Below, we outline the key reasons why purchasing a property with the support of a proven and experienced agency is a smart and worthwhile long-term decision.

Legal Security and Documentation Verification – No Unpleasant Surprises

One of the greatest risks of buying a property independently lies in incomplete or unclear documentation. Ownership relations, encumbrances, building legality, and compliance between the actual condition of the property and applicable zoning plans are often not immediately visible to buyers.

A reliable real estate agency thoroughly verifies all legal documentation before presenting a property. This ensures that potential issues are identified at an early stage, helping buyers avoid situations that could later lead to costly legal disputes, unexpected expenses, or even the inability to register ownership. Legal security is the foundation of a safe property purchase.

Local Expertise and Realistic Market Pricing

An experienced local agency understands real market prices in specific locations, the advantages and disadvantages of different neighborhoods, and the potential for long-term property value growth. This knowledge enables buyers to realistically assess profitability and clearly distinguish a sound investment from an overpriced listing.

We work with each client individually, taking into account their specific requirements, budget, and plans, and actively search for a property that best matches their expectations in terms of location, layout, and price.

Purchasing a property without professional guidance often results in paying more than the property is actually worth, while expert support helps buyers make informed and confident decisions.

Time Savings and a Simplified Buying Process

Working with a trusted agency saves valuable time and simplifies the entire purchase process. The agency handles communication with the seller, organizes property viewings, prepares contractual documentation, and coordinates with lawyers, notaries, and banks.

This allows buyers to focus on their purchase decision, while the agency manages the process from the initial offer to the handover of keys. Thanks to in-depth market knowledge, an experienced agency also provides strong negotiation support, clearly defined terms and deadlines, and full protection of the buyer’s interests.

Secure Property Purchase for Foreign Buyers

Foreign buyers benefit especially from working with a reliable local agency, as they receive a clearly explained legal framework, professional communication in English and German, and expert guidance through all administrative steps of the purchase process.

This approach reduces uncertainty, prevents costly mistakes, and enables a safe, transparent, and efficient property purchase in Croatia – from the initial inquiry to the completion of the transaction.

Support Even After the Purchase

A high-quality agency does not end its cooperation with the signing of the contract. In many cases, support continues after the purchase and includes:

• utility transfers and registrations,
• maintenance recommendations,
• property management services.

Such long-term support provides additional security and peace of mind for buyers, particularly when purchasing investment properties or buying from abroad.

Conclusion

Buying a property with the support of a trusted real estate agency means less risk, greater security, and better decision-making. Professional guidance, verified information, and strong local expertise are essential for a successful and stress-free purchase process.

If you are looking for a secure property purchase, a transparent process, and professional support from the first step to moving in, working with a reliable local agency is the right choice.

With Emporia Real Estate, you gain a partner who understands both the market and your needs and guides you clearly and reliably through every stage of the process.

For property purchases in Zadar and the surrounding area, feel free to contact us.

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This measure is part of the National Housing Policy Plan of the Republic of Croatia, the first strategic document that provides a comprehensive vision of housing in the country. The goal is clear – to make housing affordable while maintaining quality and legal security.

Who is entitled to the refund?

Financial support is available to Croatian citizens who meet specific conditions:

• the purchase agreement must be concluded after January 1, 2025,
• the buyer must not be older than 45 years,
• the applicant and family members must have residence at the purchased property’s address,
• the real estate transfer tax or VAT must be paid,
• the buyer and their immediate family must not already own another residential property.

It is also important to note that the property must be used for housing – if it is sold, rented out, or left unused within five years, the support must be returned.

What is the maximum size?

The Regulation distinguishes between apartments and houses, and the size of the property depends on the household size. For example, a single person is entitled to support for an apartment up to 50 m², while a family of four can receive support for an apartment up to 90 m². For houses, the limits are increased by 50%. Larger properties may also be purchased (up to 50% larger), but the refund is calculated only within the prescribed size limits.

How is the support calculated?

The calculation basis is the useful floor area of the apartment or house multiplied by the average square meter price in the relevant municipality. These data are regularly published by the Ministry of Physical Planning, Construction and State Assets.

If the purchase price is higher than the average, the calculation is made according to the average price. If it is lower, the agreed price is used.

For an indicative calculation, an official calculator is available on the Ministry’s website:
👉 Indicative tax refund calculator

Where and how to apply?

