Croatia

A marriage contract is not necessary in every case, but may be required or beneficial depending on the spouses’ property situation and local laws.

Yes, you need a tax identification number (OIB – Osobni Identifikacijski Broj) to purchase real estate in Croatia. This number is required for all individuals and legal entities making transactions in Croatia, including the purchase of real estate.

Here are the steps you need to take to get OIB:

• Application: You must submit an application for OIB to the relevant tax office in Croatia (Porezna Uprava). The application can be submitted in person or through an attorney.
• Documents: The required documents are a completed application form and a valid identification document (passport or ID card). If you are applying through an attorney, you will also need a power of attorney.
• OIB: Once the application and required documents are submitted, the tax identification number is usually issued immediately or within a few days.
• Use of OIB: OIB will be needed not only for the purchase of real estate, but also for all paperwork related to taxes, contracts and other financial transactions in Croatia.

Addresses of useful sites

• [OIB Application Form] (https://www.porezna-uprava.hr/HR_obrasci/Stranice/POO.aspx)
• [List of tax offices in Croatia] (https://www.porezna-uprava.hr/bi/Stranice/KontaktiIAdrese.aspx)

To open a bank account in Croatia, there are several steps to follow:

1. bank selection
2. required documents

• Passport or identity card: Valid ID.
• Tax Identification Number (OIB): The OIB number is required to establish a bank account.
• Proof of residence: This can be a rental agreement, utility bill, or other documents proving the address of residence.
• Certificate of employment or income: Some banks may require additional proof of income or employment, especially if you plan to apply for a loan or credit card.

3. visit to the bank and submit documents
4. account creation procedure

Yes, you can send a transfer from Poland to a bank in Croatia.

Using Revolut or a similar payment system to pay for a property in Croatia is possible, but it is crucial to make arrangements with the seller in advance. Make sure you have all the necessary recipient details and check the cost and timing of the transfer to ensure that the transaction goes smoothly and without problems.

Yes, a bank in Croatia will likely require proof of origin of your financing to ensure compliance. Preparing complete and properly translated documents will help you get through the verification process smoothly.

When buying property in Croatia, Polish documents will need to be translated into Croatian by a sworn translator and accompanied by an apostille certificate in order to be considered legally binding. Ensuring the completeness and compliance of the documents with the requirements of Croatian institutions is crucial to a successful transaction.

Banks in Croatia can honor notarized documents drawn up in Poland, provided that the documents are properly legalized (apostille) and translated into Croatian by a sworn translator. It is always a good idea to consult with your bank before submitting your documents to make sure you meet all their requirements.

To check the land registry at a Croatian court, you can use several methods. Here are the steps you should take:

Online:

• Go to https://e-izvadak.pravosudje.hr
• Register or Login
• Search property
• View data

In person at court:

• Find the right court
• Prepare the necessary information
• Visit the court
• Request for a copy

Through a notary or lawyer Steps

• Contact a notary or lawyer
• Provide the necessary information

Real estate transfer tax:

• The standard rate of real estate transfer tax is 3% of the value of the property. This tax is payable as a one-time payment.

Other charges:

1. VAT (PDV):

• VAT (PDV) is usually paid on the purchase of newly built properties from a developer. The VAT rate is 25%. In this case, no more property transfer tax is paid.

2. Notary fees:

• Notary costs can range from 0.5% to 1% of the value of the property, depending on the value of the transaction and the scope of services provided by the notary.

3. Court fees:

• Court fees for registering a transfer at the land registry can range from a few to several hundred euros, depending on the value of the property and local regulations.

4. Broker fees:

• If you use a real estate agency, brokerage fees may apply, which typically range from 2% to 6% of the transaction value.

When buying property in Croatia, you may be eligible for certain tax breaks and exemptions, but these are specific and depend on individual circumstances, such as the first purchase of property for residential purposes, the degree of disability or the type of investment. In order to take advantage of these reliefs, it is necessary to meet certain conditions and submit the appropriate applications to the tax office.

1. basic standard of finishing

• Walls and ceilings: gypsum plaster, painted white.
• Floors: laminate panels or ceramic tiles in the kitchen and bathroom.
• Interior doors: standard wooden doors.
• Windows: PVC or aluminum double-glazed windows.
• Bathrooms: basic sanitary fittings (sink, toilet, shower or bathtub), ceramic tiles on the floor and walls.
• Kitchens: Prepared connections for the installation of kitchens, but without the kitchen building and appliances.
• Installations: Standard electrical, plumbing and central heating systems.

