A warm “hello” from the emigration front – or better yet, from what feels like a vacation in Croatia. At the moment, that’s exactly how it feels. With 16 degrees and sunshine, time seems to fly, yet our property search in Croatia is barely progressing. With every house viewing, we lose track of just how many kilometers we’ve covered. A real estate agent advised us not to view more than ten properties within two months to keep things manageable. Looking back, she was absolutely right.

 

The First Steps: Expectations vs. Reality

 

Challenges in Property Hunting

rom the beginning, we set clear minimum requirements for our future property. However, reality quickly showed that many properties in Croatia did not match our expectations. Real estate photos were often misleading, and the stated living areas sometimes included “creative” spaces such as non-usable attics or pavilions in the garden.

⚠️ An Example ⚠️

We were offered a house with 180 m² of living space. On-site, it turned out that 60 m² of that was an attic – accessible only through a 40×40 cm hatch. The highest point? Just 1.20 meters. The real estate agent seriously suggested raising the roof.

 

Time Pressure and Limited Budget

 

A Tight Real Estate MarketThree months for a property search might sound like plenty of time, but without a steady income or permanent accommodation, pressure builds quickly. On top of that, the real estate market in Croatia is tight. Prices have risen, and the supply is limited.

A single-family home with about 110 m² of living space? Starting at €280,000 if you’re lucky. Move closer to the coast, and prices can easily exceed €300,000. And that’s just the purchase price. Additional costs include:

 

◉ Maklerprovision: von etwa 3% (+ MwSt.)

◉ Legal fees: of 1-2% (optional, but recommended)

◉ Real estate transfer tax of 3%

Engaging a lawyer is not mandatory, but it is highly recommended. Even if the purchase falls through, the legal fees still need to be paid – an additional hurdle that should be factored into your budget planning.

 

Buy, build or renovate?

 

Building a house in Croatia: a game of patience

In addition to buying an existing property, there is also the option of building your own home or renovating a ruin. Sounds exciting, doesn’t it? But there are challenges here too:

 

◉ Apply for permits

◉ Developing properties

◉ Find a craftsman

◉ Long waiting times

A Croatian builder told us that the water connection he applied for in 2022 wouldn’t be installed until the end of 2024. Delays like these significantly increase the demands on both budget and patience.

 

Renovation: Inexpensive, but costly

Renovating an old ruin sounds romantic and budget-friendly. However, many of these properties do not have planning permission. Every detail – from the septic tank connection to the smallest extension – must comply with the permit. If this is not the case, it can be expensive or even impossible to use the property legally.

 

Legal pitfalls: Permission of use

 

Why is the usage permit so important?

The topic of the certificate of occupancy in Croatia is particularly complex. Every property—whether a new build or an existing structure—must comply with building regulations. Before construction, a project must be submitted to the building authority, which then issues a building permit. After the construction is completed, the authority inspects whether everything was built according to the plans and only then issues the certificate of occupancy.

For existing properties, this means that any changes, such as an unauthorized extension, must either be demolished or retroactively approved. Some real estate agents informed us directly that certain parts of the property were illegal, while with others, we had to actively inquire to uncover such details.

⚠️ An Example ⚠️

A property with an outdated septic tank cannot receive a certificate of occupancy – even if the rest of the house complies with the plans. Many of these pitfalls only become apparent after a thorough inspection, which is why hiring a lawyer is absolutely essential.

 

The changing real estate market

 

Prices rise, supply falls

Real estate agents confirm that property prices in Croatia were significantly lower last year. Today, we are facing a much more limited supply and increasing price pressure. If you’re looking for a true bargain, you’re more likely to find one in inland Croatia – though often with drawbacks such as a harsher climate or a more remote location.

 

Beware of former war zones

Some of you might now be wondering, why a minefield? Due to the Yugoslav Wars in the early ’90s, 12 out of 20 regions in Croatia are still mined, according to DEMIRA e.V.. We found a map online, but we cannot verify how up-to-date it is. If you’re curious, -> click here.

 

Conclusion: The Search Continues

Despite the challenges, we have decided not to give up on our property search in Croatia. With every viewing, we gain more insight into the market and the unique aspects of the country.

This was just a small glimpse into our adventure. If you want to learn more about our journey, check out our article on Caravans: From the Idea to (Almost) the Perfect Home. We’d love for you to continue following us – there’s still so much more to discover!

 

◉ Return to Germany, which is currently not a favored solution.

◉ Search further in Croatia , even if our savings are dwindling due to the high cost of living.

◉ Emigrating to another country, which would be an even bigger change.