The application is submitted to the Agency for Transactions and Mediation in Immovable Properties (APN), together with all required documentation: the purchase agreement, proof of residence, property details, tax payment confirmation, and other prescribed documents. Grants are paid out in the order in which complete applications are received.

Conclusion

These measures bring significant relief to anyone looking to buy or build their first home. The refund of tax and VAT can provide a strong financial incentive and a turning point on the path to independent living. If you are under 45 and solving your housing needs for the first time, be sure to explore the conditions and check the refund amount you can receive via the calculator.

Check the latest real esatete offer.

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This property tax ranges from 0.60 to 8.00 EUR/m² of the usable area of the property and is calculated annually. The exact rate is determined by the city or municipality in which the property is located.

Detailed information from the tax authority can be found at the following link (translated via Google Translate): Porezna Uprava – Property Tax

Tax Calculation

The property tax is calculated based on the usable area of the property. The range is from 0.60 to 8.00 EUR per m². This depends on the location of the property and its intended use. Vacation homes and properties not used as a permanent residence are generally subject to higher tax rates.

A concrete example: A holiday apartment in Bibinje with a usable area of 80 m² and a rate of 6 EUR/m² would cost 480 EUR annually.

Why Was This Tax Introduced?

With the introduction of this tax, the Croatian government aims to reduce vacant properties and encourage more efficient use of real estate. By taxing second homes and holiday properties, the goal is to increase the availability of properties for the long-term rental market. At the same time, the tax is intended to contribute to local government budgets.

Exemptions and Reductions

In certain cases, reductions or exemptions can be requested. These include:

• Primary residences that are permanently occupied
• Agricultural buildings that are in use
• Properties in rural areas not used for tourism

More details on possible reductions can also be found on the tax authority’s website at the following link: Porezna Uprava – Property Tax Guide

Impact on Property Owners

The introduction of the property tax will primarily affect owners of vacation homes, second residences, and unoccupied properties. Especially in coastal regions where many properties are used for tourism, higher tax burdens are expected.

Conclusion

A detailed guide and the necessary form for registering your property can be found here: Porezna Uprava – Property Tax Guide

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This data highlights the high level of security in Croatia, which significantly contributes to the quality of life. A safe environment encourages family formation, as parents can be confident that their children are growing up in a stable and secure setting. Additionally, security is a crucial factor for those considering relocating to another country, and Croatia, thanks to these indicators, emerges as an extremely attractive destination.

When discussing the data, Eurostat reports the following: Only 1.2% of people at risk of poverty reported crime, violence, or vandalism in their neighborhood, the lowest percentage in the EU. For those not at risk of poverty, this percentage is 1.5%, also the lowest in the Union.

For investors, particularly those interested in real estate investments, security is one of the key criteria. A low crime rate increases property value and ensures investment stability. Therefore, investing in the Croatian real estate market is a logical decision for those seeking safe and long-term profitable investments.

Tourists also recognize the value of security when choosing a holiday destination.

The fact that Croatia is the safest country in the European Union not only enhances the quality of life for its residents but also makes Croatia highly attractive to families, investors, tourists, and retirees. Security is the foundation of prosperity, forming a solid basis for the future.

_{Picture source: https://x.com/EU_Eurostat/status/1893239310830215472}

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How Technology is Changing the Way We Buy and Sell Real Estate

The real estate market can be challenging and full of uncertainty, but thanks to technology, the entire process – whether you are buying, selling, or renting – has become much easier, faster, and more efficient. By using digital tools, everything is now just a click away, and the whole experience is simpler and much more enjoyable.

If you are looking for a new home or want to sell your property, below we’ll show you how technology is making the process faster and easier, and how we in our agency are using innovations to ensure the best results for our clients.

Virtual Tours: Explore Properties from the Comfort of Your Home

One of the most modern tools on the market today is virtual tours – they allow you to “walk through” a property without leaving your home. You can now explore every corner of a space, choose the rooms that interest you, and get a true sense of the interior.

Why is this useful?
Virtual tours let you quickly decide if a property fits your needs, without wasting time on unnecessary in-person viewings. For sellers, this is an opportunity to reach a wider audience and attract buyers who may not have the time for a physical visit. This method speeds up the entire process, facilitates the sale, and broadens the reach of your offer.

