Buying property in Croatia in 2026: The complete guide for Germans and Austrians

Aug 25

9 min read

An apartment by the sea, a private holiday home on the Adriatic coast or perhaps a second home in Croatia – for many Germans and Austrians this wish has long been more than just a holiday idea.

But at the latest when the idea becomes a concrete real estate purchase, many questions arise:

As a German or Austrian citizen, can I easily buy property in Croatia? What taxes and additional costs will I incur?

Which documents do I need to check?

And how does the purchase work if I don't live permanently in Croatia?

In this guide, we explain the most important points about buying real estate in Croatia in 2026 – in an understandable way and with a special focus on buyers from Germany and Austria.

Can Germans and Austrians buy real estate in Croatia?

Yes.

Since Germany and Austria are member states of the European Union, German and Austrian citizens can generally purchase real estate in Croatia under the same conditions as Croatian citizens. For the standard purchase of an apartment or house, no additional approval from the Croatian Ministry of Justice is required. Separate regulations apply to certain special categories of properties.

This means that buying a property in Croatia is now much simpler for EU citizens than many prospective buyers initially assume.

Nevertheless, a real estate purchase should never be decided solely on the basis of beautiful pictures, a sea view, or an attractive purchase price.

What matters is what is actually being bought and whether all legal and structural requirements are met.

How does buying real estate in Croatia work?

The exact process can vary depending on the property and the seller. However, the purchase process can generally be divided into a few key steps.

1. Finding the right property

Before discussing contracts, it should first be clarified what the property is intended to be used for.

Should it become a private holiday home?

Would you like to spend several months a year in Croatia?

Will the apartment also be rented out?

Or are you looking for a long-term second home on the Adriatic coast?

These questions influence the choice of location just as much as size, layout, terrace, parking space, or distance to the sea. Especially along the Dalmatian coast, even a few kilometers can make a significant difference. Places like Vodice, Tribunj, or Šibenik, for example, offer different combinations of infrastructure, historic centers, beaches, marinas, tranquility, and tourist demand.

2. Check the property documents

This point is particularly important.

Before purchasing a property, buyers should check, among other things, the land registry extract and the relevant building documents . The Croatian government explicitly recommends that, in addition to the land registry extract, buyers also verify the building permit or the corresponding building file, the occupancy permit, and the energy performance certificate.

Among other things, the following should be clarified:

Who is officially registered as the owner?
Do the land register and the actual property match?
Are there any encumbrances or registered rights?
Was the building constructed legally?
Are the necessary permits in place?
What is actually included in the purchase item?
Are the parking space, basement room, or outdoor areas correctly assigned?

Especially if you are not confident in your command of the Croatian language, we recommend having contracts and documents reviewed by an independent lawyer.

3. Purchase agreement and transfer of ownership

Once the property, purchase price and conditions have been clarified, the purchase contract follows.

An important difference that foreign buyers should be aware of:

Simply signing the purchase agreement does not automatically register you as the owner in the land register in Croatia.

Ownership is acquired through registration in the Croatian land register. The application for registration is submitted to the competent land registry court and can be submitted electronically via a notary or lawyer, among other methods.

Therefore, this step should be accompanied just as carefully as the signing of the contract itself.

What costs are involved in buying real estate in Croatia?

In addition to the actual purchase price, buyers should always plan for an additional budget for incidental costs.

Potential costs include, but are not limited to:

Real estate transfer tax
Notary fees
Legal fees
Translations
Land registry and administrative fees
Financing costs (if applicable)
Broker's commission may apply.
Property furnishings and equipment

Real estate transfer tax in Croatia

If no VAT is charged on the purchase, the Croatian real estate transfer tax is currently 3% of the market value of the property .

However, certain new construction sales may be subject to VAT on the purchase price. No additional real estate transfer tax is calculated for a property purchase that is already subject to VAT.

Therefore, the question

"What are the additional purchase costs in Croatia?"

It's not possible to answer with a single percentage for every property.

Whether it's a new building or an existing property, who sells and how the sale is treated for tax purposes can make a difference.

Therefore, before purchasing, it should always be specifically clarified what costs will be incurred for the respective property.

Buying a new building in Croatia: What should you pay attention to?

Especially on the Adriatic coast, many foreign buyers are interested in newly built apartments with sea views .

The advantage is obvious: modern floor plans, new building technology, contemporary materials and in many cases less immediate need for renovation.

But:

New construction does not automatically mean high-quality construction.

Therefore, prospective buyers should not only focus on visualizations and user interfaces.

For example, ask:

What type of windows were installed?

Windows and shading significantly influence living comfort, energy efficiency and sound insulation.

How is the building heated and cooled?

Especially if the property is not only intended for use in summer, well-thought-out building technology is important.

What materials are included in the purchase price?

Floor coverings, tiles, sanitary ware, fittings or doors can differ significantly between different new construction projects.

How is the floor plan designed?

An 85 m² apartment can feel more spacious than a poorly planned 100 m² apartment.

It's not just the square footage that counts.

The crucial factor is how well the area was used.

What actually belongs to the apartment?

Terrace, parking space, garage, basement room or garden area should be clearly described and legally assigned.

Do I have to travel to Croatia constantly to buy property?

Many buyers from Germany and Austria ask us exactly this question.

Because the real challenge often doesn't begin with the search for a property.

It starts with the organization.

You discover an interesting apartment in Croatia, but you yourself might live in Munich, Frankfurt, Vienna, Salzburg, or Graz. You can travel there for a viewing.

But what happens next?