2. average standard of finish

• Walls and ceilings: gypsum plaster, painted white or light colors.
• Flooring: Higher quality laminate or wood floors in the rooms, ceramic tiles in the kitchen and bathroom.
• Interior doors: higher quality wooden doors.
• Windows: PVC or aluminum windows with double glazing and roller shutters.
• Bathrooms: Higher quality sanitary fixtures, ceramic tiles on the floor and walls, often with a built-in shower.
• Kitchens: basic kitchen built-ins without household appliances.
• Installations: Standard electrical, plumbing and central heating systems, often with air conditioning.

3. luxury standard of finishing

• Walls and ceilings: gypsum plaster, painted in selected colors, often with decorative elements (such as stucco).
• Floors: high quality wooden floors or marble, high standard ceramic tiles in the kitchen and bathroom.
• Interior doors: high-quality wooden doors, often with decorative elements.
• Windows: Aluminum or wood triple-glazed windows, often with electric blinds or shutters.
• Bathrooms: luxury sanitary fittings, high-quality ceramic tiles or natural stone on the floor and walls, whirlpool bathtubs, designer shower cabins.
• Kitchens: Fully equipped kitchen with high-quality kitchen cabinets and appliances (refrigerator, dishwasher, oven, cooktop).
• Installations: Advanced electrical, plumbing, central heating, air conditioning, smart home systems.

• Preparation of documents
• Choice of bank and type of loan
• Submission of an application
• Evaluation of the application by the bank
• Signing of the loan agreement
• Loan disbursement
• Loan repayment

In the case of a marriage without property separation, usually both spouses must be present at the purchase of the property in Croatia to sign all the necessary documents. However, if one spouse cannot be present, it is possible to grant a power of attorney, which must be notarized, translated into Croatian and stamped with an apostille. Alternatively, you can use the Croatian consulate to certify the signature.

The ability to live in a property purchased from a developer in Croatia immediately after purchase depends on the state of construction, completion of all legal formalities, technical acceptance and obtaining an occupancy permit. If all these conditions are met, you can live in the property immediately after taking possession of the keys. Otherwise, you will have to wait for the construction to be completed, the relevant permits to be obtained and the interior to be finished, if necessary.

Yes, a bank in Croatia may block a transfer from Poland in case of suspected money laundering, data discrepancies, large transfer amount, incomplete information or technical problems. In such cases, contact your bank, provide the required documents and explanations to unblock the transaction as soon as possible.

1. Percentage of transaction value:

• A real estate broker’s commission usually ranges from 2% to 6% of the property’s value.

2. Developer agreements:

• Developers often offer brokers a commission of 3% to 5% of the property’s value for each successful transaction.

In order to obtain a license for vacation rentals of an apartment in Croatia, you must register your business, register the property with the local tourist office, meet technical and sanitary requirements, obtain the appropriate tourist classification, and register with the tax office and pay tourist tax.

The time to decide whether to buy a property in Croatia after viewing it depends on the reservation agreement, individual arrangements with the seller or developer, the real estate market situation and consumer protection laws. Usually you have from a few days to a few weeks to make a decision.

The process of buying a property online, without having to leave Poland, is simple and consists of several steps. After selecting an interesting offer and checking its parameters and availability, all you need to do is apply for a purchase on our platform. Our team conducts a preliminary analysis of availability with the developer and, after agreeing on a booking amount, registers you with the developer. We then work with your law firm to obtain the relevant documents. After translating and completing the documents with your lawyer, you go to a notary public, where you sign the necessary documents and then make a Court Apostille. The court-certified documents go to our legal office, which purchases the property on your behalf.

Our lawyer opens a bank account for you, which is necessary to conclude contracts with water, energy or internet providers. In addition, the lawyer will make out a tax identification number for you and secure the entire transaction. You send the amount of payment for the property, agreed according to the contract, from the Polish bank directly to the developer’s account. Upon completion of the transaction, the property becomes yours, and our lawyer takes care of the appropriate entries in the land register, providing you with complete security and comfort throughout the purchase process.

We also recommend that you consult a DEVETOPER platform advisor for additional help and advice.

• Payment of reservation deposit
• Signing a reservation agreement
• Booking validity period
• Signing the contract
• Return of deposit

1. Proof of identity:

• A copy of a valid passport or other identification document.

