coast· County IS

Pula

Median sale price

€2,600/m²

+0.5% vs Croatia

Median rent

€9/m²/mo

Years of salary for 60 m²

9.9 yrs

100% of net salary saved

Affordability rank

—

of 163 JLS

Investor snapshot — Pula (2025)

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

Verified · MPGI

Apartment transactions (2025)	1,464-39.1% YoY
Active apartment listings	14,231
Stock turnover (sales ÷ listings)	0.10· Inventory-heavy
Achieved median (MPGI)	€2,600/m²+15.3% YoY
Portal asking (est.)	€2,756/m²
Asked vs achieved premium	6.0%· estimated

Source: City achieved: city_affordability · County turnover: MPGI/EIZ 2025 (T3.2 verified)

Asked vs achieved · Pula

Achieved verified · asking estimated

Portal asking (est.)

€2,756/m²

What sellers list at

MPGI achieved (closed)

€2,600/m²

What buyers actually pay

Asking premium: 6.0%above achieved

On a 70 m² apartment in Pula:

Listed at:€192,920

Typical close:€182,000

Negotiation headroom:€10,920

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

0.10

sales ÷ active listings · Pula county

Inventory-heavy

Verified · MPGI

OversuppliedInventory-heavyActiveHot

Lots of listings (many are second-home holdouts at high prices). Real demand is concentrated on 10–20% of stock.

Sales/yr

1,464

Listings

14,231

Months to clear

116.6

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 Pula

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

Buy · 1 wage88%

0%30%100%

Buy · 2 wages44%

0%30%100%

Rent · 1 wage60%

0%30%100%

Rent · 2 wages30%

0%30%100%

Based on county avg net wage €1,310/mo.

What's for sale in Pula now

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Portal

Njuškalo

Apartments for sale in Pula

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APN benchmark prices in same county

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

Municipality	€/m²	Year
Rovinj	€3,518.12	2026
Vrsar	€3,019.34	2026
Novigrad - Cittanova	€2,888.82	2026
Fažana	€2,734.95	2026
Poreč	€2,649.03	2026
Umag	€2,642.49	2026
Gračišće	€2,488.61	2026
Funtana	€2,488.61	2026
Cerovlje	€2,488.61	2026
Buzet	€2,488.61	2026
Lanišće	€2,488.61	2026
Brtonigla	€2,488.61	2026
Kaštelir-Labinci	€2,488.61	2026
Grožnjan	€2,488.61	2026
Karojba	€2,488.61	2026
Kanfanar	€2,488.61	2026
Barban	€2,488.61	2026
Kršan	€2,488.61	2026
Bale	€2,488.61	2026
Lupoglav	€2,488.61	2026

County context

Avg asking €/m²

€2,743

YoY change

15.3%

Active listings

28,496

Rental yield

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