Buying property in Croatia can be an exciting opportunity — whether you are looking for a holiday home on the Adriatic coast, a long-term investment, or a permanent residence. Although Croatia offers stunning landscapes and highly attractive real estate, foreign buyers often face unique risks. Understanding these risks and working with a reliable legal partner can protect you from costly mistakes and secure your investment.
This article outlines the most significant risks when purchasing property in Croatia and explains how our law firm helps clients avoid them safely and efficiently.
Risk: Purchasing a property without verified and clear legal ownership can lead to disputes, double sales, or even loss of your deposit.
How to avoid it:
Ensure that all previous agreements relating to the property are legally valid and properly registered.
Why it matters: Even minor inconsistencies in ownership records can escalate into major legal problems later on.
Risk: Many properties — especially older houses and coastal villas — may have illegal extensions or missing occupancy permits (use permits). Buying such property can result in fines or orders to remove unlawful structures.
How to avoid it:
Request all building permits and occupancy/use permits and verify them with the local municipality.
A lawyer can review all property documentation to confirm compliance with spatial planning regulations.
Avoid properties with unresolved legal or administrative issues.
Why it matters: Correct permits ensure that you can use, renovate, or rent the property without unexpected legal complications.
Risk: Croatian law distinguishes between urban, agricultural and forest land. Buying agricultural land as a foreigner often requires special approval, and certain plots have zoning restrictions.
How to avoid it:
Why it matters: Incorrectly classified land may prevent construction or future sale, and can make the property legally unsuitable for transfer.
Risk: Some properties have legal issues related to access roads or incomplete utility connections. Without secured access or connections for water and electricity, the value and usability of the property significantly decrease.
How to avoid it:
Why it matters: A property without proper access or utilities can quickly become expensive and difficult to use.
Risk: Foreign buyers sometimes overpay for properties or accept unclear contract terms relating to deposits, fees, or real estate transfer tax.
How to avoid it:
Why it matters: Clear price terms prevent financial surprises and protect your investment.
Risk: Many of the issues listed above — ownership, permits, zoning, access — are difficult to navigate without specialist local expertise. Attempting to purchase property independently exposes buyers to errors that can cost thousands of euros.
How to avoid it:
Why it matters: A lawyer serves as your shield against legal risks and ensures a smooth, secure purchase process.
Buying property in Croatia offers remarkable opportunities, but the risks — from ownership disputes to zoning problems — are real. The right legal partner ensures that:
At the Law Office of Luka Mrkić, we specialise in guiding foreign buyers through every stage of the property-purchase process in Croatia. From due diligence to contract preparation and registration in the Land Registry, we act as your representative and legal safeguard, providing you with confidence and peace of mind in your investment.
