Whether you are a member of the Croatian diaspora living abroad, a foreign national who has inherited Croatian property, or someone planning their estate to include Croatian assets, the same body of law governs what happens to Croatian property when someone dies. Croatian inheritance law determines who inherits, in what shares, what rights close family members have even if a will tries to exclude them, and — crucially for cross-border situations — which country’s law applies in the first place.

This guide explains the substance of Croatian succession law: the statutory succession orders, the position of the surviving spouse, forced heirship and the compulsory share, the types of wills recognised under Croatian law, and what options exist for accepting or renouncing an inheritance. For the procedural question of how Croatian probate actually works in practice, see our step-by-step guide on probate procedure in Croatia.

The Foundation of Croatian Inheritance Law: Succession at the Moment of Death

Croatian inheritance law is built on the ipso iure principle: succession occurs automatically at the moment of the deceased’s death. Heirs do not need to take any action to become the legal owners of the estate — ownership transfers by operation of law at the instant of death. The Croatian probate proceedings (ostavinska rasprava) that follow are declaratory in nature: the inheritance decision issued by the notary confirms rights that have already arisen, rather than creating them.

This principle has important practical consequences. For capital gains tax purposes, for example, an heir who sells inherited Croatian property is treated as having acquired it on the date of death of the previous owner — not on the date the inheritance decision was issued or the date ownership was registered in the land registry. The clock starts at death, not at the end of probate.

Croatian inheritance law is codified in the Inheritance Act (Zakon o nasljeđivanju). It applies to all Croatian property regardless of where the heirs or the deceased lived.

Who Inherits When There Is No Will: Statutory Succession Orders

When a person dies without leaving a valid will — which is very common, including among the Croatian diaspora — their estate passes according to the statutory succession rules set out in the Inheritance Act. The law divides potential heirs into successive orders: heirs in a higher order exclude those in a lower order entirely.

First Order: Children and Spouse

The first and highest order of heirs consists of the deceased’s children and their surviving spouse (or registered civil partner). They inherit in equal shares. If the deceased had three children and a surviving spouse, all four inherit one quarter of the estate each.

If a child of the deceased predeceased them, that child’s share passes to their own children — the deceased’s grandchildren — by the right of representation (pravo predstavljanja). This continues down the line as long as descendants exist. Grandchildren and great-grandchildren inherit in equal shares among themselves within the branch of the predeceased child.

Under Croatian law, children born outside marriage have exactly the same inheritance rights as children born within marriage, provided paternity or maternity has been legally established. Adopted children are treated in the same way as biological children.

Second Order: Parents and Spouse (When There Are No Children)

If the deceased left no surviving descendants, the estate passes to the second order: the deceased’s parents and their surviving spouse. In this order, the estate is divided as follows: the parents inherit one half of the estate in equal shares between them, and the surviving spouse inherits the other half. If only one parent survives, that parent inherits the full parental half.

If a parent predeceased the deceased, that parent’s share passes to the predeceased parent’s own descendants — the deceased’s siblings — again by the right of representation. If neither parent survived and neither parent left any descendants, the surviving spouse inherits the entire estate.

Third and Fourth Orders: Grandparents and Beyond

If the deceased left neither descendants nor a surviving spouse, and neither of their parents survived and left descendants, the estate passes to the third order: the deceased’s grandparents and their descendants (the deceased’s aunts, uncles and cousins). The fourth order consists of the deceased’s great-grandparents. Beyond the fourth order, the state (Republika Hrvatska) inherits the estate.

The Surviving Spouse Under Croatian Inheritance Law

The surviving spouse occupies a protected position in Croatian succession law and appears in both the first and second order of succession. In the first order, the spouse inherits equally with each of the deceased’s children. In the second order (where there are no children), the spouse inherits half the estate alongside the deceased’s parents.

Croatian law extends full succession rights to non-marital spouses (izvanbračni drug) — a partner who lived with the deceased in a long-term, stable cohabitation relationship — on equal terms with a formally married spouse. The same applies to same-sex civil partners and informal life partners recognised under Croatian law. Non-marital partners should be prepared to provide evidence of the relationship during probate proceedings.

The surviving spouse’s inheritance rights may be affected by a prenuptial agreement or by circumstances such as legal separation or divorce proceedings that were ongoing at the time of death. Where the relationship was complex or unclear, it is particularly important to obtain legal advice early in the probate process.

Forced Heirship: The Compulsory Share in Croatian Law

Croatian law protects certain close relatives from being completely disinherited — even if the deceased left a valid will that attempted to exclude them. These protected heirs are called compulsory heirs (nužni nasljednici), and their minimum entitlement is called the compulsory share (nužni dio).

Who Are the Compulsory Heirs?

The following persons are compulsory heirs under Croatian law regardless of any will:

Descendants and adopted children (and their descendants by representation) are always compulsory heirs. A parent cannot fully disinherit their child through a will, subject only to the narrow legal grounds for disinheritance set out in the Inheritance Act.

The surviving spouse (marital or non-marital) is also a compulsory heir and cannot be excluded from a minimum share through testamentary dispositions.

Parents and other ancestors are compulsory heirs only if they are permanently unable to work and lack adequate resources for their own support. A parent who is fit for work and financially independent does not have compulsory heir status even if they are excluded from the will.

How Much Is the Compulsory Share?

The compulsory share is calculated as a fraction of the share the heir would have received under the statutory succession rules if there had been no will:

Descendants and spouse: one half (1/2) of their statutory share. For example, if a child would have inherited one third of the estate under the statutory rules, their compulsory share is one sixth of the estate.

Parents and other ancestors (if qualifying): one third (1/3) of their statutory share.

If a will reduces a compulsory heir’s entitlement below their compulsory share, that heir may bring a legal claim to have the excess portion of the will set aside. Claims to the compulsory share must be pursued within the probate proceedings or through a separate civil action, and are subject to statutory time limits. Diaspora heirs who believe they may have been undercut by a will should seek legal advice promptly.

Wills Under Croatian Law: Types, Requirements and Registration

Any person who has reached the age of 16 and has the legal capacity to make decisions may make a will (oporuka) under Croatian law. A will allows the testator to depart from the statutory succession order, provided they respect the compulsory share rights of protected heirs.

Forms of Will Recognised Under Croatian Law

Holographic will (vlastoručna oporuka). A will written entirely by hand by the testator, dated and signed. No witnesses are required. This is the simplest form, but also the most vulnerable to challenge — questions of authenticity, mental capacity and undue influence are more difficult to resolve without a notary’s involvement.

Notarial (public) will (javnobilježnička oporuka). A will drawn up and certified by a Croatian notary public in the presence of the testator. This is the most secure and commonly recommended form, particularly for cross-border estates. The notary verifies the testator’s identity and capacity, and the document is preserved in the notary’s records.

Allographic will (pisana oporuka pred svjedocima). A written will signed by the testator and certified by two witnesses who attest that the testator signed in their presence. The witnesses do not need to know the contents of the will.

International will. Croatia is a party to the Washington Convention of 1973 on the form of an international will. An international will must be in writing, signed by the testator before two witnesses and an authorised person (usually a notary), who attach a certificate to the document. International wills are recognised in all contracting states.

The Croatian Register of Wills

Croatia maintains a centralised Register of Wills (Upisnik oporuka), administered by the Croatian Notaries Chamber (Hrvatska javnobilježnička komora). Registration is voluntary, not mandatory — a will is valid whether or not it is registered. However, registration is strongly recommended, particularly for diaspora members living abroad, because it ensures that the will can be found and taken into account during Croatian probate proceedings even if no family member knows of its existence.

To register a will, the testator or their representative submits the required documentation to any Croatian notary. The register records the existence and location of the will but not its contents. At the start of Croatian probate proceedings, the notary conducting the probate checks the Register of Wills to establish whether the deceased left any recorded testamentary disposition.

Choice of Law: Making a Will to Cover Your Croatian Property

Under the EU Succession Regulation (Regulation 650/2012), which applies across EU member states (excluding Denmark and Ireland), a person may choose the law of their nationality to govern their entire estate. This is an important planning tool for members of the Croatian diaspora living in another EU country.

For example, a Croatian national living in Germany would, by default, have their estate governed by German law (as the law of habitual residence). By making a choice of Croatian law in their will under Article 22 of the Regulation, they can ensure that Croatian succession rules apply to their entire estate. This can simplify matters considerably when the main assets are located in Croatia.

The choice of law declaration should be incorporated into a formal will prepared with the assistance of a qualified lawyer familiar with both jurisdictions. For Croatian diaspora members living outside the EU — for example in the UK, US or Australia — the applicable conflict of laws rules differ and should be considered carefully with legal advice in both countries.

Accepting or Renouncing an Inheritance in Croatia

Because succession occurs automatically under Croatian law at the moment of death, an heir is initially presumed to have accepted the inheritance. However, Croatian law gives heirs the right to renounce (odreći se nasljedstva) during the probate proceedings — typically at the probate hearing before the notary. Renunciation must be unconditional and cannot be made in favour of a specific person: if you renounce, your share passes to whoever would have inherited it had you predeceased the deceased.

Renunciation may be relevant where the estate includes significant debts — under Croatian law, heirs in principle inherit both the assets and the liabilities of the deceased. An heir who accepts the inheritance becomes personally liable for the deceased’s debts, but only up to the value of the assets they inherited.

What Foreign Heirs Need Before Croatian Probate Begins

Foreign nationals and diaspora members inheriting Croatian property face the same substantive legal rights as Croatian-resident heirs, but the practical logistics of participating in Croatian probate from abroad require preparation. The most important steps are:

OIB (personal identification number). Every heir who will be registered as an owner of Croatian property must have a Croatian OIB before the land registry registration can be completed. Obtaining an OIB from abroad is a separate process, handled through a Croatian embassy or by a Croatian lawyer under power of attorney. See our full guide on how to get an OIB in Croatia as a foreigner.

Documents from the country of residence. Croatian probate requires official documents that may need to be obtained in the heir’s country of residence: birth certificates, marriage certificates (to establish the family relationship with the deceased), and death certificates. These documents typically need to be apostilled and accompanied by a certified Croatian translation.

Power of attorney. Foreign heirs are not required to travel to Croatia to participate in probate proceedings. A Croatian lawyer can represent each heir under a notarised power of attorney, attend the probate hearing, accept the inheritance on the heir’s behalf, and manage the subsequent land registry registration. The power of attorney must be notarised in the heir’s country of residence and, in most cases, apostilled.

For a complete walkthrough of the Croatian probate procedure from initiation to inheritance decision and land registry registration, see our detailed guide on Croatian probate procedure for foreign heirs.

Frequently Asked Questions: Croatian Inheritance Law

How Kontić Legal Can Help With Croatian Inheritance Matters

At Kontić Legal, we assist members of the Croatian diaspora and foreign nationals with all aspects of Croatian inheritance law — from advising on which succession rules apply to a specific estate, to representing heirs in Croatian probate proceedings, to estate planning for those who want to ensure their Croatian property passes according to their wishes.

Our inheritance services include: advising on succession entitlements and compulsory share claims, drafting wills that address Croatian assets, registering wills in the Croatian Register of Wills, representing heirs in probate proceedings under power of attorney, obtaining OIBs for foreign heirs, and managing land registry registration following the inheritance decision. Where an estate includes property that heirs wish to sell, we handle the full sale process as well — see our guide on selling inherited property in Croatia.

We work entirely remotely for clients based abroad and coordinate among heirs located in different countries. Contact us using the form below to discuss your situation.

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Croatia’s property tax system is more straightforward than many foreigners expect — there is no annual wealth tax, and the costs of buying are broadly comparable to other European countries. But there are several distinct taxes that apply at different stages: when you buy, while you hold the property, when you rent it out, when you sell, and when property passes by inheritance or gift. And since 2025, one of those taxes changed significantly.

This guide covers every property-related tax in Croatia that a foreign buyer or owner needs to understand, with the rates, exemptions, and practical implications explained clearly. The tax rules apply equally to Croatian nationals and foreigners — Croatia does not impose additional levies on non-resident buyers beyond what Croatian citizens pay. For the specific question of who is entitled to buy property in Croatia, see our guide on can foreigners buy property in Croatia.

Overview: Property Taxes in Croatia at Each Stage

The table below gives a quick overview of every tax you may encounter as a foreign property owner in Croatia.

Tax	When it applies	Rate	Who pays
Real estate transfer tax (porez na promet nekretnina)	Buying second-hand property	3%	Buyer
VAT (PDV)	Buying new-build from VAT-registered developer	25%	Buyer (usually included in price)
Annual property tax (porez na nekretnine)	Every year, while holding residential property not used as primary residence	€0.60–€8.00/m²/year (municipality-set)	Property owner
Capital gains tax	Selling property held for a short period, or repeated property transactions	24% of the gain	Seller
Rental income tax	Renting out the property	12% on 70% of gross rent	Property owner
Inheritance and gift tax / real estate transfer tax on inherited property	Inheriting or receiving property as a gift	Exempt for direct-line relatives and spouse; 3% transfer tax for others (real estate); 4% for others (movable assets)	Heir or recipient

Real Estate Transfer Tax: The Main Cost of Buying Property in Croatia

When you purchase a second-hand (resale) property in Croatia, you pay real estate transfer tax (porez na promet nekretnina) at a flat rate of 3% of the property’s market value. The tax base is the agreed purchase price as stated in the notarised sale contract, subject to verification by the Tax Administration (Porezna uprava) against its own assessment of the property’s market value. If the Tax Administration considers the agreed price to be below market value, it can assess the tax on the higher amount.

