocopies have to be notarised by a Croatian Notary Public.
When buying properties in Croatia, a clause in the contract safeguards your finances, protects your rights and allows you to take advantage of your property with immediate effect while you wait for the paperwork.
Once the approval arrives from the Ministry of Foreign Affairs of Croatia your agent will fax it to the local Land Registry and confirm you as a new owner, then the final step is to pay the tax for your new property in the Taxation Office.

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These guidelines are meant for guidance only and describe a straightforward purchase scenario. However this information is not meant to replace proper legal advice, which we always insist you take.

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