Buying property without buyer's commission in Croatia: How much can buyers actually save?

When buying a property, most prospective buyers first look at the advertised price. However, the purchase price is not automatically the amount that will actually have to be invested in the end.

Additional costs may arise for legal advice, notarizations, translations, taxes, financing, furnishing, and possibly a real estate agent's commission. Especially with higher-priced properties, seemingly small percentages can quickly add up to several thousand euros.

A commission-free property can make a significant financial difference for buyers. However, it's crucial to understand exactly what "no buyer's commission" means – and what costs should still be factored in.

What is a buyer's commission?

A buyer's commission is a fee that a property buyer pays to an agent or real estate agency. It is usually due when a purchase agreement is concluded as a result of the agent's services.

The exact amount and payment terms will be determined by the individual agreement with the real estate agent. Buyers should therefore clarify the following before scheduling a viewing or making a reservation:

• Is there a commission payable by the buyer?

• How high is it?

• Is VAT already included?

• When is the commission due?

• What services are included?

• Will the seller also be charged?

  
  

Professional real estate brokerage services certainly have value. Problems only arise when buyers discover late in the process that a substantial brokerage fee is charged in addition to the purchase price.

How big can the difference be?

A simple example shows how quickly a commission can affect the overall budget.

Assuming an apartment costs €400,000 . If a buyer's commission of 3% has been agreed upon, this already equates to:

€400,000 × 3% = €12,000

Depending on the agreement, additional taxes may be levied on the brokerage service.

These €12,000 could alternatively be used for other components of the property – for example:

• a high-quality kitchen,

• custom-made built-in wardrobes,

• Lighting and curtains

• Patio furniture,

• air conditioning,

• professional interior design,

• or part of the incidental purchase costs.

  
  

The difference, therefore, is not just that buyers pay less. They can instead invest the available budget directly in the value and features of their property.

Why buyers don't pay a brokerage commission at Zenith

Zenith is not set up as a classic real estate platform that brokers properties from different owners.

We present and sell selected properties from our own construction projects. This eliminates the need for an additional intermediary layer between buyer and owner, which would require financing through a buyer's commission.

For our buyers, this means:

The advertised purchase price will not be increased by an additional brokerage commission from Zenith.

This model offers greater transparency, especially for buyers from Germany, Austria, or Switzerland. Right from the start, it's clearer what budget can be allocated for the actual property purchase and what amount can be planned for additional services.

Does commission-free automatically mean free of charge?

No. A property without a buyer's commission is not automatically a purchase without additional costs.

Depending on the specific property and the purchase model, the following costs, for example, may arise:

• Lawyer,

• Notary,

• certified translations,

• Land registry entry,

• Bank and financing costs,

• Real estate acquisition tax,

• Insurances,

• Furnishings and equipment.

  
  

Croatian real estate transfer tax is generally 3% of the market value, provided the acquisition is not already subject to VAT. However, a different tax treatment may apply to certain new-build purchases. It is advisable to verify the applicable tax regulations before purchasing a property.

Commission-free does not mean that there are no further expenses. It means that a specific additional cost item is eliminated.

Why complete cost transparency is so important

Many buyers set a total budget before they begin their property search. However, this budget should not be entirely used up for the purchase price.

An apartment can be structurally complete and still require the following:

• Kitchen and electrical appliances

• Beds and mattresses,

• Cabinets and storage space

• Lights,

• curtains,

• outdoor furniture,

• Dishes and household equipment,

• Internet, television and technical devices.

  
  

Those who take these expenses into account too late may have to make compromises after the purchase or postpone the completion of the property.

Therefore, the question should not only be:

What is the purchase price?

The better question is:

What is my total investment until the property is fully usable?

The purchase price should be comparable.

A commission-free property is particularly attractive if the other services are also presented transparently.

When comparing different offers, buyers should therefore check:

• Is a parking space included in the purchase price?

• Does the apartment include a storage room?

• Are air conditioning units included?

• Is there underfloor heating?

• Are electric roller shutters and mosquito nets planned?

• What sanitary fittings will be installed?

• Are the terrace and outdoor areas completely finished?

• Will the property be handed over furnished or unfurnished?

  
  

A seemingly cheaper apartment can end up being more expensive if essential components are missing. Conversely, a purchase price that initially appears higher can be more economically advantageous if high-quality fixtures and important ancillary spaces are already included.

Our goal: a clear and transparent purchasing process

At Zenith, we want buyers to know from the outset what services they will receive and what additional costs may arise.

In addition to commission-free acquisition of our own real estate projects, we also offer support with complete furnishing upon request. Together with AMAKU Interior, we can guide you through the entire process, from planning to final interior design.

This not only keeps the purchasing process clear, but also allows for advance planning of the time after the keys are handed over.

Buying a property in Croatia should not feel like a collection of hidden additional costs, but rather like a transparent and well-prepared investment.

Note: This article is for general information purposes only and does not replace individual legal, tax or financial advice.