The 3% transfer tax is paid by the buyer and applies regardless of the buyer’s nationality — Croatian citizens and foreign nationals pay the same rate. You are required to pay the tax within 30 days of the date the notarised contract was concluded. Your Croatian lawyer will prepare and submit the tax declaration on your behalf.

One important exemption: if you are inheriting property from a parent, grandparent, spouse, child or grandchild, no transfer tax is payable. Direct-line relatives and surviving spouses are fully exempt from transfer tax on inherited property. For more on inheriting property in Croatia, see our guides on Croatian probate procedure and selling inherited property in Croatia.

VAT on New-Build Properties in Croatia

When you purchase a brand-new apartment or house from a developer who is registered for VAT, the transaction is subject to Croatian VAT (porez na dodanu vrijednost, PDV) at the standard rate of 25%, rather than the 3% real estate transfer tax. The two taxes do not apply simultaneously — it is one or the other depending on the nature of the transaction and the seller’s VAT status.

In practice, the purchase price quoted by a Croatian developer will normally include VAT. The 25% VAT is much higher than the 3% transfer tax, which is why new-build properties in Croatia are generally more expensive in tax terms than buying an equivalent resale property. That said, new builds also typically involve no renovation costs and are sold with full documentation and building permits already in place.

Reduced VAT rates may apply in specific circumstances — for example, for residential units meeting certain conditions as a first home. Given the complexity of VAT rules in development transactions, it is important to have a Croatian lawyer review the developer’s contract and clarify the tax position before signing.

The New Annual Property Tax in Croatia: What Changed in 2025

The most significant recent change to property taxation in Croatia is the introduction of a new annual property tax (porez na nekretnine) from 1 January 2025. This new tax replaces the old holiday home tax (porez na kuće za odmor) and extends the annual levy to a much broader category of properties, including empty apartments and flats used intermittently as holiday accommodation.

For foreign owners of Croatian holiday homes and investment properties, this is the tax most likely to affect your ongoing holding costs.

How Much Is the Annual Property Tax?

The annual property tax is set by each municipality (grad or općina) within a range established by national law. The range runs from €0.60 to €8.00 per square metre of usable floor area per year. Each municipality sets its own rate within this band, and rates can differ significantly from one location to another.

To give a sense of the practical cost, here are the rates set by some of Croatia’s main cities for 2025:

City	Annual rate per m²	Annual tax on 60 m² property	Annual tax on 100 m² property
Zagreb	€5.00	€300	€500
Split	€1.99	€119	€199
Rijeka	€5.00	€300	€500
Osijek	€0.60	€36	€60

Rates in coastal municipalities vary widely. The rate for your specific property is determined by the municipality where it is located, and bills are issued annually. For smaller coastal municipalities popular with foreign buyers — such as Rovinj, Makarska or Trogir — you should check the rate set by that specific municipality.

Who Pays the New Property Tax — and Who Is Exempt?

The annual property tax applies to all owners of residential real estate in Croatia — both Croatian nationals and foreign nationals — with no distinction based on nationality. The same rules apply to a British, German or American owner as to a Croatian citizen.

However, there are important exemptions. The annual property tax does not apply to:

Primary residence. If the property is your registered primary residence, no annual property tax is payable. This exemption also applies if the property is used as the primary residence of a family member.

Long-term rental. Properties rented out on a long-term basis for at least 10 months per year are exempt from the annual property tax. This exemption was introduced deliberately to incentivise long-term rental over short-term tourist lets, as Croatia faces a shortage of long-term rental housing in major cities and coastal areas.

Uninhabitable or derelict properties. Properties that are uninhabitable or structurally derelict may be exempt, subject to documentation.

Social and other grounds. Certain exemptions exist for owners in difficult social circumstances — these are assessed by the relevant municipality.

For most foreign buyers who own a holiday home in Croatia that they use personally during summer and leave vacant for the rest of the year, the annual property tax will apply. This is a change from the old holiday home tax system, which applied only to properties formally classified as holiday homes and typically located in coastal or tourist areas. The new tax is broader and applies across all Croatian municipalities — including Zagreb and other inland cities.

Capital Gains Tax When Selling Property in Croatia

If you sell a property in Croatia, capital gains tax may apply to the profit you make on the sale. Croatian capital gains tax on real estate is charged at a rate of 24% of the net gain (the difference between the selling price and the acquisition price, with allowable costs deducted). However, two important exemptions mean that in practice many sellers pay no capital gains tax at all.

The Holding Period Exemption

Capital gains tax applies only if you sell a property within a set holding period from the date of acquisition. If you have owned the property beyond that period, the gain is not subject to capital gains tax. The applicable holding period is established by the Personal Income Tax Act (Zakon o porezu na dohodak); because tax legislation in Croatia has been subject to ongoing reform, we recommend confirming the current threshold with a Croatian tax professional at the time of your sale, as the precise holding period has been adjusted by legislative amendments in recent years.

For sellers of inherited property, the acquisition date is taken as the date of death of the previous owner — not the date of the inheritance decision or the date of land registry registration. This is a consequence of the ipso iure principle of Croatian succession law, under which ownership passes at the moment of death. In many cases, this means that heirs who sell inherited property are already past the capital gains tax holding period at the time they come to sell, particularly where the deceased passed away some years ago.

Primary Residence Exemption

Gains arising from the sale of your registered primary residence are exempt from capital gains tax regardless of how long you have owned the property. This exemption applies whether you are a Croatian resident or a non-resident.

The Repeated Transactions Rule

Even if the holding period exemption would otherwise apply, capital gains tax is charged if you sell more than three properties of the same type within any five-year period. This rule is designed to prevent tax avoidance through short-term property trading. Most foreign buyers who purchase one or two properties for personal use are not affected by this provision.

For a detailed practical guide to the capital gains implications of selling inherited Croatian property specifically — including the acquisition date rule and the reporting deadline — see our post on selling inherited property in Croatia.

Rental Income Tax on Croatian Property

If you rent out your Croatian property — whether to long-term tenants or to short-term holiday guests — the rental income is subject to Croatian income tax. This applies regardless of your country of residence: rental income from Croatian property is treated as Croatian-source income and is taxable in Croatia, even if you live abroad.

The tax on rental income is calculated as follows: a flat 30% deduction is allowed from gross rental income to cover costs and expenses, without needing to document actual costs. The remaining 70% of gross rental income is the taxable base. Income tax is charged on that base at a rate of 12%. The result is an effective tax rate of approximately 8.4% of gross rental income, before any local surtax.

In addition to income tax, some Croatian municipalities impose a local surtax (prirez) calculated as a percentage of the income tax itself. The surtax rate varies by location and should be verified for your specific municipality. Zagreb abolished its local surtax in 2024.

If you are a resident of a country that has a double taxation treaty with Croatia — which includes the United Kingdom, Germany, the United States, the Netherlands, Austria and many others — the taxes you pay in Croatia may be credited against your tax liability in your home country. The specific rules depend on the treaty between Croatia and your country of residence. A tax professional in both countries should be consulted to avoid double taxation.

Short-term rental (tourist lets). If you rent out your property on a short-term basis to tourists — through platforms such as Airbnb or Booking.com — different registration and reporting obligations apply, including registration with the Croatian tourist board and obtaining the relevant permits. The income tax rules are broadly similar, but the procedural requirements for short-term rental are more involved. Legal assistance is recommended to ensure full compliance.

Inheritance Tax and Gift Tax on Croatian Property

Croatian inheritance and gift tax (porez na nasljedstvo i darove) applies when property is transferred on death or by gift. The rules are favourable for close family members and largely replicate the same exemptions that apply in the context of the real estate transfer tax.

Who is exempt? The most important exemption covers transfers between the closest relatives: spouses, children, grandchildren, parents, grandparents, and adopted relatives in the same direct-line relationship. These direct-line relatives and surviving spouses pay no inheritance tax or gift tax on Croatian property, regardless of the value of what they receive. This also means that inheriting property in Croatia as a child or spouse of the deceased triggers no Croatian inheritance tax liability on the property.

What non-exempt heirs pay on real estate. For heirs outside the exempt categories — such as siblings, cousins, or unrelated parties — inherited real estate is subject to the standard real estate transfer tax at 3% of the property’s market value. This is the same tax that applies to ordinary property purchases, and it applies to the transfer by inheritance in the same way.

What non-exempt heirs pay on movable property. For non-real-estate assets — cash, securities, vehicles, personal effects and other movable property — inherited or received as a gift by non-exempt persons, a separate inheritance and gift tax (porez na nasljedstvo i darove) applies at a flat rate of 4% of the value received.

Small-value exemption. Movable property received as a gift with a value below €6,700 is exempt from gift tax regardless of who the recipient is.

Note that inheriting property still requires completion of the Croatian probate process (ostavinska rasprava) and registration of the new ownership in the land registry. The absence of inheritance tax does not eliminate these procedural requirements. For a complete guide to the probate process, see our post on Croatian probate procedure for foreign heirs.

Does Croatia Have an Annual Wealth Tax on Property?

Croatia does not have a general annual wealth tax or a property value tax calculated as a percentage of the property’s market value. The new annual property tax introduced in 2025 is a flat per-square-metre levy set by each municipality — it is not a wealth tax and does not vary with the value of your property. Owners of a €200,000 apartment in Split pay the same €1.99/m² as owners of a €2,000,000 villa of the same floor area in the same municipality.

This distinguishes Croatia from some other European countries where annual property value taxes or wealth taxes on real estate can represent a significant ongoing cost for foreign investors. In Croatia, the ongoing holding cost is limited to the per-square-metre annual tax (where applicable) and the income tax on any rental income generated.

Frequently Asked Questions

How Kontić Legal Can Help With Your Croatian Property

Understanding the tax framework is one part of buying, holding or selling property in Croatia — but navigating the legal process correctly is equally important. At Kontić Legal, we act for international clients on all aspects of Croatian property law, from purchase due diligence and contract review to Ministry of Justice consent applications, land registry registrations, OIB assistance and estate planning advice.

Our clients include buyers, sellers and heirs from the UK, Germany, Ireland, the United States, Switzerland, the Netherlands and many other countries. We work remotely under power of attorney where needed, so you do not need to be physically present in Croatia to complete your transaction. We advise on the legal aspects of property transactions — for individual tax planning advice specific to your home country’s tax position, we recommend working with a tax professional in your country of residence alongside Croatian legal counsel.

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Yes — foreigners can buy property in Croatia. But whether buying property in Croatia as a foreigner is straightforward or requires months of administrative preparation depends almost entirely on your nationality. EU citizens enjoy essentially the same property rights as Croatian nationals. Non-EU citizens must navigate a reciprocity check and obtain prior approval from the Croatian Ministry of Justice before the purchase can be registered.

This guide explains exactly who can buy what, which countries have reciprocity with Croatia, how the Ministry of Justice approval works in practice, and what options exist for buyers who fall outside the standard rules — including the Croatian company route and the agricultural land rules that changed in 2023.

Can Foreigners Buy Property in Croatia? The Short Answer

Croatian law draws a clear line between three categories of foreign buyers:

Buyer category	Can buy property?	Prior approval needed?
EU, EEA (Norway, Iceland, Liechtenstein) and Swiss citizens	Yes — same conditions as Croatian nationals	No
Non-EU citizens with confirmed reciprocity (e.g. UK, USA)	Yes — residential and commercial property	Yes — Ministry of Justice consent required
Non-EU citizens without confirmed reciprocity	Generally no as individuals; possible via Croatian company	N/A — consent would not be granted

Agricultural land, protected nature areas, and the maritime domain are governed by separate rules and carry additional restrictions for all foreign buyers — covered in detail below.

EU, EEA and Swiss Citizens: Buying Property on Equal Terms

If you are a citizen of an EU member state, or of Norway, Iceland, Liechtenstein or Switzerland, you can purchase apartments, houses, building plots and commercial properties in Croatia under exactly the same conditions as Croatian nationals. You do not need prior approval from any ministry, and there is no registration requirement specific to your nationality.

In practical terms, this means you sign a purchase agreement before a Croatian notary, pay the 3% real estate transfer tax, obtain your OIB (personal identification number), and register ownership in the land registry — the same process as any Croatian buyer. A Croatian real estate lawyer is not legally required, but is strongly recommended for due diligence, title checks and contract review.

