Buying an apartment is not just about agreeing on the property price. Many additional costs can come as a surprise if not planned in advance. To help you understand how much you really need to set aside, we provide a detailed overview of all the costs involved in buying an apartment in Croatia. This guide answers the key questions, clearly shows who pays what and how much, and helps you optimize your budget.
Real estate transfer tax: How much is it and who pays it?
Real estate transfer tax is one of the biggest additional costs when buying an apartment in Croatia. It is paid by the buyer unless the property is subject to VAT (usually new construction).
Key information:
- Amount: 3% of the market value of the property
- Payer: buyer
- Deadline: 30 days from notarization of the contract
- Submission: relevant Tax Administration office
Who doesn’t pay this tax?
If you buy a new-build apartment from a legal entity, the real estate transfer tax is not paid, but the price includes VAT (25%) paid by the seller.
Contract notarization: A mandatory procedure
Without notarizing the purchase agreement by a public notary, you cannot initiate the ownership registration process in the land registry. This legal formality brings additional costs.
How much does it cost?
- Notarization cost: €200 to €300, depending on contract value and number of copies
- Who pays: buyer, unless agreed otherwise
What can the notary do?
- Notarize signatures on the contract
- Draft the contract (if you don’t have one)
- Submit the ownership registration request to the court (with a fee)
- Check the documentation
Agency commission: How much is it and what does it include?
If you buy an apartment through an agency, you will almost certainly pay an agency commission. This cost can be significant, so it’s important to understand what you’re paying for.
Typical terms:
- Amount: 2% to 3% + VAT of the apartment price
- Who pays: buyer and/or seller (depending on the agreement)
- When to pay: upon signing the pre-contract or the main contract
What’s included in the commission?
- Property search and showings
- Ownership document verification
- Drafting pre-contract and purchase agreement
- Liaison with notaries, lawyers, and banks
Lawyer cost: Why hiring a lawyer is useful
Hiring a lawyer is not legally required but is strongly recommended to ensure a secure purchase process. The lawyer protects the buyer’s interests and checks for any potential legal issues.
How much does it cost?
- Price: from €150 to €500, depending on scope of work
- Who pays: buyer (if they hire the lawyer)
What does the lawyer do?
- Checks land registry and encumbrances
- Prepares or reviews the agreement
- Communicates with the bank and the seller
- Assists with ownership registration
Land registry fees: How to register ownership?
Registering ownership in the land registry is essential to becoming the legal property owner. The process is simple but comes with additional costs.
What are the costs?
- Court fee: €33
- Additional cost if the application is submitted by a notary or lawyer
How is ownership registered?
- Submit a registration request to the land registry office
- Attach the notarized purchase contract
- Registration typically takes 2 to 4 weeks
Bank-related costs when buying through a loan
If you’re buying an apartment with a loan, the bank will charge you additional costs not directly related to the property price, but essential to the process.
Main costs:
- Loan processing fee: 0.5% – 1% of the loan amount
- Property valuation: €100 – €300
- Notary fees for loan agreement and promissory note certification
What else might be required?
- Property insurance policy (fire and standard risks)
- Life insurance (with some loan types)
Property insurance: Required by most banks
For housing loans, banks often require the property to be insured throughout the loan term. The insurance cost is paid by the buyer.
Basic information:
- Policy: covers fire, flood, earthquake
- Cost: €50 – €150 annually
- Requirement: usually mandatory with mortgage loans
Additional and hidden costs when buying a flat
Besides the previously mentioned, there are other costs buyers often overlook, but they should be included in the financial plan.
List of additional costs:
- Utility and service transfers (electricity, water, gas, internet)
- Moving and furniture transport
- Small renovations (painting, changing outlets, minor works)
- Pre-contract (if handled by lawyer or notary, extra cost)
- Mortgage registration – extra cost when buying with a loan
How much do the total additional costs amount to?
Total additional costs of buying an apartment in Croatia can amount to:
Estimated percentage:
- Without loan: 4% – 6% of the apartment price
- With loan: 6% – 10%, including bank and legal costs
Example:
For an apartment worth €150,000:
- Tax: €4,500
- Agency: €3,750 (2.5% + VAT)
- Notary + registration: €250 – €330
- Lawyer: €300
- Bank-related costs (if using a loan): from €1,000
Conclusion: Plan your apartment purchase with a full financial picture
Buying an apartment in Croatia requires more than just the agreed property price. Additional costs can significantly impact the total investment. Taxes, agencies, notaries, lawyers, and banks – all play a role in a safe and legally valid purchase. Plan ahead, stay informed, and work with professionals to avoid unexpected expenses and risks.
Frequently Asked Questions - FAQ
1. What are all the additional costs when buying an apartment in Croatia?
The total additional costs of buying an apartment in Croatia usually range between 4% and 10% of the property price. The amount depends on whether you use a housing loan, engage an agency and a lawyer, and on the value of the apartment.
The most common costs include:
- 3% for real estate transfer tax
- 2–3% + VAT for agency commission
- 200–300 € for notary public certification
- 150–500 € for legal/attorney services
- 100–300 € for property valuation (if buying via a loan)
2. Who pays the real estate transfer tax – the buyer or the seller?
The buyer pays the real estate transfer tax, except in cases when buying property subject to VAT (e.g., new construction from a developer), where the tax does not apply because VAT is already included in the price. The tax amount is 3% of the market value of the property.
3. How much is the agency commission when buying an apartment, and is it mandatory?
The agency commission is not legally mandatory but is paid if you use the agency's services. It standardly amounts to 2% to 3% + VAT of the apartment price. The commission is usually paid by both the buyer and the seller, unless otherwise agreed.
4. Is a lawyer necessary when buying an apartment in Croatia?
A lawyer is not legally mandatory, but is recommended – especially for older apartments, complex ownership relations, or if you are buying property for the first time. The cost of legal services ranges between 150 and 500 euros, depending on the scope of work.
5. Who pays for the energy performance certificate when selling an apartment?
The seller is legally obliged to provide the energy performance certificate before concluding the purchase agreement. The price of the certificate is 70 to 150 euros, depending on the apartment size, and should not be paid by the buyer.
6. What if the apartment is not subdivided (etažiran) – can I buy it?
You can, but an apartment that is not subdivided cannot be registered independently in the Land Registry. This can be an obstacle when taking out a loan or selling in the future. Legally speaking, such a purchase carries additional risks and should be carefully checked.
7. How long does the process of ownership registration take after buying an apartment?
If the documentation is complete, ownership registration takes an average of 2 to 4 weeks. The deadline may vary depending on the workload of the Land Registry department. In some cases, with electronic application via e-Građani (e-Citizens), the procedure can be even faster.
8. Can I buy an apartment without an agency?
Yes, it is possible to buy an apartment directly from the owner, without involving an agency. In that case, the buyer takes responsibility for checking ownership, documentation, and the legal security of the transaction. Engaging a lawyer is recommended.