Faster and Easier Communication: Contacting Buyers Made Simple

Technology allows for quick and clear communication, meaning you can get all the information you need immediately. No waiting for phone calls or long email responses – everything is available in the moment, whether through social media, email, or chat apps.

For sellers, this means you can respond to inquiries quickly, schedule meetings, and arrange viewings without long delays. This reduces waiting time and speeds up the entire process.

Online Advertising: Expand the Reach of Your Listing

A great listing is key to a faster sale, and digital advertising ensures that your property reaches a much larger number of potential buyers. With attractive photos, detailed descriptions, and virtual tours, your property becomes more visible to a wider audience.

Why is this important?
Online advertising makes it possible for your property to be seen by people who may not be in your area, and with precise targeting, your listing reaches people who are specifically looking for what you offer. This means you have a greater chance of selling quickly at your desired price.

Technology in Buying and Selling Real Estate: How It Can Help You

Technology is much more than a trend – it helps you complete every step of the buying or selling process more easily, quickly, and securely. Virtual tours allow buyers to quickly decide which properties they want to view in person, while online advertising increases your visibility and reach.

For us, technology is a tool that helps us provide better service. By using these innovations, we can help you achieve the best results – whether you’re buying your first apartment, looking for the perfect family home, or selling your property.

If you’re ready for the next step, contact us and learn how technology can help make your buying or selling process faster, easier, and more secure.

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Appropriate authorization is issued by the Tourism and Economic Administration Department of the community in which the property is located. A private person can do the renting and this is therefore a so-called “civic service”.

An application for approval of the rental must be submitted to the above-mentioned administrative department, accompanied by an identity card, proof of ownership, permission to use the property, and floor plans with areas. You pay application fees and therefore fees for an inspection of the property. Officials from the administration department will personally view and inspect the property after the application has been submitted.

It is always better to apply in the winter months. During this time the application can be processed more quickly. The closer the start of the season is, the longer the office needs to process the application and the report, as most applications are submitted at this time.

If there are several owners of a property and since approval for renting can only be in one name, the other co-owners of the property must give their consent to renting in the name of one of them in writing or in person when submitting the application.

Furthermore, a person in Croatia must be authorized to receive mail in this matter.

Following the report and the submitted documentation, a notice is issued by the administrative department. Depending on the size, equipment and condition of the property, the management department assigns a corresponding number of stars and defines a maximum number of people to whom the apartment can be rented. There are precise conditions for the distribution of stars and the maximum capacity.

The decision will be forwarded to the tax office and the tourist office.

The tax office defines which taxes apply. The taxes payable are mostly flat rates based on the number of beds and so far these have always resulted in a satisfactory ramen for customers.

The tourist office enables guest registration online via eVisitor. The information system for tourist registration and deregistration, eVisitor, is available in 7 different languages.

An official board with the number of stars and type of object must be placed at the entrance to the object. The following companies create such boards:

• ROBI svjetleće advertising, in Zadar, Put Nina 143
• KORDUN MARKETING d.o.o. in Karlovac, Matka Laginje 10

Customers often decide to rent because they can only spend a few weeks a year in the property and can therefore make additional use of their investment and get a refund. We wish you much success and a well-booked season if you decide to rent!

The post Can foreigners in Croatia rent out their property to tourists? appeared first on Emporia RealEstate Zadar.

In the pictures you can see the condition of the property at the time our customers made the purchase decision (winter 2022) and the beautiful second home that the new owners from Austria have made of it.

APARTMENT on the first floor of a building in Borik district in Zadar, 83.24 m2

This apartment has not been offered for long.

✅ Visually visible good building quality 🏗

✅ Great location 🗺

✅ Great room layout 👌🏻

✅ Very nice view of the sea 🌅

➡️ These criteria were more than enough for a couple from Austria to decide to buy after a viewing with our agent. Both are entrepreneurs, very busy and travel a lot. Croatia has long been a favorite destination for them and is so close that they can drive there even for a weekend. They also considered locations like Poreč and Rovinj, but this apartment in Zadar just ticked all the boxes and more. Since they can only spend a few weeks a year in the property, it was important that the property was also suitable for tourist rentals. In this case, the investor has already planned the room layout and size in such a way that 4 stars can be achieved. Our agents speak German, so every step of the buying process was explained to customers in their native language, which gave them extra reassurance and full understanding as foreigners buying in Croatia.

We rejoice together with every buyer who has found the right property and we are happy to keep in touch with our customers after the purchase as in this case.