The one area where EU citizens face different rules is agricultural land, which is governed by the Agricultural Land Act rather than general property law. Since 1 July 2023 — when Croatia’s transitional EU accession period on this matter ended — EU citizens can purchase agricultural land in Croatia, but the Agricultural Land Act imposes pre-emption rights in favour of Croatian agricultural entities and local authorities. In practice, EU citizens can buy agricultural land but must follow a specific procedure that gives Croatian parties the right of first refusal.

Non-EU Citizens: The Reciprocity Principle and Ministry of Justice Approval

Croatian law permits non-EU nationals to purchase property in Croatia only where a principle of reciprocity is confirmed — meaning Croatia will grant Croatian nationals the same property rights in the buyer’s home country. This is governed by the Act on Ownership and Other Real Rights (Zakon o vlasništvu i drugim stvarnim pravima) and administered by the Ministry of Justice and Public Administration (Ministarstvo pravosuđa i uprave).

Before a non-EU buyer can register ownership in the Croatian land registry, they must obtain written consent from the Ministry of Justice confirming that reciprocity exists and approving the specific purchase. This is not a formality — without the Ministry’s consent, the buyer cannot acquire legal ownership and the registration of the transfer will be refused, even if a purchase contract has been signed and payment made.

The Ministry of Justice maintains an official list of countries for which reciprocity has been confirmed. Most major non-EU countries with significant numbers of Croatian diaspora — including the United Kingdom and the United States — are on this list, though each application is assessed individually. Where reciprocity has not been confirmed, a Croatian company (d.o.o.) can often provide an alternative route (see below).

Country-by-Country: Can You Buy Property in Croatia?

United Kingdom

British citizens are now treated as non-EU nationals following Brexit. Croatia has confirmed reciprocity with the United Kingdom, which means UK buyers can purchase residential and commercial property in Croatia — but must first obtain Ministry of Justice consent. The application is submitted before the purchase is registered, and the process typically takes two to six months. UK buyers who already own property in Croatia purchased before Brexit are not affected; their existing ownership rights remain valid.

United States

US citizens can buy property in Croatia subject to the standard reciprocity and Ministry of Justice consent requirement. Reciprocity between Croatia and the United States is assessed at state level rather than federal level, given the structure of US property law. In practice, reciprocity is confirmed for residents of the vast majority of US states, and US citizens regularly purchase property in Croatia. Your Croatian lawyer will confirm your state’s reciprocity status as part of the application process.

Other Non-EU Countries

For buyers from other countries — including Canada, India, China, Russia, the UAE, South Africa, New Zealand, Australia and others — the starting point is to check whether Croatia has confirmed reciprocity with your home country. Reciprocity status can change over time as countries update their own property laws, so it is always worth verifying the current position with a Croatian lawyer before proceeding. If your country is not on the list, the Croatian company route is often available as an alternative.

Agricultural Land in Croatia: Special Rules for All Foreign Buyers

Agricultural land is one area where even EU citizens face restrictions. The Agricultural Land Act (Zakon o poljoprivrednom zemljištu) establishes a pre-emption rights regime under which Croatian agricultural organisations, local authorities and certain categories of farmers have priority over any buyer — including EU citizens — when agricultural land comes up for sale. Sellers must follow a specific notification procedure, and the land can only be purchased if no qualifying party exercises their pre-emption right.

For non-EU nationals, agricultural land cannot be purchased as an individual. The only available route is through a Croatian company (d.o.o.) that has a registered agricultural activity and the land is connected to that business. A personal investment vehicle registered as a d.o.o. without genuine agricultural operations would not qualify.

If you are considering purchasing agricultural land in Croatia, specialist legal advice is essential given the complexity of the procedure and the mandatory pre-emption notification process.

The Ministry of Justice Approval: How the Process Works

For non-EU buyers whose country has confirmed reciprocity with Croatia, the Ministry of Justice application is a mandatory step before ownership can be registered. Here is how the process typically works in practice:

1. Identify the property and conduct due diligence. Before any application is made, you should instruct a Croatian lawyer to carry out a land registry check and verify that the property has a clear title, no encumbrances, and all necessary permits. You can find out how to check property ownership in Croatia in our dedicated guide.

2. Sign a preliminary agreement (predugovor). A preliminary agreement is typically signed at this stage, with a deposit (kapara) of around 10% of the purchase price. The preliminary agreement will usually contain a condition that the main contract is subject to Ministry of Justice approval. Your lawyer will ensure this condition is correctly drafted to protect your deposit in the event approval is refused or delayed.

3. Prepare and submit the Ministry of Justice application. The application is submitted by your Croatian lawyer to the Ministry of Justice and Public Administration on your behalf. Required documents typically include a passport copy, details of the property (title deed extract, cadastral data), a statement of the purchase price and financing, and a power of attorney authorising your lawyer to represent you. Additional documents may be required depending on your nationality and circumstances.

4. Wait for the Ministry’s decision. The Ministry reviews the application and confirms whether reciprocity exists and consent is granted. The process typically takes between two and six months, though this can vary. During this period, the property is effectively reserved by the preliminary agreement.

5. Sign the main purchase agreement before a notary. Once consent is granted, the notarial sale contract is signed. This contract must include the clausula intabulandi — the seller’s explicit authorisation for the land registry transfer — and be certified by a Croatian notary.

6. Register ownership in the land registry. The final step is registration of ownership in the Croatian land registry (Zemljišne knjige). Your lawyer submits the application with the notarised contract and the Ministry of Justice consent decision. You will also need to obtain your OIB (Croatian personal identification number) before the registration can be completed — this is a requirement for all property buyers, regardless of nationality.

Buying Property in Croatia Through a Croatian Company (d.o.o.)

Non-EU nationals who cannot purchase property as individuals — because reciprocity has not been confirmed for their home country — can in many cases purchase through a Croatian limited liability company (društvo s ograničenom odgovornošću, or d.o.o.). A Croatian d.o.o. is a legal entity registered in Croatia and is not subject to the individual reciprocity requirement. The company can be wholly owned by a non-Croatian national.

Setting up a d.o.o. in Croatia typically takes one to two weeks and involves registration with the commercial court, obtaining the company’s OIB, and opening a corporate bank account. There are ongoing compliance obligations — including annual financial reporting and, depending on activity, VAT registration — that should be factored into the decision. The company will be subject to Croatian corporate income tax on any income generated by the property.

The company route is a legitimate and commonly used option, particularly for buyers from countries without confirmed reciprocity. However, it is not a universal solution: the d.o.o. route does not bypass the restrictions applicable to the maritime domain or other protected categories, and the agricultural land rules require a genuine agricultural business purpose rather than a property holding structure.

Whether a d.o.o. is the right approach depends on your situation — tax residency, intended use of the property, long-term plans and the country-specific reciprocity position. A Croatian lawyer can assess these factors and advise on whether the company route is appropriate and cost-effective for you.

Properties and Land That Foreign Buyers Cannot Purchase

Certain categories of property in Croatia are either restricted or unavailable to all foreign buyers, regardless of nationality:

Agricultural land (non-EU individuals): As described above, non-EU nationals cannot purchase agricultural land as individuals. The company route with genuine agricultural activity is the only available option.

Maritime domain (pomorsko dobro): The Croatian coast, beaches, seabed and a defined coastal zone form part of the maritime domain, which is considered general public property under Croatian law and cannot be privately owned by anyone — Croatian or foreign. Beachfront properties in Croatia are therefore sold as leasehold concessions rather than freehold ownership. This is an important distinction for buyers purchasing seafront land or plots. Your lawyer should confirm the land registry status of any coastal property before you proceed.

Protected nature areas: Property within national parks and certain strictly protected nature reserves is subject to additional restrictions. While ownership of private buildings within or adjacent to protected areas is not automatically prohibited, development and use rights are significantly restricted, and transactions involving such properties should always include specialised legal review.

Frequently Asked Questions

How Kontić Legal Can Help Foreign Property Buyers in Croatia

Buying property in Croatia as a foreigner involves more legal complexity than a standard domestic purchase — from verifying your country’s reciprocity status, to preparing a Ministry of Justice application, to ensuring the land registry title is clean and the contract is properly structured. At Kontić Legal, we act for foreign buyers throughout the entire process, from initial due diligence to final land registry registration.

Our services for foreign property buyers include: title and land registry due diligence, reciprocity status assessment, Ministry of Justice consent application, preliminary agreement and main contract drafting and review, OIB assistance, and post-purchase land registry registration. We work remotely and can handle the full process under a power of attorney, so you do not need to be physically present in Croatia for the transaction.

For buyers considering the Croatian company route, we can advise on company formation, the tax implications of holding property through a d.o.o., and whether this structure is appropriate for your situation. We also advise on selling inherited property in Croatia and other real estate matters for international clients.

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Inheriting a property in Croatia is one thing. Deciding to sell it — and actually being able to — requires a clear understanding of what must be in place legally before a sale can proceed, what taxes apply to the sale proceeds, and how to manage the entire process from abroad. Foreign heirs and members of the Croatian diaspora frequently find themselves in this position, and the path from inheritance to completed sale involves several distinct steps that must be taken in the right order.

This guide explains what needs to happen before you can sell inherited Croatian property, how Croatian capital gains tax applies to inherited property sales, what to do when there are multiple heirs with different intentions, and how the sale itself is structured under Croatian law.

Before You Can Sell: What Must Be in Place

A sale of inherited Croatian property cannot proceed until three things are in place: the Croatian probate proceedings are concluded, the heirs are registered as owners in the Croatian land registry, and each selling heir has a valid OIB. Attempting to sell before these steps are completed is not legally possible.

Completing the Croatian Probate Proceedings

The starting point is always the Croatian probate procedure (ostavinska rasprava), which establishes who the heirs are and in what shares they inherit the estate. The probate is conducted by a notary public acting as court commissioner, and it concludes with the issuance of an inheritance decision (rješenje o nasljeđivanju). Without this document, there is no legal basis to proceed with a sale.

If the deceased was habitually resident in another EU country, probate may have been conducted there, and the resulting foreign inheritance decision or a European Certificate of Succession can in many cases be used as the basis for the Croatian land registry step. For heirs of someone who lived outside the EU, Croatian probate proceedings are typically conducted in Croatia. For a full explanation of how Croatian probate works, see our guide on probate procedure in Croatia.

Land Registry Registration in Your Name

The inheritance decision establishes your rights as an heir, but it does not automatically make you the registered owner of the property in the Croatian land registry. A separate registration step is required to have your name entered in the land registry as the legal owner. Until this is done, the deceased person’s name remains on record, and no sale can be concluded — a buyer and their notary will verify ownership in the land registry before any transaction proceeds.

The registration is handled either ex officio by the notary who conducted the probate, or by a Croatian lawyer filing the application. In practice, following up with a lawyer to ensure the registration is completed without unnecessary delay is strongly recommended, particularly if you are planning to sell. For a guide to reading Croatian land registry records and understanding what the entries mean, see our post on how to check property ownership in Croatia.

OIB for Every Selling Heir

Every heir who is to be registered in the Croatian land registry — and every seller in a Croatian real estate transaction — must have a valid Croatian OIB (osobni identifikacijski broj). The OIB is required at both the probate stage and the sale stage: it must appear on the sale contract, the notarisation documents, and the land registry transfer application. Without an OIB, neither the land registry registration nor the sale can be completed. For foreign heirs, the OIB can be obtained remotely through a Croatian embassy or through a Croatian lawyer acting under power of attorney. See our full guide on how to get an OIB in Croatia as a foreigner.

Capital Gains Tax on Selling Inherited Property in Croatia

Whether the sale of your inherited Croatian property triggers Croatian capital gains tax depends primarily on how long ago the deceased died — not on how long ago the probate was completed or the land registry updated.

The Two-Year Exemption

Under Croatian personal income tax rules, income from the sale of real estate is exempt from capital gains tax if the property is sold more than two years after the date of acquisition. If you sell within two years of acquisition, the gain — the difference between the sale price and the acquisition price — is subject to Croatian capital gains tax at the applicable rate.

When Does the Two-Year Period Begin for Inherited Property?

This is a point that catches many foreign heirs by surprise, and it works in their favour. Under Croatian law, succession occurs automatically at the moment of death — the legal term is ipso iure. This means that for capital gains tax purposes, the date of acquisition of inherited property is the date of death of the deceased, not the date the inheritance decision was issued and not the date the land registry was updated.

In practice, this means that if someone died several years ago and the probate proceedings took a long time to complete, the two-year clock has been running from the date of death throughout. By the time the land registry is finally updated and you are in a position to sell, you may already be well past the two-year threshold — and the sale would be fully exempt from Croatian capital gains tax.

Transfer Tax: Who Pays?

The real estate transfer tax of 3% of the property’s market value is paid by the buyer, not the seller. As a selling heir, you are not liable for the transfer tax on the transaction — that cost falls to the person purchasing the property from you. The one exception is new construction subject to VAT, but inherited properties are almost never new builds in this sense.

The tax rules applicable to your specific sale — particularly if you are a non-resident selling Croatian property and have tax obligations in your country of residence as well — can be complex. Croatian capital gains tax obligations and home-country tax treatment should both be reviewed before proceeding. A Croatian lawyer or tax adviser can assist with the Croatian side of this analysis.