2. Proof of steady income:

• Certificate of employment: This document should contain information about your permanent place of work, position, type of employment contract, and amount of income.
• Bank statements: usually for the last 3-6 months, confirming regular receipts to the account.
• Tax returns: recent tax returns (PIT) or other documents confirming reported income.

3. Information about the property:

• Preliminary purchase and sale agreement or other document confirming that you intend to buy a specific property.
• Property valuation: Conducted by a licensed appraiser acceptable to the bank.

4. Real estate documents:

• Extract from the land register: Confirming the absence of encumbrances and third party rights to the property.
• Property plan: Most often a current locational or cadastral plan.

5. Additional documents:

• Spousal consent: If you are married, you may need your spouse’s consent to take out a loan, especially if the property is to be a joint asset.
• Documents relating to own contribution: Evidence of payment of own contribution or financial resources allocated for this purpose.

6. Additional documentation:

• Depending on the bank and your individual situation, additional documents may be required, such as proof of other financial obligations, credit history or details of other properties you own.

1. Preliminary search and booking
2. Preparation of documentation
3. Signing of the preliminary agreement (Predugovor)
4. Finalizing the deal (Rogito)
5. Additional responsibilities after purchase
6. Transfer of utilities

The entire transaction process is closely monitored by the DEVETOPER platform, and information on the details of each stage is available in the broker’s company panel. The developer makes this data available to the client on an ongoing basis, ensuring full transparency of the work in progress.

• Bank transfer
• Mortgage loan
• Cash
• Check

Yes. From the moment of arrival until the finalization of the property purchase process, the DEVETOPER platform guarantees the presence of an interpreter.

Yes. The DEVETOPER platform offers legal support at every stage of the transaction.

If a client in Croatia runs out of financing for a second payment date for a new property, the consequences depend on the specific terms set forth in the preliminary contract (predugovor) or reservation contract. Typically, these contracts contain clauses on what happens if the buyer is unable to make further payments.

It is not necessary to physically come to Croatia to purchase a property there, you can use the, “BUY ONLINE” function in the Agent Panel, although of course, viewing the property in person can be very helpful.

1 Standard fee: Typically, the reservation fee is about 5,000 to 10,000 euros. This amount can be credited against the final purchase price of the property once the transaction is finalized.

2 Percentage of property value: In some cases, especially with more expensive properties, the reservation fee can be expressed as a percentage of the value of the property. This can be, for example, 1% to 2% of the value of the property being purchased.

3 – Fee refund: It is worth checking whether the reservation fee is refundable in case the transaction fails to go through for reasons beyond the buyer’s control, or whether it is treated as non-refundable. Usually, if the buyer withdraws from the transaction without a valid reason, the reservation fee is not refunded.

4 Contract terms: The exact terms and conditions of the reservation fee, including its amount and the rules regarding its reimbursement or conversion into an advance payment of the purchase price, should be clearly defined in the reservation agreement.

Yes, when purchasing a property from a developer, especially during construction, there is always some risk. That is why it is so important to conduct a thorough vetting of the developer, the project, and to secure your interests legally and financially before the transaction begins.

1. Check the contract: First of all, pay attention to the clauses in the contract that address construction delays. Often contracts contain provisions regarding delays, including possible liquidated damages (such as interest for each day of delay) imposed on the developer.

2. Communicate with the developer: Contact the developer to get information on the reasons for the delay and the new expected completion date. It is worth determining whether the delay is due to excusable reasons (e.g., bad weather, delays in material deliveries) or to problems in project management.

3. Compensation: If the contract provides for compensation for delays, make sure they are carried out in accordance with the contract. You can also negotiate additional compensation if the delay has significantly affected your plans.

4. Renegotiation of terms: In some cases, certain contract terms, such as the purchase price, can be renegotiated if the delay is significant and causes additional costs to the buyer.

5. Site visits: Regular site visits or hiring an independent inspector to monitor progress can give you better insight into the situation and potential actual completion date.

6. Legal safeguards: If the developer is not fulfilling the contract and is not giving satisfactory answers, you may want to consider legal action. Consulting with a real estate lawyer will help you understand the legal options available to you, such as mediation, arbitration or litigation.

7. Cancellation of purchase: If the delays are significant and unacceptable, and the contract allows for this possibility, you may want to consider cancelling the contract. If this is the case, it’s also a good idea to consult a lawyer to make sure that all legal aspects are properly addressed.

