Buying an apartment or a house is very emotional and it is always nice when you have to make as few compromises as possi

ble.
That is why your requirements and wishes are very important to us!

Get to know our offers - if you cannot find what you are looking for, let us know your specific search criteria using our contact form.

We will do our best to find your new home for you!

You have your ideas and you know what you want. Our international network gives us access to high-quality and sought-after real estate throughout Croatia. We find the perfect opportunity to enjoy the luxury of your own property in a unique location and combine the comfortable with the useful.

If you would like to sell your house or villa, please feel free to contact us. We are there for you on the weekends. If you are relaxed about what we offer you, expect us to include not only difficult facts but also soft factors in our assessment.

THINGS TO CONSIDER BEFORE BUYING PROPERTY IN CROATIA

Individual steps when buying real estate in Croatia. Information on the purchase contract, special features for foreigners and explanations of the purchase conditions.

After you have found the dream property in Croatia and agree with the owner, a purchase agreement can be signed. Before taking this important step, there are a few more things that you need to carefully consider beforehand!

Here we would like to explain to you the individual steps when buying real estate in Croatia, the costs incurred, how to deal with the authorities (offices) and other important conditions that you will encounter.

WHO CAN BUY?
Until recently, buying real estate from foreigners had to be approved by the Ministry of Justice. This procedure has now been omitted. However, foreigners are only granted the same rights that also apply to Croatian citizens in the relevant foreign country.

In Croatia, EU citizens no longer need a permit from the Ministry of Interior - they can buy real estate like citizens. Special features only apply to agricultural areas and nature reserves; here it is only possible for Croatians to acquire property accordingly. It should be noted that contrary to popular belief, areas in this regard do not include forest areas.

Anyone who does not want to shop as a private person can use a Croatian company, for example d.o.o. (GmbH) to establish. The purchase is then made through this "legal person". Disadvantages: higher administrative effort and higher accounting costs for the operation of the d.o.o. .

DOCUMENTS, CONTRACTS
Once the purchase has been paid for, the contract is submitted to the court, which is the same as the notice of carriage. After the entry in the land register, which can take some time in Croatia, a title deed should be applied for in court.
According to Croatian and German law, a certification of the contractual agreement is required in order to regulate the entry of a change of ownership in the land register.
For foreigners, regardless of whether they are EU citizens or not, there are no special provisions when buying real estate.

The costs
In addition to the normal costs of purchasing the property, there are other fees in Croatia that you should definitely take into account.
Calculating the cost of buying
Type of costs costs example
Broker Fees 3.75% The broker fees add up to
3% of the purchase price + VAT. (25%) = 3.75%
Notary fees are based on the effort, depending on what you have certified
Legal fees approx. 1 - 2% Find yourself a lawyer
Speaks your language and the national language
Real estate transfer tax 3% tax that is due when purchasing a property In addition to the fees incurred above, the following costs should be included in the calculation when buying a property in Croatia:

The cost of taking out insurance such as B. Fire insurance
Costs for any renovation / conversion costs
Financing costs
Income from possible rental of the property (only allowed after entry in the land register + categorization)

Real estate transfer tax
As is customary in Germany, a real estate transfer tax of 3% is due when buying a property in Croatia. The percentage to be paid is usually based on the purchase price. If the purchase price deviates from the ideal value, the price can be estimated by the tax authorities.

Property tax (vacation property)
If the property is not permanently occupied or rented, it is considered a second home. Property tax has to be paid annually for this type of holiday property, the amount of which differs from municipality to municipality (approx. 5-15 kuna per square meter). If the property is rented out regularly, this tax does not apply.

Purchase from EU citizens
With Croatia's accession to the EU and the introduction of the Stabilization and Association Agreement, Croatians and EU citizens have the same rights when buying a property. It used to be difficult to buy because you needed approval from the Ministry of Justice to buy a property. The law was passed in 2009. The purchase of a property by foreigners from the EU has been made much easier
Energy certificates and sewerage
In 2009, the Europe-compliant energy efficiency was introduced through the introduction of an energy certificate for new buildings in Croatia. You are therefore obliged to have an energy pass issued by an authorized person. You also have to provide evidence that the property is connected to the sewer system.

legalization
Since Croatia used to be a socialist state and property was only possible to a limited extent, there was a lot of black building. By a new law in August 2011, every building that was not entered in the land register in accordance with the law was considered illegal. It is estimated that up to 90% of the properties were affected. The deadline for legalization was June 30, 2013. After that, real estate can no longer be legalized and can even be demolished.

The land register (Zemljiska knjiga)
After the purchase contract has been signed and the money has been paid, an application must be made for the right of ownership to be entered in the land register. The descriptions in the sales contract and the land register must match. You can check the dates on the official website: e-izvadak.pravosudje.hr

Seals
Seals are entries in the land register or cadastre that show that an objection or other open matter is pending on this property or plan. They are therefore very important for prospective buyers. If you buy a plot of land that is marked with a seal, this can mean that the correct ownership structure can only be determined through a lengthy process.

OIB number (Obsobni Identifkacijski Broj) = tax number
The OIB number is a personal identification number that is issued by the tax office. The OIB (osobni identifikacijski broj) needs everyone who wants to conclude a legal transaction in Croatia. You can initiate the application in the respective municipality. As a rule, processing takes a maximum of 3 days. The OIB number must be entered in the sales contract.

Purchase contract
Whenever buying a property, you should always seek professional advice in order to get a successful and legally binding contract.

The process of buying a property is usually as follows. Details such as price, payment, handover time, registration permits (land register) and comparison of the land register with the land registers are checked and agreed in advance by the buyer and the owner.

As a rule, a preliminary contract is then drawn up and an advance payment of around 10% is made. The preliminary contract is used to record the purchase request in the land registers. Then another potential customer can see that the potential customer already exists.

An actual contract is then drawn up (preferably pre-checked by a lawyer) that both parties agree to, and a meeting with a notary you trust is scheduled. Here the contract is checked and certified after being signed by both parties.

The notary issues a document to the buyer for entry in the land register (description of property). The application can only be submitted with a valid OIB number (tax number), which is explained in more detail below.

Processing in land registers usually takes between 30 and 90 days. Once you get the official ownership document, you can feel like the proud owner of real estate in Croatia.

1.) Real estate acquisition tax: 3% (from 1.1.2019) (EU citizens when buying as a private person)
2.) Brokerage fee: 3% (+ VAT)
3.) Legal fees: 1% -1.5% plus Croatian. VAT (25%) - each