Selling When There Are Multiple Heirs

Inherited Croatian property frequently passes to more than one heir. When this happens, each heir owns an undivided share of the property as a co-owner. Selling the property requires the agreement and participation of all co-owners — one heir cannot sell the entire property, or their share in isolation, without the cooperation of the others.

When All Heirs Agree to Sell

If all heirs agree that the property should be sold, they sell jointly as co-owners. The sale contract is signed by all sellers, or by a single lawyer holding a power of attorney from each heir. The sale proceeds are distributed to the heirs in proportion to their respective inheritance shares. This is the straightforward path, and with proper coordination it can proceed smoothly even when heirs are spread across multiple countries.

When Heirs Cannot Agree

If some heirs wish to sell and others do not, or if heirs cannot agree on price or timing, the situation becomes more complex. A co-owner who wishes to exit has the option to sell their individual share to a third party, though in practice finding a buyer for an undivided share is difficult and the price achieved is typically lower than for a whole property.

Alternatively, any co-owner can initiate a court procedure for the division of the co-ownership (dioba suvlasništva). If the property cannot be physically divided — which is usually the case with a house or apartment — the court can order a compulsory sale of the entire property and distribution of the proceeds among the co-owners. This process is time-consuming and costly, and it is generally in all parties’ interests to reach an agreement before resorting to it.

Practical situations where this arises often involve heirs living in different countries with different financial circumstances and time pressures. Early legal advice on the options available to each co-owner — including the possibility of one heir buying out the others before selling to a third party — can prevent a dispute from escalating into litigation.

How the Sale of Inherited Property Works in Croatia

Once the probate is concluded, the land registry is updated, and the heirs have agreed to sell, the sale itself follows the standard Croatian real estate transaction process.

Pre-Sale Contract and Deposit

Croatian real estate transactions typically begin with a pre-sale contract (predugovor) under which the buyer pays a deposit — usually 10% of the agreed price — as a commitment to complete the purchase. This deposit is called kapara. If the buyer withdraws, they forfeit the deposit. If the seller withdraws, they must return double the deposit to the buyer. The pre-sale contract must be in writing; for foreign heirs selling remotely, it is signed under power of attorney.

The Main Sale Contract and Notarisation

The main sale contract must be concluded in writing and notarised by a Croatian notary public (javni bilježnik). The contract must contain a clausula intabulandi — the seller’s explicit authorisation for the land registry to transfer ownership to the buyer. Without this clause, or without the seller’s separate written consent to the transfer, the buyer cannot be registered as the new owner in the land registry regardless of whether the purchase price has been paid.

For a detailed explanation of what the main sale contract must contain and how the transaction proceeds from contract to land registry transfer, see our guide on the Croatian property purchase process.

Selling Remotely Under Power of Attorney

Foreign heirs are not required to travel to Croatia to sell the inherited property. A Croatian lawyer can be authorised by each selling heir under a notarised power of attorney to sign both the pre-sale contract and the main sale contract, attend the notarisation, and manage all administrative steps including the tax reporting obligation. The power of attorney must be notarised in the heir’s country of residence and in most cases accompanied by an apostille.

Where there are multiple heirs, each must provide a separate power of attorney. Coordinating these documents across multiple countries and time zones is part of the legal work involved, and having a single Croatian lawyer acting for all heirs significantly simplifies the process.

Frequently Asked Questions: Selling Inherited Property in Croatia

How Kontić Legal Can Help

Kontić Legal assists foreign heirs and diaspora families with the complete process of selling inherited Croatian property. We start where most clients start: with an estate that has not yet cleared all the legal prerequisites for sale. We complete the outstanding probate or land registry steps, obtain OIBs for all heirs who do not yet have one, and then manage the full sale transaction under power of attorney.

Where there are multiple heirs, we coordinate among all parties, prepare the necessary powers of attorney, and ensure the transaction proceeds efficiently regardless of where each heir is located. We review sale contracts, ensure the clausula intabulandi is correctly included and certified, and handle the post-sale tax reporting obligation to the Croatian Tax Administration.

For more information about our inheritance law practice, visit our Croatian inheritance lawyer page. For related guides, see our posts on Croatian inheritance law for the diaspora and the probate procedure in Croatia. To discuss your specific situation, use the contact form below.

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Croatia has become one of the most popular destinations in Europe for digital nomads and remote workers. A Mediterranean climate, affordable cost of living compared to Western Europe, EU membership, and a legal framework specifically designed for remote workers have made Croatia a serious option for anyone looking to work from somewhere new. Whether you are considering Zagreb for its year-round urban energy, Split for its Adriatic setting, or Zadar for its growing remote-work community, this guide covers what you need to know before you arrive — including the legal steps that most guides overlook.

Croatia introduced a dedicated temporary stay permit for digital nomads in 2021, and the framework has been updated since to become more attractive. This guide explains who qualifies, what documents are required, how to apply, what the tax position looks like, and what legal steps every digital nomad in Croatia should take from day one.

The Croatian Digital Nomad Permit: Who Can Apply

Croatia’s digital nomad permit is a temporary stay permit — not a traditional visa — and it is available only to third-country nationals: citizens of countries outside the European Union and the European Economic Area. EU and EEA citizens already have the right to live and work in Croatia freely under EU free movement rules and do not need a separate permit, though they do need to register their residence and take certain administrative steps.

The Core Eligibility Condition

To qualify, you must be employed by or working for a company or clients that are not registered in Croatia, and you must not perform work or provide services to employers or clients based in Croatia. This is a hard requirement. If you take on any work for a Croatian client — even a single project — you fall outside the scope of the permit and would need a different type of residence or work authorisation. The permit is designed for those whose income comes entirely from abroad.

Income Requirements

Applicants must demonstrate sufficient income to support themselves during their stay in Croatia. As of 2025, the minimum income threshold is €3,295 per month, evidenced by six months of bank statements or payslips. If you are bringing a spouse, unmarried partner, or minor children, the required income increases by 10% per accompanying family member.

As an alternative to demonstrating monthly income, applicants can show sufficient savings: at least €39,540 for a planned stay of up to 12 months, or at least €59,310 for an 18-month stay. The savings must be documented with bank statements covering the relevant period.

Permit Duration and Renewal

The Croatian digital nomad permit is issued for up to 18 months — extended from the original 12-month maximum in 2025. It cannot be renewed in Croatia directly: once the 18 months expire, you must spend at least six months outside Croatia before you can apply again. During the permit period, you are free to travel within the Schengen area, though Croatia’s specific Schengen arrangements should be checked depending on your nationality.

Documents Required for the Croatian Digital Nomad Permit

Gathering the required documents is the step where many applications run into problems. The list is specific and the formal requirements — apostilles, certified translations, document validity periods — are strictly applied.

• Valid passport — must remain valid for at least three months beyond the end of your intended stay, plus two passport-size photographs
• Completed application form for temporary stay (available from the Croatian Ministry of the Interior)
• Proof of income — six months of bank statements or payslips demonstrating the minimum monthly income threshold
• Proof of remote work — an employment contract with a foreign employer, or contracts and invoices demonstrating work for foreign clients
• Criminal record certificate from your home country and from any country where you have lived for more than one year immediately before the application — this must be apostilled and translated into Croatian by a certified court interpreter
• Proof of accommodation in Croatia — a lease agreement or, if you own property, a title deed; a specific Croatian address is required at the time of application
• Health insurance valid for the entire duration of the intended stay in Croatia

The criminal record requirement catches many applicants off guard. If you have lived in more than one country in the past year, you need a clean criminal record certificate from each of those countries — not just your country of citizenship. Each certificate must be apostilled and translated into Croatian. This process can take several weeks depending on the country involved, so it should be started early.

How to Apply: Step by Step

Applying from Outside Croatia

If you are not yet in Croatia, the application is submitted to the Croatian embassy or consulate in your country of residence. You submit all required documents, attend an interview if requested, and wait for the decision. If approved, you receive confirmation that allows you to enter Croatia and collect your biometric residence card.

Applying from Within Croatia

If you are already in Croatia on a valid short-stay visa or visa-free entry, you can apply at the police station (policijska uprava) responsible for the area where you intend to reside. You will need to have a Croatian address confirmed before submitting the application, which means signing a lease before you apply.

Once the permit is approved, you must register your temporary Croatian address at the local police station within three days of arrival or approval, by submitting form Obrazac 8a together with your lease agreement or booking confirmation. You then return to collect your biometric residence card.

Best Cities in Croatia for Digital Nomads

Croatia offers several distinct options for digital nomads, each with a different character. Your choice will depend on whether you prioritise year-round urban infrastructure, coastal lifestyle, community, or cost.

Zagreb

Zagreb is the capital and the most practical base for digital nomads who want consistency. It has the highest concentration of coworking spaces in Croatia, reliable high-speed internet across most of the city, well-developed public transport, and a lively café and restaurant scene that makes working from non-office spaces easy. The international community in Zagreb is larger and more established than in other Croatian cities, which matters for those who want to connect with other remote workers.

Zagreb is also the most affordable of the major Croatian cities for long-term accommodation, and it functions well year-round — unlike the coastal cities, it does not fluctuate between overcrowded summer tourist seasons and quiet winters. For those dealing with legal and administrative formalities — permit applications, OIB registration, lease reviews — Zagreb offers the most accessible infrastructure, including the largest number of English-speaking professionals and institutions.

Split

Split is Croatia’s second city and a major hub on the Dalmatian coast. It offers a compelling combination of historic architecture, proximity to the islands, and a growing digital nomad community. The best months for digital nomads in Split are spring and autumn — the shoulder seasons — when the city is liveable and beautiful without the extreme summer tourist pressure that makes accommodation expensive and the old town uncomfortably crowded.

Split has developed its coworking infrastructure significantly in recent years and has good transport connections, including an international airport and ferry routes to the islands and Italy. Accommodation costs are higher than Zagreb, particularly during the tourist season.

Zadar

Zadar has positioned itself deliberately as a digital nomad destination through the Digital Nomad Valley of Zadar initiative — a community designed to bring remote workers together and support them with local connections, events, and resources. It is smaller than Zagreb and Split, which makes the community feel more concentrated, and it is generally more affordable than Split for longer stays.

Zadar has an international airport with direct connections to several European cities, and its old town peninsula — compact, walkable, and overlooking the Adriatic — provides an exceptional quality of life for those who do not need the scale of Zagreb.

Dubrovnik

Dubrovnik is Croatia’s most internationally recognisable city and one of the most beautiful urban environments in Europe. For digital nomads, the reality is more nuanced: accommodation is significantly more expensive than anywhere else in Croatia, the summer tourist crowds are intense, and the city’s compact geography can feel limiting for longer stays. The spring and autumn months are when Dubrovnik works best as a base. Those who can manage the costs will find excellent connectivity, a scenic setting, and a functioning international community. It is a more realistic option for shorter stays within a longer Croatian itinerary rather than as a primary base.

Rijeka

Rijeka is Croatia’s largest port city and the least tourism-oriented of the major cities, which is precisely what makes it appealing to digital nomads looking for a quieter, more local experience at a lower cost. It has a distinct character — influenced by its history at the intersection of Italian and Croatian culture — and provides easy access to the Kvarner islands and the Istrian peninsula. Coworking infrastructure is more limited than in Zagreb or Split, but it is growing, and the lower cost of accommodation makes it an increasingly attractive option for longer stays.

Planning a Move to Croatia as a Digital Nomad?

Kontić Legal assists digital nomads and remote workers with the legal and administrative steps of setting up life in Croatia — from OIB registration and lease review to permit support and property purchase if you decide to stay longer. Contact us to discuss your situation.

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Legal Steps Every Digital Nomad in Croatia Should Take

Most digital nomad guides focus on the permit application and stop there. In practice, the permit is only the first step. Once you are living in Croatia, a number of legal and administrative tasks follow — and handling them correctly from the start avoids complications later.

Obtaining Your OIB

The OIB (osobni identifikacijski broj) is Croatia’s personal identification number, and you will need one for almost everything: opening a bank account, signing a lease, registering utilities, and dealing with any Croatian public authority. While the digital nomad permit application itself does not require an OIB, you will quickly find that daily life in Croatia is difficult without one.

The OIB can be obtained through the Croatian Tax Administration, either in person at a local office or through a Croatian embassy or consulate abroad before you arrive. The process requires your passport and proof of your connection to Croatia — in the case of digital nomads, the permit application or approval is typically sufficient. For a full explanation of the process, see our guide on how to get an OIB in Croatia as a foreigner.

Registering Your Address

Once you have a Croatian address, you are required by law to register it with the local police station. For digital nomad permit holders, this must be done by submitting a dedicated form along with your lease agreement. Address registration is not optional — it is a legal requirement, and it is what triggers issuance of the biometric residence card.