Who controls progress?

Who can answer questions about the equipment?

Who coordinates changes with the executing companies?

Who organizes the kitchen?

Who takes care of built-in wardrobes, lighting, curtains or furniture?

And who is on site if something needs to be clarified?

This is precisely where buying a property abroad differs from buying one a few kilometers from one's own place of residence.

Buying a property is one thing. Making it a home is another.

Many newly built apartments are handed over technically complete. However, this does not mean they are ready to move into. After the purchase, the following often occur:

Kitchen.

Cabinets.

Dining table.

Sofa.

Beds.

Lighting.

Curtains.

Outdoor furniture.

Mirror.

Decoration.

Deliveries.

Assembly work.

And suddenly, buying a property turns into your own little construction project.

Those who do not live permanently in Croatia would normally have to communicate with numerous companies, tradespeople and suppliers simultaneously.

That's precisely why we built Zenith differently.

How Zenith supports buyers in Croatia

Our goal is not simply to sell you a property.

We want to simplify the entire process of acquiring your property in Croatia.

In our own projects , construction, real estate sales and interior design are closely intertwined .

This means we don't just get to know the properties when they come onto the market. We are familiar with their planning, the materials used, the floor plans, and the construction. This results in shorter communication channels and direct contacts for our buyers.

Personal viewing and consultation

It always starts with the property itself.

We will show you the project on site, explain the floor plan, the equipment and relevant details, and answer your questions as transparently as possible.

It is important to us not simply to sell an apartment as quickly as possible.

The property should be suitable for what you intend to do with it.

Support during the purchasing process

Especially with buyers from Germany or Austria, many organizational questions often arise.

What documents are required?

What happens after the reservation?

When does each step take place?

Who is the local contact person?

We guide our buyers through the process and coordinate the aspects that affect our own projects. For legal and tax matters, a qualified lawyer or tax advisor should always be consulted.

Plan interior design directly

A major advantage arises when the interior design doesn't begin only after completion. Many details can be resolved much more elegantly during the construction phase.

For example:

Socket positions
lighting
pendant lights
TV connections
Curtain tracks
Kitchen planning
Built-in furniture
Wall coverings
Mirror
Niches
Materials and colors

Making these decisions early on results in a much more harmonious overall impression. Therefore, our interior design services allow you to begin planning as early as the property's construction phase.

From 2D and 3D planning to material selection and custom-made furniture, lighting and furnishings, the concept can be individually tailored to the apartment.

And what if I just want to move in?

That's also possible.

Not everyone wants to spend months coordinating furniture stores, carpenters, electricians, and suppliers after making a purchase.

If desired, the planning can therefore be continued until the entire furnishing process is complete. The idea behind this is simple:

You buy your property in Croatia – and then you don't have to start from scratch.

Especially for owners who mainly live in Germany or Austria, such on-site support can make a significant difference.

Why we only offer selected in-house projects

Zenith is deliberately not a real estate portal with hundreds of random listings.

Our focus is on our own projects.

This allows us to know our properties much more precisely and to continue supporting the buyer even after the initial viewing. We don't want to offer as many properties as possible. We want to stand behind the properties we offer.

And because these are our own properties, buyers at Zenith do not pay a buyer's commission .

Buying a property in Vodice, Tribunj or near Šibenik?

The region around Vodice, Tribunj and Šibenik is one of the most exciting parts of the Croatian Adriatic coast for us.

Here, the sea, the islands, and Mediterranean life meet places that also boast a functioning infrastructure. But for buyers, the question isn't just:

"Which city do I like?"

But also, for example:

How important is proximity to the city center to me?
Do I want peace and quiet or more life?
How far do I want to walk to the sea?
Do I need my own parking space?
Is a sea view particularly important to me?
Do I want to use the property all year round?
Is a later rental option attractive?
How important are restaurants, marina and shopping facilities?

Therefore, the perfect location looks slightly different for each buyer.

Frequently asked questions about buying property in Croatia

Can I, as a German citizen, buy an apartment in Croatia?

Yes. German citizens, as EU citizens, can generally acquire real estate in Croatia under the same conditions as Croatian citizens; special rules may apply for certain property categories.

Can Austrians buy real estate in Croatia?

Yes. Austrian citizens, as EU citizens, generally benefit from the same employment conditions as Croatian citizens.

What is the property transfer tax in Croatia?

If the acquisition is not subject to VAT, the real estate transfer tax is currently 3% of the market value. This tax is not levied additionally on real estate acquisitions subject to VAT.

Should I consult a lawyer?

When buying real estate – especially in another country and in another language – an independent legal review is recommended.

Does one automatically become the owner upon signing the purchase agreement?

No. Ownership is not acquired solely through the purchase agreement, but through the corresponding entry in the land register.

Zenith also provides support after the property purchase?

Yes. Depending on the project, we can also support our buyers in further planning and implementation – right up to interior design and complete furnishing.

Your home on the Croatian Adriatic coast

Buying a property abroad doesn't have to feel complicated.

With the right contacts, careful examination and a clearly structured process, the idea of owning a home by the sea can become a very concrete project.

That's exactly how we want to support our buyers.

From the property to the construction to the interior design.

Are you interested in a new apartment in Croatia, a property in Vodice, or a home on the Dalmatian coast?

Then discover our current projects or contact us directly.

Zenith – Real Estate. Construction. Interior Design. One contact person for your home in Croatia.

Note: This article is for general information purposes only and does not replace individual legal or tax advice. Information regarding taxes and legal regulations reflects the status as of August 2026.