Click on the link Flats Borik Zadar and see the current offer of apartments in Borik offered by Emporia d.o.o..

The post REAL ESTATE PURCHASE appeared first on Emporia RealEstate Zadar.

The abbreviation “OIB” stands for “osobni identifikacijski broj” in Croatian, which translated into English means “Personal Identification Number”. The OIB number consists of 11 numbers.

It is the permanent identification number of a person in Croatia, which is used for identification in official registers, everyday business, and data exchange. This number is assigned to a person or company by the Ministry of Finance or the tax office.

The OIB number was introduced in Croatia in 2009. It serves to computerize state administration, which contributes to its efficiency and at the same time reduces the administrative burden on citizens. The OIB number provides a better overview of the property of private and legal entities and of financial transactions. With the introduction of the OIB number, Croatian legislation was brought into line with European legislation.

Persons who are not Croatian citizens but who are or will be registered in official registers and are liable to pay taxes in Croatia must obtain an OIB number.

An OIB number must therefore be obtained in order to conclude the main contract for the purchase of a property in Croatia. After the purchase, you as the buyer must be registered as the new owner in the relevant registers (such as the land register and cadastral office). In addition, the purchase contract is immediately forwarded directly by the notary to the tax office to determine the tax obligations.

The application to obtain the OIB number must be submitted to the tax office in Croatia.

The application for the allocation of the Croatian personal identification number and the list of documents to be attached are available in English on the following links: OIB application, OIB documents.

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How much is the real estate transfer tax when buying a property in Croatia? Who pays for this? Whom? When?

When buying real estate, you become liable for real estate transfer tax. If the seller is a legal entity in the VAT system, i.e. the purchase price includes VAT, then there is no obligation to pay real estate transfer tax.

In our ads, we always try to highlight if the property for sale is exempt from real estate transfer tax.

The real estate transfer tax in Croatia is 3% of the market value of the property.

The notary public forwards every concluded purchase contract to the Tax Authority. The Tax Authority decides on the real estate transfer tax based on the purchase contract and the stated purchase price compared to the market value of the property. The notice will be delivered to the buyer’s home address. The tax office now sends these tax notices in a very short time. The tax is transferred to the account of the municipality in which the property was purchased. The payment deadline is 15 days from receipt of the notice.

When paying real estate transfer tax, it is very important to enter the reference numbers correctly so that the payment is recorded properly. When making payment from abroad, we recommend contacting the municipality or Tax Authority office to check whether everything has been properly recorded so that no penalty interest accrue unnecessarily.

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When we start working, we at the same time start to think about retirement. The daily work routine and the other obligations that come your way every day can often be very stressful. The longer our carrier is, the more important vacations and retirement preparation become. As a result, we plan even more about how we will spend our vacations and retirement.

What are your criteria for a good rest or a good time? We would highlight the following three as the most desired:

• – Reduce stress and unnecessary effort to a minimum.
• – Spend time by the sea or in nature.
• – Good company makes everything even better.

Croatia is a destination that is suitable for this.

Mediterranean climate and Mediterranean lifestyle are good for everyone! How come?

1. Sea.
2. Lots of sunny days.
3. Good food and quality local food.
4. Beautiful nature and numerous sights.
5. Local people who welcome you.

When we have free time, we want to enjoy it and make the most of it. On the Croatian coast, everything you need for a good and healthy life is within easy reach.

The older we get, the more we take care of our health. Take advantage of the benefits that Dalmatia offers your health:

• Swim in the sea.
• Walks along beautiful seaside promenades.
• The sun gives our body enough vitamin D and a good mood.
• Healthy Mediterranean food protects your heart and blood sugar levels.
• The environment, the people and the way of life will bring you joy.

Many of our customers plan to spend their retirement in Croatia. When purchasing, they take into account that they will use the property as a pensioner. What is important to customers is that the property is easily accessible. For example, that the apartment is not located too high in the building, or that the building has an elevator. The ability to rent out the property is often a big advantage. This means they can refund the investment until they retire. Or, customers often buy houses with several residential units and rent out the additional units to tourists in the summer. More space is also beneficial when the whole family comes to visit from their home country.

Check out the following properties for inspiration: Sea view properties by Emporia

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These are two questions that every customer from abroad probably asked right at the beginning of our collaboration and which is completely understandable.