Reviewing Your Lease Agreement

Croatian residential lease agreements can vary significantly in quality and content. Some landlords — particularly those renting to foreigners — use agreements that are unbalanced, incomplete, or that contain provisions that would be unenforceable or disadvantageous under Croatian law. Having a Croatian lawyer review your lease before you sign ensures that the key terms are clearly defined: rent amount and payment terms, the deposit and conditions for its return, early termination provisions, utilities, and the landlord’s maintenance obligations.

For digital nomads signing leases that will form part of their permit application, the lease must also meet the formal requirements set by the Croatian Ministry of the Interior. A lawyer can confirm that it does before you submit your application.

If You Decide to Buy Property

A significant number of digital nomads who spend time in Croatia find themselves considering property purchase — either as a long-term base or as an investment. Croatia allows citizens of most countries to buy residential property, and the legal process is straightforward with the right assistance. For a detailed guide to the purchase process, see our post on buying property in Croatia as a foreigner and our step-by-step guide to the Croatian property purchase process.

Need Legal Help Setting Up in Croatia?

From OIB registration and lease review to permit support and property purchase, Kontić Legal provides English-language legal assistance to digital nomads and foreign nationals living in or moving to Croatia. Contact us to find out how we can help.

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Frequently Asked Questions: Digital Nomads in Croatia

I am an EU citizen. Do I need the digital nomad permit to live in Croatia?

No. EU and EEA citizens have the right to live and work in Croatia freely under EU free movement rules. You do not need a separate digital nomad permit. You will, however, need to register your residence if you plan to stay for more than three months, and you will need an OIB for most administrative and financial tasks. A Croatian lawyer can advise you on the registration steps applicable to your situation.

Can I work for Croatian clients while on the digital nomad permit?

No. The digital nomad permit requires that your work be performed exclusively for employers or clients that are not registered in Croatia. If you provide services to a Croatian client — even a single project — you fall outside the scope of the permit. In that case, you would need a different type of residence or work authorisation. If you are considering taking on Croatian clients alongside your foreign work, legal advice before doing so is strongly recommended.

Do I need to pay tax in Croatia on my remote work income?

Income earned from foreign employers or clients is exempt from Croatian personal income tax for digital nomad permit holders unde the Croatian Personal Income Tax Act. This means Croatia does not tax your remote work earnings during the permit period. However, your home country’s tax rules may still apply depending on your tax residency status and any applicable double taxation treaty. The interaction between Croatian and home-country tax rules depends on your specific nationality and circumstances and is worth reviewing before you arrive.

Can I bring my family on the digital nomad permit?

Yes. A spouse or unmarried partner and minor children can join you in Croatia under the digital nomad permit framework. Each accompanying family member increases the required minimum monthly income by 10%. Family members will need their own documentation and will need to register their residence separately. A Croatian lawyer can advise on the specific requirements for family reunification under the digital nomad permit.

Why do I need an OIB as a digital nomad in Croatia?

The OIB is Croatia’s personal identification number and is required for most administrative and financial transactions: opening a bank account, signing a lease, registering utilities, and dealing with any Croatian public authority. While the permit application itself does not require an OIB, life in Croatia without one is significantly more complicated.

How long does the application process take?

Processing times vary depending on where you apply and the workload of the relevant authority. Applications submitted at Croatian embassies or consulates can take several weeks. Applications submitted at a police station in Croatia while on a valid short-stay entry can sometimes be processed faster, though this also varies. Gathering the required documents — particularly apostilled criminal records from multiple countries — is often the most time-consuming step and should be started well in advance of your planned move.

Can I renew the digital nomad permit in Croatia?

The permit cannot be renewed without first leaving Croatia. Once your 18-month permit expires, you must spend at least six months outside Croatia before applying again. If you are planning a longer-term stay in Croatia after the permit period, there are other residence options that may be available depending on your circumstances — for example, if you establish a business in Croatia. A Croatian lawyer can advise on the options applicable to your specific situation.

Which city in Croatia is best for digital nomads?

Zagreb is the best year-round base for most digital nomads: the most coworking spaces, the most stable infrastructure, the most affordable long-term accommodation among the major cities, and the largest international community. Split and Zadar are excellent choices for those who prioritise the Adriatic setting, particularly in spring and autumn. Zadar has a specific digital nomad community initiative (Digital Nomad Valley of Zadar) that makes it particularly welcoming. Dubrovnik and Rijeka are worth considering for shorter stays or as part of a broader Croatian itinerary.

How Kontić Legal Can Help

Kontić Legal provides English-language legal services to foreign nationals living in or relocating to Croatia, including digital nomads and remote workers. We assist with the practical legal and administrative steps that arise from the moment you decide to make Croatia your base.

We help digital nomads obtain their OIB, review residential lease agreements before signing, and advise on the formal requirements that rental contracts must meet for permit applications. For those going through the permit process, we can advise on document requirements, review your file before submission, and assist with any issues that arise during the application.

For digital nomads who decide to put down deeper roots — whether by purchasing a property in Croatia or establishing a business presence here — we handle the full legal process. For more information about buying property in Croatia as a foreign national, see our guide to buying property in Croatia as a foreigner. To discuss your specific situation, use the contact form below.

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Thousands of people around the world find themselves unexpectedly inheriting property or assets in Croatia, whether as members of the Croatian diaspora, as descendants of Croatian emigrants, or simply as foreign nationals whose family member owned something here. These are cross-border successions: inheritance cases that involve more than one country’s legal system. The Croatian inheritance process is manageable, but it is not self-explanatory, and for heirs living outside the country it carries additional layers of complexity that are easy to underestimate.

This guide explains how Croatian inheritance law works for foreign heirs and diaspora families: what proceedings are required for Croatian real estate, how the Croatian probate process unfolds, what taxes are due, and how to handle the entire process without travelling to Croatia.

Inheriting Property in Croatia from Abroad: What Proceedings Are Required?

Croatian real estate cannot pass to heirs automatically. Regardless of where the deceased lived, transferring ownership of Croatian property to heirs always requires a formal legal step in Croatia — either Croatian probate proceedings, or the registration of a recognised foreign inheritance decision. Until this step is completed, the deceased person’s name remains in the land registry as the legal owner.

If the Deceased Lived in Another EU Country

Since August 2015, EU Regulation 650/2012 on succession governs cross-border inheritances within the European Union. When probate is conducted in another EU country — Germany, Austria, Italy, or any other member state — the resulting inheritance decision or a European Certificate of Succession can in many cases be used as the basis for the land registry application in Croatia, without the need for a separate Croatian probate proceeding. A European Certificate of Succession is a standardised document that heirs can obtain in the country where probate was conducted and present to Croatian authorities.

Whether a separate Croatian probate proceeding is required depends on the specific circumstances of the estate and how the Croatian land registry processes the foreign documentation. A Croatian lawyer can advise on the most efficient path for your specific situation and handle the land registry step on your behalf.

If the Deceased Lived Outside the EU

For diaspora members who lived outside the EU — in Canada, Australia, the United Kingdom, or elsewhere — Croatian probate proceedings are typically conducted in Croatia for the Croatian assets. A Croatian notary handles the case, issues an inheritance decision, and the heirs are subsequently registered in the Croatian land registry. This is the standard path for non-EU diaspora inheriting Croatian property, and it can be conducted entirely remotely through a lawyer acting under power of attorney.

Planning Ahead: Making a Croatian Will

For Croatian nationals living abroad, making a Croatian will that specifically addresses Croatian assets simplifies the process considerably for future heirs. Under EU Regulation 650/2012, Croatian nationals can also choose Croatian law to govern their estate, regardless of where they live. This can be an important planning tool, particularly when the family situation or the assets involved make the interaction between two legal systems complex.

If you are a Croatian citizen living abroad and own property in Croatia, taking legal advice on this point before drafting your will can prevent significant complications for your heirs.

Overview of Croatian Inheritance Law

Croatian inheritance law is governed primarily by the Inheritance Act (Zakon o nasljeđivanju). It distinguishes between testamentary succession (based on a will) and intestate succession (when no valid will exists).

Order of Inheritance Without a Will

If the deceased left no will, Croatian law divides heirs into inheritance orders. The first order consists of the surviving spouse and the deceased’s children, who inherit in equal shares. If a child has predeceased the testator, that child’s share passes to their own children, the testator’s grandchildren.

The second order consists of the deceased’s parents and surviving spouse. The third order covers siblings and their descendants. More distant relatives follow in subsequent orders. If no relatives are found within the legally defined orders, the estate passes to the Croatian state.

Forced Heirship

Croatian law protects certain heirs through the concept of forced share (nužni dio). Descendants, a surviving spouse, and parents who were dependent on the deceased cannot be entirely disinherited. Even if a will exists that attempts to exclude them, they are entitled to a minimum portion of the estate. For descendants and the surviving spouse, the forced share is one half of what they would have received under intestate succession. For parents, it is one third.

This protection applies regardless of where the heir is living and cannot be waived in advance. A foreign heir who suspects they have been excluded from a Croatian estate in violation of their forced heirship rights can challenge the will in Croatian probate proceedings.

The Croatian Probate Process

In Croatia, the probate process is called ostavinska rasprava. It is conducted by a notary public acting as a court trustee, under the supervision of the local municipal court. The process begins automatically once the court receives official notification of the death, typically through a death certificate submitted by the registry office or by the heirs themselves.

How the Process Begins

The notary assigned to the case notifies all known heirs and invites them to a probate hearing. Heirs are asked to present documents identifying their relationship to the deceased and to declare whether they accept or renounce the inheritance. The hearing can take place with heirs present in person, or with heirs represented by a lawyer under a power of attorney, which is the typical approach for heirs living abroad.

Accepting or Renouncing the Inheritance

Heirs have the right to accept the inheritance unconditionally, accept it under the benefit of inventory (limiting their liability for estate debts to the value of the assets inherited), or renounce it entirely. The decision to renounce must be made before the probate proceedings are concluded.

Accepting an inheritance unconditionally means the heir takes on any debts of the estate alongside the assets. If the deceased had significant liabilities, accepting under the benefit of inventory or renouncing may be the more prudent choice. A Croatian lawyer can advise on this before you make the declaration.

The Inheritance Decision

At the conclusion of the probate proceedings, the notary issues an inheritance decision (rješenje o nasljeđivanju). This document officially confirms who the heirs are and in what shares they inherit the estate. It is the foundational document for all subsequent steps, including updating the land registry and transferring ownership of any real estate.

Once issued, the inheritance decision can also be used to obtain a European Certificate of Succession, a standardised document recognised across EU member states that simplifies the administration of a cross-border estate.

Registering Inherited Property in the Croatian Land Registry

Obtaining the inheritance decision is not the final step. If the estate includes Croatian real estate, each heir must apply to the municipal court to have their share of the ownership registered in the land registry. Until this registration is completed, the deceased person’s name remains on record as the legal owner.

The application requires the inheritance decision, proof of identity, and payment of the land registry fee. A lawyer or notary submits the application on behalf of the heirs. In straightforward cases, the registration is completed within a few weeks of the application.

Foreign heirs who do not yet have a Croatian OIB (Personal Identification Number) will need one before they can participate in the probate proceedings or be entered into the land registry. The OIB is required for any person who appears in a Croatian official proceeding or register, which means it must be in place from the very start of the inheritance process. It can be obtained remotely through a Croatian embassy or via a lawyer acting under power of attorney. For a full explanation of the process, see our guide on how to get an OIB in Croatia as a foreigner.

For guidance on reading a Croatian land registry extract and understanding what the records show, see our guide on how to check property ownership in Croatia.

The Problem of Uncleaned Titles

One of the most common issues specific to the Croatian diaspora is inheriting property where the land registry title has not been updated for one or more generations. In Croatian, such property is sometimes informally called djedovina, meaning ancestral property that was never formally transferred through the legal system after earlier generations passed away.

In practice, this means that a property may still be recorded in the land registry under the name of a great-grandparent who died decades ago. Before the current heirs can be registered, the entire chain of succession must be formally established through retroactive probate proceedings for each generation. This process can be time-consuming and requires careful reconstruction of family records, but it is entirely manageable with proper legal assistance.

If you know or suspect that a family property in Croatia has not had its land registry records updated, taking legal advice early, before the situation becomes urgent, is strongly recommended. The longer the chain of unresolved successions, the more documents are needed and the more complex the process becomes.

Inheritance Tax and Transfer Tax in Croatia

Croatia’s tax treatment of inherited property is more favourable than in many other countries, particularly for close family members.

Direct-Line Heirs and Surviving Spouses Are Exempt

Heirs in the direct line — descendants such as children and grandchildren, and ancestors such as parents and grandparents — together with the surviving spouse, are exempt from both inheritance tax and real estate transfer tax on assets they inherit. This exemption applies regardless of the value of the estate and regardless of whether the heir lives in Croatia or abroad.

Inheritance Tax for Other Heirs

Heirs outside the first order, such as siblings, nieces and nephews, or more distant relatives, are subject to inheritance tax at a flat rate of 4% on the market value of movable assets, money, and securities they inherit. Inherited real estate is not subject to inheritance tax, but it is subject to real estate transfer tax at the standard rate of 3% of the market value, unless an exemption applies.