Yes. The DEVETOPER platform offers legal support at every stage of the transaction, as well as after its completion.

In general, the entire process of buying a property in Croatia can take from a few weeks to several months, depending on various procedural and logistical factors

Key elements of a power of attorney to purchase property in Croatia:

1. specifics of the power of attorney:

• The power of attorney should be detailed and clearly specify the scope of authority you delegate to the attorney. This includes signing contracts, making payments, participating in negotiations, and representing you before notaries and authorities.

2 Legal formalities:

• The power of attorney must be in writing and signed by you as the principal.
• The document should be notarized, which means that it must be signed in the presence of a notary who will confirm your identity and understanding of the contents of the document.

3 Translation and legalization:

• If the power of attorney is drawn up outside Croatia, it should be translated into Croatian by a certified translator.
• It may also require legalization or an apostille (if issued in a country that is party to the Hague Convention) to be considered valid in Croatia.

4 Proxy identification:

• The document should clearly specify the attorney’s personal information, including name, date of birth, home address and identification number (e.g., ID card or passport number).

When the option, “AIRPORT PICK UP” has been selected in the intermediary’s company panel and the payment has been made by the client, our employee will be waiting at the airport at the appointed time.

No. We offer the possibility of high-class accommodation in our apartments for an additional fee. Reservation of an apartment can be made directly from the intermediary’s company panel, selecting the appropriate option when booking a property or arranging a visit to inspect selected properties. The reservation becomes active after the advance payment is made by the client.

1. amount up to EUR 10,000

• No declaration: You can bring into Croatia cash worth up to €10,000 (or the equivalent amount in another currency) without making a customs declaration. This amount includes cash, traveler’s checks, bank checks, bills of exchange and other bearer financial instruments.

2. amount above EUR 10,000

• Customs declaration: If you are bringing cash into Croatia with a value of more than €10,000 (or the equivalent amount in another currency), you are required to declare this amount at the customs office when entering the country. The declaration must contain information about the origin and destination of the cash.
• Declaration form: A cash declaration form can be obtained at the border or at customs. This form must be completed and submitted before entering the country.

3 Consequences of not declaring

• Fines and confiscation: Failure to declare cash worth more than €10,000 may result in financial penalties, as well as confiscation of the undeclared amount. It is important to make sure you meet all legal requirements.

The most important part of your visit and stay in Croatia is the crucial phase of the property buying process. DEVETOPER’s agents will present you with 5 to 8 properties each day, and in some cases this number can rise to as many as 10-12.

If a customer misses his flight and does not show up at the airport in Croatia, where he was supposed to purchase the property, there are several possible solutions to this situation:

• Rescheduling an appointment: The client can contact the real estate agent or seller to inform of his absence and try to reschedule the appointment to another convenient day. The DEVETOPER platform is understanding in such situations and may agree to reschedule.
• Power of Attorney: If the client anticipates that he will not be able to personally participate in the purchase process for an extended period of time, he can grant a power of attorney (poder) to a trusted person who will represent him in Croatia. This person can act on his behalf, signing the necessary documents and finalizing the purchase.
• Remote signing of documents: Depending on the regulations in Croatia and the willingness of the other party to the transaction, it may be possible to remotely sign some documents, for example by using digital electronic signature tools. However, you should consult this possibility with your DEVETOPER advisor to make sure that everything is done in accordance with the law.
• Virtual property viewing: If the client’s absence is related to the property viewing stage, you can ask a DEVETOPER advisor to arrange a virtual tour or send you detailed photos and videos showing the property.

Apartment reservations are made exclusively through the intermediary’s panel, and the process can only be initiated when registering a client’s trip to purchase a property in Croatia. When completing the application through the Company Panel, the intermediary has the opportunity to take into account and select the type of apartment, length of stay and number of people.

Receipt of the keys to a property in Croatia usually follows the signing of the deed and finalization of payment. Keys can be handed over at the time of signing the deed, if all conditions have been met, or after the property registration process is completed.

The time to decide to buy a property in Croatia after viewing it depends on individual arrangements with the owner or developer, the state of the real estate market and the financial and legal readiness of the buyer. It is important to be well prepared and act quickly, especially in a competitive market. Signing a reservation or preliminary agreement can provide additional time to finalize the transaction.