Land registry, cadastre and occupancy permit: What property buyers in Croatia need to know

Anyone wanting to buy an apartment or house in Croatia will quickly encounter terms like Zemljišne knjige , Katastar , Vlasnički list , Građevinska dozvola and Uporabna dozvola .

For buyers from Germany, Austria, or Switzerland, these documents can initially seem confusing. A particularly common misconception is that the land register and the cadastre are the same. In fact, they are different registers with different functions.

Therefore, before buying, not only the property itself, but also the registrations and permits should be carefully checked.

The Croatian Land Register: Zemljišne knjige

The Croatian land register is called Zemljišne knjige . The land register extract is called Zemljišnoknjižni izvadak in Croatian and is also commonly referred to as Vlasnički list .

The land register extract is the official proof of who is registered as the owner of a property and what registrable rights or encumbrances exist. Croatian authorities refer to it as proof of ownership and other rights registered in the land register.

This is particularly important because the person who uses, manages, or offers a property for sale is not automatically the owner.

What matters is who is registered in the land register.

What parts does the land register extract consist of?

A Croatian land registry extract consists of three parts:

Sheet A: Description of the property

The A-sheet , in Croatian Posjedovnica , contains the basic information about the property.

These include, for example:

• Property number,

• Area,

• Address,

• Type of use,

• Building type,

• Name of the building or property.

  
  

For an apartment, it should be checked whether the specific residential unit, its area and the associated components are described in a comprehensible manner.

Parking spaces, garages, storage rooms, gardens or other ancillary areas should also be clearly assigned if they are part of the purchase.

B-sheet: Ownership details

The B-sheet , in Croatian Vlastovnica , shows who is registered as the owner.

The following should be checked:

• Is the seller actually the owner?

• Does he own the entire property or only a share?

• Are there multiple co-owners?

• Do other people need to approve the sale?

• Are there any restrictions regarding the disposal of the property?

  
  

The name on the purchase agreement should match the name of the owner registered in the land register. If there are multiple owners, it must be clarified who needs to sign the purchase agreement.

C-sheet: Encumbrances and rights of third parties

The C-sheet , in Croatian Teretovnica , contains encumbrances and rights of third parties.

The following may be entered there, among other things:

• Mortgages,

• Right of way

• Residential rights,

• usufruct rights,

• Pre-emption rights,

• Rental or lease rights,

• Enforcement proceedings,

• Prohibitions on alienation or encumbrance.

  
  

An entry in the C-list does not automatically mean that the property cannot be purchased. However, it must be legally appraised before purchase.

For example, if a mortgage exists, it should be clearly stipulated when and how it will be discharged. Ideally, the discharge should be coordinated with the payment of the purchase price.

The official Croatian description of the land register extract confirms this division into A, B and C sections.

What is the land register?

The cadastre , or Katastar in Croatian, primarily records technical and factual information about land and buildings.

This can include:

• Location of the property,

• Property number,

• Land area,

• Form and boundaries,

• Type of use,

• registered buildings,

• Ownership details.

  
  

An important cadastral document is the Posjedovni list , which roughly translates to property or real estate sheet.

This document contains information about the property and the persons listed in the land register. However, the Posjedovni list is not equivalent to proof of ownership from the land register. The land register extract is decisive for proving registered ownership.

Land register and cadastre: What is the difference?

In simple terms:

The land register answers the question: Who owns the property and what rights or encumbrances exist?

The land register answers the questions: Where is the property located, how big is it, and how is it technically recorded?

Both registers refer to the same property, but may contain different information.

For example, it can:

• the area in the cadastral register differs from the area in the land register,

• a building is shown in the cadastral register, but not fully registered in the land register,

• an old property designation is used,

• a change has not yet been made in both registers,

• The person named in the land register may be different from the person named in the cadastral register.

  
  

Such discrepancies do occur and do not automatically mean that a purchase is impossible. However, they should be clarified before making a reservation or paying the purchase price.

What does Etažiranje mean?

In an apartment building, it must be possible to trace which apartment and which ancillary areas belong to which owner.

This process is called Etažiranje in Croatia. It involves dividing the building into individual, legally defined units.

For buyers of an apartment, the following should be clearly established:

• which apartment will be bought

• on which floor it is located,

• how big it is

• which rooms belong to it,

• whether parking space, garage or storage room are included,

• whether garden or terrace areas may be used exclusively,

• which share of co-ownership is associated with the apartment.

  
  

A sales brochure or a color-coded floor plan alone is not sufficient. The legal classification must be derived from the relevant documents and subsequently from the registration.

What is a building permit?