These rules apply equally to Croatian residents and foreign heirs. There are no additional taxes or surcharges for heirs living outside Croatia.

Documents Required from Foreign Heirs

Foreign heirs participating in Croatian probate proceedings typically need to provide the following documents:

• A valid identity document (passport or national identity card)
• Proof of the heir’s relationship to the deceased, such as a birth certificate or marriage certificate
• The death certificate of the deceased, if not already filed with the Croatian registry
• Any existing will or testamentary document

All foreign-language documents must be translated into Croatian by a certified court interpreter (sudski tumač) appointed by the Croatian Ministry of Justice. In many cases, foreign official documents must also be apostilled before they are accepted by Croatian authorities. A regular certified translation is not sufficient for this purpose.

For complex estates or situations where the chain of succession spans multiple generations, additional documents, such as older birth certificates, records from foreign registries, or archived Croatian documents, may be required. A lawyer familiar with cross-border inheritance cases can identify exactly what is needed for your specific situation.

Managing a Croatian Inheritance from Abroad

It is not necessary to travel to Croatia to participate in probate proceedings or to complete the land registry registration. Heirs living abroad can authorise a Croatian lawyer to represent them throughout the process using a notarised power of attorney.

With a power of attorney in place, the lawyer attends probate hearings on behalf of the heir, submits and receives documents, makes the declaration of acceptance or renunciation of inheritance, and handles the land registry application. The entire process can be conducted remotely, from the initial notification of death to the moment the heir’s name appears in the Croatian land registry.

The power of attorney must be notarised and, if signed outside Croatia, typically accompanied by an apostille. Your Croatian lawyer will provide the exact form of power of attorney required and advise you on how to have it executed in your home country.

Making a Croatian Will from Abroad

If you are a member of the Croatian diaspora with assets in Croatia, making a will that specifically addresses those assets can prevent significant complications for your heirs. A Croatian will avoids ambiguity about which law governs the Croatian assets, specifies your intentions clearly in a form recognised by Croatian authorities, and simplifies the probate process for your heirs.

A Croatian will can be made before a Croatian notary, or it can take the form of a holographic will, written entirely in your own handwriting, signed, and dated. A holographic will does not require notarisation to be valid under Croatian law, but notarial wills are generally more difficult to contest and easier to prove in probate proceedings.

If you have assets in multiple countries, coordinating your Croatian will with any wills or estate planning documents in your country of residence is advisable. Your Croatian lawyer can advise on the interaction between Croatian law and the law of your country of residence, including how to use the choice of law provision in the EU Succession Regulation to your advantage.

For more information about inheritance law services at Kontić Legal, including will drafting and probate representation, visit our dedicated page.

Frequently Asked Questions About Croatian Inheritance Law

How Kontić Legal Can Help

Kontić Legal advises members of the Croatian diaspora and foreign heirs on all aspects of Croatian inheritance law and cross-border succession. We start where many families start: by establishing exactly what the deceased owned in Croatia. Using the land registry, cadastre records, and other official sources, we identify all real estate and assets that form part of the Croatian estate, even when heirs are not sure what exists or where it is registered.

From there, we obtain the OIB for each heir, which is required before they can participate in the probate proceedings or be registered in the land registry. We then initiate and conduct the full probate process on your behalf: preparing all documentation, coordinating certified translations and apostilles for foreign documents, representing you at the probate hearing before the notary, and handling the land registry registration once the inheritance decision is issued. You do not need to travel to Croatia at any stage.

We also advise Croatian citizens living abroad who wish to plan ahead, including will drafting, choice of law analysis, and structuring ownership of Croatian assets in a way that minimises complexity for future heirs.

For more information about our inheritance law practice, visit our Croatian inheritance lawyer page. To discuss your specific situation, use the contact form below.

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Buying property in Croatia involves more legal steps than most buyers expect. The process is manageable, but each stage has specific requirements and legal consequences if done incorrectly. This guide walks you through every step, in order, from the initial ownership check to the moment your name appears in the Croatian land registry as the new owner.

Whether you are an EU or non-EU citizen, whether you plan to be present in Croatia or purchase remotely, the core legal process is the same. What changes are the timelines and a few additional requirements depending on your citizenship. Both are covered below.

Overview: How Long Does the Process Take?

For EU citizens purchasing a straightforward residential property with no encumbrances, the process from initial agreement to completed ownership registration typically takes between six and twelve weeks. For non-EU buyers who require Ministry of Justice approval, the timeline extends to four to six months, depending on the country of citizenship and how quickly documentation is prepared.

A significant portion of this timeline is administrative. The actual legal work of reviewing contracts, checking the land registry, and filing for registration can be completed much faster with proper preparation.

Step 1: Check the Legal Status of the Property

Before any agreement is signed or any money changes hands, a thorough check of the property’s legal status is essential. This is the step that most buyers underestimate and where most legal problems are discovered.

The check involves pulling the land registry extract (ZK izvadak) from the official Croatian land registry (zemljišna knjiga). This document contains three sheets. Sheet A describes the property itself. Sheet B identifies the legal owner. Sheet C lists any encumbrances, including mortgages, liens, easements, or pre-emption rights held by third parties.

Beyond the land registry, the cadastre record should be checked and compared against the land registry entry. A mismatch between the two is a common issue in Croatia, particularly for older properties, and it can complicate or delay ownership registration. You should also verify that any building on the property has been issued a use permit (uporabna dozvola), confirming it was legally built and approved.

For a detailed explanation of what a land registry extract contains and what warning signs to look for, see our guide on how to check property ownership in Croatia.

Step 2: Obtain Your OIB

No property transaction in Croatia can proceed without an OIB, the Croatian Personal Identification Number. Every buyer must have one before any contract is signed or authenticated before a notary.

The OIB is issued by the Croatian Tax Administration free of charge. EU citizens can apply in person at a Croatian tax office, by email, or through a Croatian embassy abroad. Non-EU citizens follow the same process. A Croatian lawyer can also obtain your OIB on your behalf using a notarised power of attorney, which is particularly useful if you are purchasing remotely.

For a complete guide to the OIB application process for individuals and foreign companies, see how to get an OIB in Croatia as a foreigner.

Step 3: Sign the Pre-Contract and Pay the Deposit

Once the legal checks are satisfactory and the price is agreed, the next step is typically a pre-contract (predugovor). This is a legally binding preliminary agreement that commits both the buyer and the seller to the transaction on agreed terms.

The pre-contract is not legally mandatory in Croatia, but it is strongly recommended. It locks in the purchase price, the payment schedule, the handover date, and any conditions specific to the transaction. It also protects you during the period between the initial agreement and the signing of the final contract, which can take several weeks.

At the time of signing the pre-contract, a deposit known as kapara is paid, typically 10% of the agreed purchase price. The kapara has specific legal consequences. If the buyer withdraws from the transaction, the seller keeps the deposit. If the seller withdraws, they are required by law to return double the deposit to the buyer. This makes the pre-contract a meaningful financial commitment for both parties.

The pre-contract should be drafted or reviewed by a lawyer before signing. Sellers or real estate agents may present standard templates, but these are not always balanced in favour of the buyer. A lawyer will check the terms carefully and identify any clauses that could expose you to risk.

Step 4: Sign the Main Purchase Contract

The main purchase contract (ugovor o kupoprodaji) is the central legal document in the transaction. It sets out the full terms of the sale: the exact description of the property, the agreed purchase price, payment terms, conditions of handover, representations and warranties from the seller, and any special conditions.

Croatian law does not prescribe a standard form for property purchase contracts, which means the content depends entirely on what the parties agree and what the drafting lawyer includes. This is another reason why having an independent lawyer review or draft the contract on your behalf is important. A contract prepared solely by the seller’s representative will not necessarily protect your interests as a buyer.

The contract must include or be accompanied by a clausula intabulandi, which is a declaration by the seller explicitly authorising the transfer of ownership in the land registry. Without this clause, the land registry court will not process the ownership transfer, regardless of what the purchase contract says. This is one of the most commonly misunderstood requirements in Croatian property transactions.

Step 5: Notarisation

For the land registry to accept the ownership transfer, the seller’s signature on the purchase contract must be certified by a Croatian notary public (javni bilježnik). This is a legal requirement, not a formality. An uncertified signature will result in the land registry court rejecting the application for ownership registration.

The notary does not review the fairness of the contract terms or protect the buyer’s interests. The notary’s role is to verify the identity of the signatory, confirm the signature is genuine, and certify the document formally. This is an important distinction: notarisation confirms the signature is real, not that the contract is legally sound for the buyer.

A separate question is whether the buyer also needs to appear before a notary. In many transactions, the buyer’s signature is also notarised for procedural completeness, but the strict legal requirement applies to the seller’s signature on the clausula intabulandi.

Step 6: Pay the Real Estate Transfer Tax

Once the purchase contract is signed and notarised, the notary is required by law to notify the Croatian Tax Administration within 30 days. The Tax Administration will then issue a real estate transfer tax assessment.

The real estate transfer tax rate in Croatia is 3% of the market value of the property at the time of purchase. The tax is paid by the buyer. Note that the Tax Administration may assess the property’s value independently, and if their valuation differs from the agreed purchase price, the tax will be calculated on the higher of the two figures.

If you are purchasing a newly built property directly from a developer who is registered for VAT, the transaction is subject to VAT rather than the transfer tax. In that case, the transfer tax does not apply.

Since 2025, Croatia also levies an annual property tax on owners of residential properties not used as a primary residence. The rate is set by each municipality and ranges from 0.6 to 8 euros per square metre per year. This is a recurring annual cost to factor into your ownership budget, separate from the one-time transfer tax.

Step 7: Register Ownership in the Land Registry

The final and decisive step is the registration of ownership in the Croatian land registry. Until this step is completed, the buyer is not the legal owner of the property, regardless of what the purchase contract says and regardless of whether payment has been made.

The application for ownership registration is submitted to the municipal court responsible for the area where the property is located. The application must include the purchase contract with notarised signature and the clausula intabulandi. If all documents are in order, the court issues a decision recording the new owner in Sheet B of the land registry extract.

It is strongly recommended that a lawyer, rather than a notary, handles the land registry registration. While notaries in Croatia gained the ability to file land registry applications relatively recently, lawyers have significantly more experience with the requirements and with resolving any issues that arise during processing.

There is no strict statutory deadline within which a buyer must file for registration, but prompt filing is important. Until the registration is complete, the previous owner remains on record as the legal owner and could theoretically create additional encumbrances on the property.

Additional Step for Non-EU Buyers: Ministry of Justice Approval

Non-EU citizens must obtain approval from the Croatian Ministry of Justice before they can acquire property in Croatia. This requirement does not apply to EU citizens, who can purchase freely.

The Ministry checks whether a valid reciprocity agreement exists between Croatia and the buyer’s country of citizenship. If reciprocity is confirmed, approval is typically granted. The process takes between two and four months, and in some cases longer, depending on the country of citizenship and the Ministry’s workload.

There are two ways to structure the timeline. Some buyers sign the pre-contract first and then apply for Ministry approval while the main contract is being prepared. Others apply for approval before signing any agreement. The first approach is faster but carries a risk if approval is delayed or denied. A lawyer can advise on the best approach for your specific situation.

For a detailed breakdown of the non-EU rules and citizenship-specific requirements, see our guide on buying property in Croatia as a foreigner.

Can You Buy Property in Croatia Remotely?

Yes. It is entirely possible to complete a Croatian property purchase without being physically present for every step. This is done through a notarised power of attorney (punomoć) that authorises a Croatian lawyer to act on your behalf. With a properly drafted power of attorney, your lawyer can sign the pre-contract, sign the main purchase contract, appear before the notary, pay the transfer tax, and file the land registry application, all without you needing to travel to Croatia.

A general power of attorney is not sufficient for this purpose. The document must specifically authorise each action it covers. Croatian notaries and land registry courts are strict about the scope of authorisation, and a document that does not explicitly grant a specific power will not be accepted.

The power of attorney itself must typically be notarised and, if signed outside Croatia, accompanied by an apostille. A Croatian lawyer familiar with remote purchases will prepare the exact document you need and advise you on how to have it signed and apostilled in your home country.

Summary of Purchase Costs

Beyond the purchase price itself, buyers should budget for the following costs:

• Real estate transfer tax: 3% of the market value, paid by the buyer. If the agreed purchase price is below the Tax Administration’s assessed market value, the tax is calculated on the higher figure. For new-build properties purchased directly from a VAT-registered developer, the transaction is subject to Croatian VAT (25%) instead of the transfer tax.
• Notary fees: charged according to a regulated tariff based on the transaction value. The exact amount depends on the scope of the engagement.
• Land registry court fee: a modest administrative fee for the ownership registration application.
• Lawyer fees: vary depending on the scope of services and the transaction value; typically calculated as a percentage of the purchase price, subject to VAT.
• Real estate agent commission: if you are purchasing through an agency, the commission is typically 2 to 3% of the purchase price plus VAT, payable by the buyer. Many foreign buyers work directly with a Croatian real estate lawyer instead, who conducts the legal due diligence, reviews contracts, and manages the full transaction, often for a comparable or lower total cost, with the added protection of independent legal representation.

