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coast· County DN

Dubrovnik

Second highest prices

Median sale price
€3,921/m²
+51.6% vs Croatia
Median rent
€12.2/m²/mo
Years of salary for 60 m²
15.2 yrs
100% of net salary saved
Affordability rank
—
of 163 JLS

Investor snapshot — Dubrovnik (2025)

Coastal tourism market · The numbers an investor needs at a glance.

Verified · MPGI
Apartment transactions (2025)423-20.0% YoY
Active apartment listings2,584
Stock turnover (sales ÷ listings)0.16· Active tourist market
Achieved median (MPGI)€3,921/m²-7.8% YoY
Portal asking (est.)€4,156/m²
Asked vs achieved premium6.0%· estimated
Source: City achieved: city_affordability · County turnover: MPGI/EIZ 2025 (T3.2 verified)
Asked vs achieved · Dubrovnik
Achieved verified · asking estimated
Portal asking (est.)
€4,156/m²
What sellers list at
MPGI achieved (closed)
€3,921/m²
What buyers actually pay
Asking premium: 6.0%above achieved
On a 70 m² apartment in Dubrovnik:
Listed at:€290,920
Typical close:€274,470
Negotiation headroom:€16,450

Asking estimated as 6% above MPGI achieved median (typical 4–8% spread per MPGI/EIZ 2025 commentary). Verify with last 3 closed comparables.

Stock turnover
0.16
sales ÷ active listings · Dubrovnik county
Active tourist market
Verified · MPGI
OversuppliedInventory-heavyActiveHot

Healthy turnover for a coastal county. Premium locations move fast; secondary villages negotiate harder.

Sales/yr
423
Listings
2,584
Months to clear
73.3
Coastal tourism market thresholds: ≥0.3 hot coastal market · ≥0.15 active tourist market · ≥0.08 inventory-heavy · ≥0 oversupplied. Coastal counties carry vast year-round inventory (second homes, half-finished villas) that doesn't reflect actual buyer demand. Lower thresholds than capitals. Reference: Mallorca ≈ 0.20 · Greek islands ≈ 0.15 · Algarve ≈ 0.18.

30% affordability rule for Dubrovnik

Share of net household income spent on housing (mortgage + utilities, or rent + utilities). Green < 30% (affordable), amber 30–60%, red > 60%.

Buy · 1 wage134.6%
0%30%100%
Buy · 2 wages67.3%
0%30%100%
Rent · 1 wage73.2%
0%30%100%
Rent · 2 wages36.6%
0%30%100%

Based on county avg net wage €1,290/mo.

What's for sale in Dubrovnik now

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Portal
Njuškalo
Apartments for sale in Dubrovnik
Portal
Nekretnine.hr
For sale in Dubrovnik
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APN benchmark prices in same county

Official transaction-based benchmarks used by APN (Croatian Real Estate Agency).

Municipality€/m²Year
Dubrovnik€3,627.732026
Župa dubrovačka€2,737.212026
Konavle€2,707.412026
Korčula€2,274.442026
Slivno€2,267.582026
Orebić€2,138.232026
Lumbarda€2,079.562026
Mljet€2,079.562026
Opuzen€2,079.562026
Smokvica€2,079.562026
Ston€2,079.562026
Trpanj€2,079.562026
Vela Luka€2,079.562026
Zažablje€2,079.562026
Pojezerje€2,079.562026
Blato€2,079.562026
Dubrovačko primorje€2,079.562026
Janjina€2,079.562026
Kula Norinska€2,079.562026
Lastovo€2,079.562026

County context

Avg asking €/m²
€2,380
YoY change
-7.8%
Active listings
3,835
Rental yield
8%

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