The Croatian building permit is called Građevinska dozvola .

It forms the legal basis for the construction of a building. For a new building that is still under construction, the investor should be able to present a legally valid or enforceable building permit or a corresponding official building document.

Buyers should also check whether the offered project matches the approved plans.

Relevant examples include:

• Number of floors,

• Size of the building,

• Number of apartments,

• Position of the building on the property,

• Terraces and balconies,

• Parking spaces,

• Basement and common areas.

  
  

Croatian authorities explicitly recommend that buyers of apartments under construction review the building permit and, if possible, the associated main project.

What is a usage permit?

The usage permit is called Uporabna dozvola in Croatian.

It is a particularly important document for completed new buildings. Before it is issued, a technical inspection verifies whether the building was constructed in accordance with the building permit or the main project and whether the required documents are available.

The following are among the things examined:

• Compliance with the building permit,

• essential requirements for the building,

• Location and dimensions,

• Connections to transport and infrastructure,

• required technical documentation,

• Completion of the relevant construction work.

  
  

When purchasing a newly constructed building that is not yet completed, the occupancy permit will naturally not yet be available. In this case, the contract should clearly stipulate the following:

• when completion is planned,

• who applies for the usage permit,

• whether payments are linked to specific construction phases,

• when the handover takes place,

• which documents must be submitted before the final payment.

  
  

Is a building automatically legal if it is registered in the land register?

Not necessarily.

The registration of a building in the land register alone does not automatically answer the question of whether it was built on the basis of the necessary permits.

When a building is registered, the land register notes whether or not a permit for use was submitted during the cadastral registration.

Therefore, buyers should not only check whether a house or apartment is shown on a plan. The relevant building and usage documents must also be reviewed.

Where can the land register and cadastral records be viewed?

Land registry and cadastral information can be viewed via the official Croatian portal Uređena zemlja .

The following functions are available there, among others:

• Searching for a land register extract,

• Looking for a plot of land,

• View of a cadastral map,

• Review of the processing status of certain procedures,

• Search for land registry and cadastral offices.

  
  

The following information is often required for the search:

• Katastarska općina: cadastral community,

• Broj katastarske čestice: property number,

• Broj zemljišnoknjižnog uloška: land register sheet number.

  
  

The portal connects digital access to land registry and cadastral data.

An online review provides a good initial overview. However, before purchasing, it should be checked whether a current extract suitable for the intended purpose is needed.

Which documents should buyers check before purchasing?

Depending on whether it is a new building, an existing property, or a property under construction, the following documents, among others, should be checked:

• current land register extract,

• Cadastral extract or Posjedovni list,

• Cadastral map

• Building permit,

• Main project,

• Permit for use,

• Energy certificate

• Documents relating to the division of the apartments,

• Proof of parking space and storage room,

• Legalization documents, if applicable

• Purchase agreement or preliminary agreement

• Cancellation documents for existing mortgages.

  
  

Croatian authorities strongly recommend checking the land registry extract, building documents, occupancy permit and energy certificate when buying a house or apartment.

Five warning signs that buyers should pay closer attention to

Special attention is advisable if:

1. the seller is not the only one registered in the land register,

2. Land register and cadastral register show different areas or property numbers,

3. the apartment or an associated parking space is not clearly described,

4. Modifications were carried out for which no suitable documentation was provided.

5. Payments are demanded before the legal situation has been examined.

   
   

None of these points necessarily means the end of a purchase. However, the situation should be reviewed by an independent expert and clearly defined before the contract is signed.

Why an independent audit is important

A real estate agent, developer or seller can provide documents and explain the project status.

Nevertheless, the legal review should be carried out by an independent Croatian lawyer who represents the buyer's interests.

For example, he can check:

• whether the seller is authorized to dispose of the goods,

• what burdens exist,

• whether all necessary owners agree,

• whether the apartment is clearly defined,

• whether permits are available,

• which requirements must be met for the registration of ownership,

• how payments and the cancellation of existing charges are secured.

  
  

Even a beautiful new building and a convincing sea view cannot replace complete documentation.

Transparency creates security

Land registers, cadastral records, and permits may seem complicated at first glance. However, their purpose is clear: they are intended to make it transparent exactly what is being purchased, who owns the property, and whether the building is properly documented.

At Zenith, we sell selected properties from our own construction projects. This allows us to provide prospective buyers with specific information about the apartment, the building, the features, and the project status.

Buyers receive the available documents and can also have them independently reviewed by a legal professional.

Trust in real estate purchases should not be based solely on promises.

It is created through clear answers, comprehensible documents and a transparent process.

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