Frequently Asked Questions About Buying Property in Croatia

How Kontić Legal Can Help You Buy Property in Croatia

Kontić Legal advises foreign buyers throughout the full property purchase process in Croatia. Our work covers the initial land registry and ownership check, contract drafting and review, notarial coordination, tax registration, and ownership registration at the land registry. We also represent buyers who are purchasing remotely, handling every step under power of attorney.

If you are at the start of your search, we can advise you on what to look for before committing to a property. If you have already agreed on a price and are moving towards signing, we can step in at any point to ensure the remaining steps are handled correctly.

For more background on the Croatian real estate market and buyer rights, see our guides on buying real estate in Croatia and buying property in Croatia as a foreigner. For legal services overview, visit our real estate legal services page.

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Before you can buy property, open a bank account, sign a contract, or register a company in Croatia, you need one thing: an OIB. It is a mandatory first step for virtually every legal and financial activity in the country, yet the process trips up many foreigners who arrive unprepared or submit the wrong documents.

This guide covers everything you need to know about obtaining an OIB in Croatia, whether you are an individual planning to purchase real estate, a foreign company setting up operations, or anyone with any kind of legal or financial tie to Croatia.

What Is OIB?

OIB stands for osobni identifikacijski broj, which translates as Personal Identification Number. It is an 11-digit number assigned by the Croatian Tax Administration (Porezna uprava) to every person and legal entity that has any legal, tax, or administrative connection to Croatia.

The number is permanent and unique. Once assigned, it never changes, regardless of your name change, marital status, or citizenship. Think of it as the Croatian equivalent of a Social Security Number in the United States or a National Insurance Number in the United Kingdom.

OIB is not just a tax number. It serves as a universal identifier across Croatian public administration, land registry, courts, banks, and notaries. Without it, you cannot:

• Purchase or transfer real estate in Croatia
• Register a company or branch office
• Open a Croatian bank account
• Sign a contract before a notary
• Apply for a residence permit
• Become a director or shareholder of a Croatian company
• Collect a debt or participate in court proceedings

Who Needs an OIB in Croatia?

Croatian law requires an OIB for any person or entity that incurs tax liability in Croatia, acquires assets on Croatian territory, or is entered into any official Croatian register. In practice, this covers a very wide range of foreigners, including those who have no intention of living in Croatia long-term.

Individuals

Any foreign national who needs to carry out a legal transaction in Croatia requires an OIB. EU citizens and non-EU citizens alike must apply through the same process. There is no fee, and the application is straightforward, provided you have the right documents.

Common situations that trigger the need for an OIB as an individual include buying or inheriting property, taking on employment or self-employment, opening a bank account, registering a vehicle, and applying for any type of Croatian residence permit. If you are buying real estate, your Croatian real estate lawyer will typically arrange the OIB as the very first step before any pre-contract or purchase agreement is signed.

Foreign Legal Entities

Foreign companies and other legal entities also require an OIB any time they have a legal or tax footprint in Croatia. This includes foreign companies that are buying commercial property, establishing a branch or subsidiary, signing contracts with Croatian partners, or being named as shareholders in a Croatian company.

For legal entities, the OIB also serves as the VAT identification number. When a foreign company registers for VAT in Croatia, it does so under its OIB.

How to Get OIB in Croatia as an Individual: Four Ways

The Croatian Tax Administration offers four ways to apply for an OIB. The right option depends on whether you are currently in Croatia and how quickly you need the number.

Option 1: In Person at the Tax Office

This is the most straightforward method. You visit any regional Tax Administration office in Croatia and present a valid identity document. For EU citizens, a national identity card or passport is sufficient. For non-EU citizens, a passport with proof of citizenship is required.

You fill out the OIB application form on the spot. Staff will process the application and, in most cases, issue the OIB the same day or within a few days. The process is free of charge.

Option 2: By Email

If you prefer not to visit a tax office in person, scan your completed application form and your valid identity document, then send them to [email protected]. The Tax Administration is required to process OIB applications within eight working days. In practice, email applications are often processed faster.

Option 3: Through a Croatian Embassy or Consulate

If you are still outside Croatia, you can submit your OIB application at any Croatian diplomatic mission, meaning a Croatian embassy or consulate in your home country. The embassy forwards the application to the Tax Administration in Zagreb. This is useful for non-EU citizens who want their OIB ready before they travel to Croatia for a property purchase or other legal transaction.

Option 4: Through a Lawyer (Power of Attorney)

The option that many foreigners overlook is authorising a Croatian lawyer to obtain the OIB on your behalf via a notarised power of attorney. This is particularly practical if you cannot travel to Croatia, if you want to start the legal process before your arrival, or if you are managing multiple administrative steps at the same time.

With a power of attorney in place, your lawyer handles the entire OIB application as well as the subsequent legal steps, whether that is a property purchase, company formation, or another legal matter. This approach saves time and eliminates the risk of submitting incorrect or incomplete documents.

How to Get OIB for a Foreign Company or Legal Entity

The process for foreign legal entities is more complex than for individuals and requires careful preparation of documentation. Errors in this process frequently cause delays of several weeks.

Required Documents for Foreign Companies

A foreign legal entity must submit the following to the Croatian Tax Administration:

• A completed OIB application form for legal entities
• An official extract from the company’s national commercial register
• The company’s deed of establishment or articles of association might be required
• A power of attorney if the application is submitted by a representative rather than the company’s legal representative

The Apostille and Sworn Translation Requirement

This is the step that causes the most confusion and the most delays. Any official document issued by a foreign authority must be authenticated with an apostille before it is accepted in Croatia. An apostille is a standardised certificate issued by the competent authority in the country where the document was issued, confirming that the document is genuine.

In addition to the apostille, all documents in a language other than Croatian must be translated into Croatian by a certified court interpreter (sudski tumač). This is a formal legal requirement. A regular certified translation is not sufficient. The translation must be carried out by a court interpreter officially appointed by the Croatian Ministry of Justice.

This means that a company extract from a German, Austrian, British, or American commercial register must be apostilled in the country of origin and then translated by a Croatian court interpreter before the Tax Administration will accept it. Because sourcing a certified court interpreter and managing the apostille process remotely can be time-consuming and error-prone, this is one of the situations where engaging a Croatian lawyer from the start makes the most practical sense.

How Long Does It Take to Get an OIB?

By law, the Croatian Tax Administration must process OIB applications within eight working days. In practice, in-person applications at a tax office are often resolved faster, sometimes on the same day. Email applications typically take between two and five working days.

For foreign legal entities, the timeline depends almost entirely on how quickly the required documents are prepared. Once the complete documentation is submitted, the eight-day processing window applies. However, if documents are rejected and resubmitted due to missing apostilles or incorrect translations, the total timeline can extend significantly.

Common Mistakes That Delay Your OIB

The OIB application process is not complicated in theory, but a number of recurring errors slow things down in practice.

The most common issue for individuals is presenting a document that is expired or does not confirm citizenship clearly enough. The Tax Administration requires that the document both identifies you and confirms your nationality. A residence card from another country may not be sufficient on its own.

For legal entities, the most frequent problem is submitting a company register extract without an apostille, or with a translation that was not done by a certified court interpreter. The Tax Administration is strict about both requirements and will reject incomplete applications.

Another recurring issue is submitting an application form that is incomplete or incorrectly filled out. The form requires specific data fields for legal entities, including the company’s identification number, legal form, registered name, and registered address, all formatted exactly as they appear in the home-country register.

OIB Is Just the First Step

For most foreigners, the OIB application is not an end in itself. It is the first administrative step in a larger legal process, and understanding what comes next is just as important as getting the number itself.

If you are buying property in Croatia, the OIB is needed before a notary can authenticate any contract. Your lawyer will typically obtain it at the very start of the transaction, alongside ordering the land registry extract to verify ownership and encumbrances.

If you are setting up a company in Croatia, the OIB is required for every founder, director, and shareholder, as well as for the company itself once registered. Foreign founders need their individual OIB before company registration can begin.

If you are applying for a Croatian residence permit, the OIB is part of the initial documentation package. It is also required to register your address with the local municipality.

In each of these scenarios, having an experienced Croatian lawyer coordinate the OIB alongside the main legal process, rather than treating them as separate tasks, saves time and prevents the common situation where a transaction stalls because a basic administrative requirement was overlooked.

Frequently Asked Questions About OIB in Croatia

How Kontić Legal Can Help with Your OIB

Obtaining an OIB is rarely the only thing on a foreigner’s agenda in Croatia. It typically arrives as the first item on a longer list, whether that list involves a property purchase, company registration, or relocation. Handling the OIB as part of a complete legal mandate, rather than as a standalone administrative task, is almost always more efficient.

At Kontić Legal, we obtain OIBs for individual clients and foreign legal entities as part of our broader legal services. We prepare and submit the application, coordinate any required apostilles and certified translations, and make sure the number is in place before any transaction or registration process begins.

If you have any doubt about the process, the documents required, or how the OIB fits into your larger plans in Croatia, contact us for a consultation.

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Buying property in Croatia as a foreigner is entirely possible, and many international buyers successfully complete transactions each year. The legal framework is clear, the land registry system is public, and Croatia’s EU membership has made the process significantly more accessible for buyers from European countries. At the same time, the rules differ depending on where you are from, what type of property you want to buy, and how the transaction is structured.

This guide covers everything a foreign buyer needs to understand before starting the process: who can buy, what approvals may be required, what the legal steps involve, what taxes and costs to expect, and where the most common problems arise. If you are at an earlier stage and want a broader overview of the purchase process itself, our guide on buying real estate in Croatia provides useful additional context.

Can Foreigners Buy Property in Croatia?

Yes, foreigners can buy property in Croatia, but the conditions depend on the buyer’s nationality and on the category of property being purchased. The legal position for EU and EEA citizens is straightforward. For nationals of countries outside the EU and EEA, additional requirements apply.

The key distinction in Croatian property law is between EU/EEA nationals and third-country nationals. This distinction affects whether you can buy freely, whether you need prior ministerial approval, and whether certain types of land are available to you at all. Understanding which category applies to your situation is the starting point for any property purchase in Croatia.

EU and EEA Citizens: Buying Property in Croatia Without Restrictions

If you are a citizen of an EU or EEA member state, you can purchase most types of real estate in Croatia under the same conditions as Croatian citizens. No prior approval from any government authority is required. This position has been in place since Croatia’s EU accession and reflects the fundamental freedoms of the European internal market.

This means that buyers from Germany, Austria, the Netherlands, France, Sweden, and all other EU and EEA countries can proceed directly to the purchase process without obtaining any preliminary consent from Croatian authorities. The same applies to Swiss nationals and citizens of Norway, Iceland, and Liechtenstein under applicable bilateral arrangements.

The practical steps for EU buyers are the same as for any property purchase in Croatia: obtaining an OIB, conducting legal due diligence, signing the purchase agreement, and registering ownership in the land register. Our overview of the real estate purchase process in Croatia explains these steps in detail.

Non-EU Nationals: Reciprocity and Ministry of Justice Approval

If you are a national of a country outside the EU and EEA, the position is more nuanced. Croatia applies a reciprocity principle for property purchases by third-country nationals: citizens of countries whose laws permit Croatian nationals to acquire real estate may also acquire real estate in Croatia.

What Is the Reciprocity Principle?

Reciprocity in this context means that Croatia grants foreign nationals the right to buy property to the same extent that their home country grants that right to Croatian nationals. If your country allows Croatians to buy property freely, Croatia will generally allow you to buy property in Croatia.

For US citizens, reciprocity is presumed to exist at the federal level, though in practice it is assessed on a state-by-state basis given the decentralised nature of US property law. For citizens of the United Kingdom, Canada, Australia, and many other non-EU countries, reciprocity agreements are generally in place, but the specific position should always be verified before a purchase is committed to.

The Ministry of Justice Approval Process

Even where reciprocity exists, third-country nationals must obtain formal consent from the Croatian Ministry of Justice before they can complete a property purchase. This is not a discretionary approval in most cases where reciprocity is established, but it is a mandatory procedural step that takes time.

The application is submitted to the Ministry of Justice and must include documentation about the applicant, the property, and the proposed transaction. Processing times vary but can range from two to six months in practice. This timeline needs to be factored into the transaction structure from the outset, particularly when agreeing on the timeframe for signing the main contract and completing payment.

During the approval period, it is common for the parties to enter into a preliminary agreement that is conditional on the Ministry’s consent. The structure of this preliminary arrangement needs to be carefully handled to protect the buyer’s position and deposit during the waiting period.

Countries Without Reciprocity

Not all non-EU countries have reciprocity arrangements with Croatia. Where no reciprocity exists, direct personal ownership of real estate in Croatia may not be available to nationals of that country. In such cases, purchasing through a Croatian company is sometimes considered as an alternative approach, though this route involves its own legal and tax considerations.