COSTS WHEN BUYING PROPERTY IN CROATIA

Once your agent has found the right property for you, you should hire a lawyer so that the purchase can be completed. Brokerage agencies, like us, usually have a law firm with which they work and, in collaboration with them, offer complete support for the purchase from start to finish. We also employ a legal professional who coordinates and manages all steps in the purchase process.

The decision to purchase and the agreed purchase price are generally followed by the broker’s commission, legal fees and real estate acquisition tax.

The usual broker commission is 3.75% including VAT.

The legal fees and the other services in the package associated with the purchase conclusion, such as translator, notary, obtaining confirmations (OIB number from the tax office, certificate of building land from the building authority), land registry fees and applications, transfer of utility costs, are priced on average an additional 1 -3% + VAT of the agreed purchase price. It is important that you have a reliable partner who can take on the services listed and carry them out successfully for you.

After the main contract for the purchase of real estate has been concluded, the Croatian tax office issues the notice of real estate acquisition tax. This tax is 3% of the purchase price. However, the real estate acquisition tax can be waived if the seller is a company and pays VAT, which is included in the purchase price. This is beneficial for you.

ONGOING OPERATING COSTS FOR A PROPERTY IN CROATIA

After the formalities have been completed and you have become the owner of the property, only the operating costs follow.

A property owner in Croatia receives bills for the following additional costs:

• Electricity
• Water
• Garbage collection
• Facility management
• Municipal taxes (There are two taxes that, translated literally from Croatian into English, are called municipal tax and water maintenance fee)
• Television fee (holiday property owners do not have to pay this all year round)

These are the basic additional costs. Without consumption, we have a rough average of around €35 per month for an apartment of around 60-70 m2.

As the owner of a holiday property, you still pay a holiday home tax once a year. The amount of the holiday home tax is determined by the municipality depending on the square footage of the apartment.

For example, a customer with a 62 m2 apartment in Privlaka near Zadar pays €125 per year as holiday home tax.

The additional costs are within a good range and according to comparisons from our customers from other western Europe countries, they still find the operating costs to be significantly lower in Croatia than in their home country.

Furthermore, the owners of a holiday property still must pay a tourist tax for their stay in Croatia or the relevant municipality, but owners of a holiday property and their family members have maximum benefits. You can pay only a small annual flat rate. To do this, please contact the responsible tourist office.

Optional additional costs usually include internet, telephone, and insurance.

Our agents will be happy to answer any further questions you may have during the viewing or any further step in connection with buying a property in Croatia.

Chech the available properties on the following link: Emporia Real Estate Listings

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If the above are your considerations, the beautiful country of Croatia offers an ideal emigration solution. Sun, sea, good food, unique nature, numerous islands, relaxed and friendly people.

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If you have decided to move, the first question that arises is: How can you buy a property in Croatia?

Pretty easy. Croatia has been in the European Union since 2013 and has also been part of the Schengen zone since January 2023, at the same time the official currency in Croatia has become the euro.

The buying process has long been almost the same for foreigners and Croatians. A huge plus is that cadastral plans and land registers are available online in Croatia. Everything is transparent and very clear at all times, which provides buyers and sellers with great security.

In the real estate team at Emporia Real Estate, which operates in the Zadar region, almost all agents speak German, English and French and can explain all the steps to you in one of these languages. The company also offers all the services required for the acquisition and turnkey takeover of the property, so that you can complete your big move stress-free. You can read a little more about the purchasing process here.

After purchase, you can obtain a residence permit from the Ministry of the Interior office responsible for your locality. And according to the office in Zadar, all you need is: ID, a form to fill out, proof of health insurance, confirmation of available means of living and proof of property ownership. If you want to make an ID straight away, you only need personal photos to add.

The last issue to be addressed here is still finding work. Since Croatia is a country where tourism is an extremely important and successful hospitality industry, workers who speak German or English are in high demand. Furthermore, more and more jobs can be carried out online from home. Depending on what your current job is, you may be able to continue working from your new home. For example, if you have a lot of self-employed experience and already have a company, you could consider opening a business in Croatia. EU citizens can also set up new companies in Croatia without any problems.

When you start looking for real estate, you could consider buying a guest house, a bed and breakfast, a small hotel or several apartments as an investment and then renting it out. So, you have everything under one roof.

We look forward to all your new inquiries and wish everyone who decides to emigrate to Croatia that life in our country will be a dream for you.

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