What Types of Property Can Foreigners Buy in Croatia?

The type of property matters as much as the buyer’s nationality. Even for EU citizens, certain categories of Croatian land are subject to restrictions.

Agricultural land in Croatia has historically been subject to restrictions for non-Croatian buyers. Since July 2023, EU citizens can purchase agricultural land under applicable conditions, but for third-country nationals, direct personal ownership of agricultural land remains generally unavailable. Purchase through a Croatian company is one route sometimes used in this context.

Forest land, properties in protected natural areas, and cultural monuments are subject to separate restrictions that apply regardless of the buyer’s nationality. These categories require specific legal assessment before a purchase is attempted.

Apartments, houses, commercial properties, and building land in urban and coastal areas are generally accessible to EU nationals without restriction and to non-EU nationals subject to reciprocity and ministry approval. These represent the vast majority of transactions involving foreign buyers.

Getting Your OIB: The First Practical Step

Every foreign buyer in Croatia will need a Croatian personal identification number, known as an OIB (osobni identifikacijski broj). The OIB is required for the purchase agreement, for tax registration, for land registry transactions, and for most administrative processes connected with property ownership in Croatia.

EU citizens can obtain an OIB through the Croatian Tax Administration, either in person at a local office or through a Croatian diplomatic mission abroad. Non-EU nationals can also apply through these channels, and in many cases, a Croatian lawyer acting under a power of attorney can obtain the OIB on the buyer’s behalf, which is particularly useful for buyers completing the transaction remotely.

The Legal Process for Foreign Buyers: Step by Step

1. Confirm Your Eligibility to Purchase

Before anything else, confirm whether you can purchase the specific type of property you are interested in. For EU nationals, this is usually straightforward. For non-EU nationals, this means verifying whether a reciprocity arrangement exists between your country and Croatia, and whether the property category you are considering is available to you.

2. Obtain Your OIB

Apply for your Croatian tax identification number. This can often be arranged early in the process and does not require you to be physically present in Croatia if a properly authorised representative is handling it on your behalf.

3. Engage a Property Lawyer and Begin Due Diligence

Legal due diligence should begin before any financial commitment is made. This covers ownership verification, land registry review, encumbrances, building legality, use permits, and the alignment between legal records and the physical situation of the property. Our separate guide on how to check property ownership in Croatia explains what the land registry shows and what red flags to look for.

4. Apply for Ministry of Justice Approval (Non-EU Buyers)

If you are a non-EU national and reciprocity is established, the application for ministerial consent should be submitted early so that the approval process runs in parallel with the other preparation steps. Your lawyer will prepare and submit the application on your behalf and manage correspondence with the Ministry.

5. Sign the Pre-Contract

Where a deposit is to be paid before the main contract is signed, a pre-contract formalises the arrangement and protects both parties. For non-EU buyers, the pre-contract should be structured to account for the pending ministerial approval and should clearly set out what happens to the deposit if approval is delayed or refused.

6. Sign the Sale and Purchase Agreement

The main agreement must cover the parties, the property, the price, payment terms, possession handover, seller obligations, tax matters, and the registration consent. The seller’s signature must be notarised for land registry purposes. The contract should be tailored to the specific transaction and should not be treated as a standard template.

7. Register Ownership in the Land Register

Completion of a property purchase in Croatia requires registration of ownership in the land register (zemljišna knjiga). The contract alone is not sufficient to establish full legal ownership. Registration is the final and legally essential step that confirms your title and protects it against third parties.

Taxes and Costs When Buying Property in Croatia as a Foreigner

Real Estate Transfer Tax

In most transactions involving existing (resale) property, the buyer pays real estate transfer tax at a rate of 3% of the property’s market value as assessed by the Croatian Tax Administration. This is the primary tax cost in a standard residential purchase and applies equally to Croatian nationals and foreign buyers.

Where the seller is a VAT payer and the transaction involves newly built property, VAT applies instead of transfer tax. The two taxes are mutually exclusive: only one applies in any given transaction, depending on the nature of the sale and the seller’s status.

Annual Property Tax (from 2025)

A significant change took effect in Croatia in 2025. The former holiday home tax was replaced by a broader annual property tax that applies to residential real estate not used as a primary residence. The tax is set by individual municipalities and ranges from 0.60 to 8.00 euros per square metre per year, depending on the location and classification of the property.

For foreign buyers purchasing a holiday home or an investment property in Croatia, this annual tax is now a relevant ongoing cost to factor into the financial planning for the purchase. The applicable rate will depend on the municipality where the property is located.

Other Transaction Costs

In addition to taxes, a buyer should budget for legal fees, notary costs related to signature certification, land registry fees, translation or certification costs if foreign documents are involved, and agency commission where an agent has been used. The total transaction costs beyond the purchase price are typically in the range of 4 to 6% of the purchase price, depending on the specific circumstances.

Buying Property in Croatia Through a Croatian Company

Some foreign buyers consider purchasing property through a Croatian company rather than in their personal name. This approach is sometimes used by investors, buyers of agricultural land where personal ownership is restricted, or those with specific tax and exit strategy considerations.

A Croatian company can generally acquire real estate in Croatia without the nationality restrictions that apply to individual buyers. For non-EU nationals who face significant delays or uncertainty in the Ministry of Justice approval process, purchasing through a Croatian entity may offer a more predictable route in certain cases.

However, this approach introduces additional legal, tax, and administrative considerations. Operating a Croatian company involves ongoing compliance obligations, accounting requirements, and tax reporting. The overall structure needs to be assessed carefully against the actual investment goals and exit plans of the buyer.

More information on setting up a legal entity for property investment is available on our Company Formation in Croatia page, and on the broader Commercial Real Estate services page.

Can Buying Property in Croatia Lead to Croatian Residency?

Property ownership in Croatia does not automatically confer any right of residence. Owning a home or apartment in Croatia does not, on its own, entitle a foreign national to live in the country beyond the periods permitted by their existing visa or entry conditions.

That said, property ownership is often part of a broader relocation plan, and several residence pathways are available to foreign nationals who wish to spend more time in Croatia. These include temporary residence permits based on various qualifying grounds, the Digital Nomad residence scheme for remote workers, and longer-term options such as permanent residency.

For buyers who intend to spend extended periods in Croatia after purchasing, planning the residence side of the move at the same time as the property transaction is strongly advisable. The two processes are separate but benefit from being coordinated from the outset.

Common Mistakes Foreign Buyers Make When Buying Property in Croatia

Most problems in foreign property purchases in Croatia are avoidable. The following are the issues that arise most frequently in practice.

Paying a Deposit Before Legal Review

One of the most common mistakes is paying a reservation deposit or signing a preliminary agreement before any legal review of the property has taken place. By the time due diligence reveals a problem, the buyer has already committed financially and the negotiating position has changed.

Not Verifying Co-ownership

Properties in Croatia are frequently co-owned, particularly those that have passed through inheritance. A seller who presents themselves as the sole owner may legally be only one of several co-owners, and a purchase without the consent of all co-owners is legally problematic. Checking the land register before signing anything is essential.

Relying on the Agent as the Only Adviser

Real estate agents in Croatia represent the transaction, not the buyer’s legal interests. An agent’s incentive is to complete the sale. Independent legal advice from a property lawyer who acts exclusively for the buyer is a different and necessary function that an agent cannot fulfil.

Ignoring Building Legality

A property that physically exists and is occupied does not automatically have all the permits it should have. Unauthorised construction is a known issue in Croatia, particularly in coastal areas and for older properties. Buying a property with unresolved legality issues transfers those problems to the new owner.

Underestimating the Ministry Approval Timeline

Non-EU buyers who do not account for the Ministry of Justice approval timeline in the transaction structure sometimes find themselves in a difficult position when the approval takes longer than expected and the seller is no longer willing to wait. Proper structuring of the pre-contract stage addresses this risk.

Treating Land Registry Registration as Optional

Some buyers, particularly those accustomed to property systems in other countries, assume that signing the contract and paying the price completes the transaction. In Croatia, land registry registration is the legally essential final step. Without it, the buyer’s ownership is not fully protected under Croatian property law.

Why Foreign Buyers Need a Property Lawyer in Croatia

The case for legal representation is stronger for foreign buyers than for domestic ones. A foreign buyer is typically less familiar with Croatian administrative practice, may be relying on translated or interpreted information, and is often completing the transaction remotely without being present in Croatia for every step.

A property lawyer in Croatia acting for a foreign buyer manages the due diligence, prepares or reviews the contracts, handles the OIB process, coordinates with the notary, manages any Ministry of Justice application where required, and ensures that the land registry registration is completed correctly. They also serve as the buyer’s point of contact with all Croatian parties and authorities throughout the process.

Remote representation through a power of attorney means that a foreign buyer can complete the entire transaction without needing to be present in Croatia for most or all of the steps. This is a practical and widely used arrangement that works well when the legal side is handled correctly from the beginning. You can find a full overview of our services on the Legal Services page.

How Kontić Legal Helps Foreign Property Buyers

Kontić Legal is a Zagreb-based law office providing legal support to Croatian and international clients on real estate and related matters. We work with foreign buyers at every stage of the purchase process, from the initial eligibility check through to final land registry registration.

For EU buyers, we handle due diligence, contract drafting and review, OIB assistance, and registration management. For non-EU buyers, we add Ministry of Justice application preparation, transaction structuring around the approval timeline, and coordination of all steps with the wider legal and administrative process.

We are experienced in remote transactions and can represent clients under a power of attorney throughout the full purchase process. Whether you are buying an apartment in Zagreb, a coastal property, or a commercial asset, we provide the legal review and practical management your purchase requires. Read more about our firm on our About Us page.

Frequently Asked Questions

• Can foreigners buy property in Croatia?

  Yes. EU and EEA citizens can buy most types of real estate in Croatia under the same conditions as Croatian nationals, without prior approval. Non-EU nationals can generally buy under the reciprocity principle, but must obtain consent from the Croatian Ministry of Justice before completing a purchase. The specific rules depend on the buyer’s nationality and the type of property.

• Do US citizens need Ministry of Justice approval to buy property in Croatia?

  Yes, in most cases. US citizens fall under the non-EU category and must obtain Ministry of Justice approval before completing a property purchase in Croatia. Reciprocity between the US and Croatia is generally presumed to exist, but the formal consent process still applies. The approval process typically takes two to six months and should be accounted for in the transaction structure from the beginning.

• Can foreigners buy agricultural land in Croatia?

  EU citizens have been able to purchase agricultural land in Croatia under applicable conditions since July 2023. For non-EU nationals, direct personal ownership of agricultural land in Croatia is generally not available. Purchase through a Croatian company is sometimes considered as an alternative, but this involves additional legal and tax considerations.

• What taxes do foreigners pay when buying property in Croatia?

  The main tax in most resale transactions is real estate transfer tax at 3% of the assessed market value. Where the seller is a VAT payer and the property is newly built, VAT applies instead. From 2025, an annual property tax also applies to residential properties not used as a primary residence, ranging from 0.60 to 8.00 euros per square metre depending on the municipality.

• Does buying property in Croatia give me the right to live there?

  No. Property ownership in Croatia does not automatically grant any residence rights. However, various residence options may be available depending on your circumstances, including temporary residence permits, the Digital Nomad residence scheme for remote workers, and longer-term permanent residency pathways. If you plan to spend significant time in Croatia after buying, the residence side of the move should be planned alongside the property purchase.

• Can I buy property in Croatia without visiting?

  Yes. It is possible to complete most or all of a Croatian property purchase remotely through a properly issued power of attorney. A Croatian property lawyer acting under that authority can manage due diligence, OIB registration, contract signing, Ministry of Justice applications, and land registry registration on your behalf. This is a common and practical arrangement for international buyers.

• Do I need a lawyer to buy property in Croatia as a foreigner?

  There is no strict legal requirement for a buyer to be represented by a lawyer in every transaction. In practice, however, having a property lawyer who acts exclusively for your interests is one of the most important protections available to a foreign buyer. The lawyer conducts due diligence, manages the legal process, handles the Ministry of Justice application where applicable, and ensures that the transaction is completed correctly from first step to land registry registration.

• How long does it take to buy property in Croatia as a non-EU foreigner?

  For EU buyers, a straightforward transaction can be completed in a matter of weeks once the legal review is complete. For non-EU buyers requiring Ministry of Justice approval, the process is longer because of the approval timeline, which typically adds two to six months. The overall duration depends on the complexity of the transaction, the state of the documentation, and whether any issues arise during due diligence.

Contact a Property Lawyer in Zagreb

If you are planning to buy property in Croatia as a foreigner and want to understand the legal process, confirm your eligibility, or have a specific transaction reviewed, Kontić Legal is ready to assist.

We advise EU and non-EU buyers at every stage of the purchase process and are equipped to manage transactions fully remotely. Whether you are at the research stage or ready to move forward with a specific property, we provide clear, practical legal support tailored to your situation.

Contact Kontić Legal to discuss your purchase and get the legal guidance your transaction requires.

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