Lika-Senj County
Official 2024–2025 market data, APN transaction benchmarks, salary and affordability — sourced from MPGI/EIZ and DZS.
Market history
Rows tagged Verified · MPGI are extracted directly from the official MPGI/EIZ Pregled tržišta nekretnina RH report (2024 & 2025 editions, Tablica 3.2 for counties & Tablica 3.6 for cities, presented 30.04.2026). Croatia-wide 2025: 88,395 transactions (-21.7%), median apartment €2,587/m² (+11.3%), €7.68B total value, 8.3% of GDP. The City of Zagreb row uses total transactions (13,126) and median apartment price (€2,917/m²); other counties show apartment sales & median €/m² from the same table — fully comparable. Rows tagged Estimate (2022–2023) come from outside the official MPGI series and should not be used for decisions. See the national report for the full sourced view.
| Period | Achieved €/m² | Asking €/m² (est.) | YoY | Apt. sales | Active listings | Source |
|---|---|---|---|---|---|---|
| 2025-10-01 | €2,219 | ≈ €2,352 | +11.4% | 329 | 1,500 | Verified · MPGI |
| 2024-10-01 | €1,992 | ≈ €2,112 | +10.6% | 367 | 1,400 | Verified · MPGI |
| 2023-10-01 | €850 | ≈ €901 | +13.3% | 320 | 1,310 | Estimate |
| 2022-10-01 | €750 | ≈ €795 | +4% | 300 | 1,180 | Estimate |
Investor snapshot — Lika-Senj (2025)
Coastal tourism market · The numbers an investor needs at a glance.
| Apartment transactions (2025) | 329-10.4% YoY |
| Active apartment listings | 520 |
| Stock turnover (sales ÷ listings) | 0.63· Hot coastal market |
| Achieved median (MPGI) | €2,219/m²+11.4% YoY |
| Portal asking (est.) | €2,352/m² |
| Asked vs achieved premium | 6.0%· estimated |
Quality listings sell in one season. Best stock often goes off-market via agents — ratio understates true demand.
Asking estimated as 6% above MPGI achieved median (typical 4–8% spread per MPGI/EIZ 2025 commentary). Verify with last 3 closed comparables.
What the data actually means
Interpreting transactions, listings, asked vs achieved prices, and the Lika-Senj market structure (Coastal tourism market).
Is Lika-Senj overvalued? Reading sales vs listings
Lika-Senj closed 329 apartment sales in 2025 against 520 active apartment listings — a ratio of 0.63. That's 19.0 months to clear current stock at the current sales pace.
Compared with the coastal tourism market benchmark of ≥0.3 for a tight market,Lika-Senj's 0.63 reads as "hot coastal market". Quality listings sell in one season. Best stock often goes off-market via agents — ratio understates true demand.
Coastal counties carry massive year-round inventory — half-finished villas, second-home holdouts at testing prices, units that have sat for years. Real demand concentrates on the top 10–20% of the stock, so a 0.63 ratio doesn't mean overvaluation; it means the headline listing pool is bloated. Compare with Mallorca ≈ 0.20, Greek islands ≈ 0.15, Algarve ≈ 0.18.
Important: stock turnover ≠ valuation. Overvaluation is better diagnosed by affordability (price-to-income, price-to-rent) — see the affordability section below.
Why fewer transactions doesn't mean less demand — the lock-in effect
National sales fell -21.6% in 2025, but that doesn't mean fewer people want to buy. Most owners do not treat property as a tradable asset — they live in it, rent it out, or hold it for the next generation.
Anyone who bought in 2018–2022 is sitting on 40–80% paper gains. Selling means triggering capital decisions, finding a replacement home in the same hot market, and (often) trading a sub-3% legacy mortgage for a 4–5% new one. Most simply don't list. The result is a shrinking float of available stock — the same pattern seen in the US ("rate lock") and Germany ("Bestandsmieten").
So: fewer transactions + flat or rising prices = supply contraction, not demand collapse.
Asked price vs finalised price — what the gap tells you
Two different numbers circulate in Croatian property reporting:
- Asking price (Njuškalo, Nekretnine.hr): what sellers hope to get. Typically 4–8% above achieved.
- Achieved / closed price (MPGI/EIZ from Land Registry sales): what was actually paid and registered.
Our €/m² figures from MPGI are achieved medians. Portal asking prices you see while browsing will look higher. Always ask agents for the last 3 closed comparable sales. The gap widens in slowing markets (more negotiation room) and narrows in hot ones.
Where else did transactions rise in 2025?
Despite the national -21.6% drop, a handful of counties bucked the trend:
- City of Zagreb — apartment sales held near 2024 levels (≈7,600), the largest active urban market.
- Krapina-Zagorje (+11%) and Karlovac (+17%) — Zagreb commuter spillover as buyers priced out of the capital move outward.
- Vukovar-Srijem and Bjelovar-Bilogora — coming off very low bases, double-digit growth from cheap entry prices and state-aid programmes.
The pattern is clear: Zagreb metro and its commuter ring stay liquid; the coast cooled from record 2022–2023 highs but prices kept rising on shrinking supply.
APN benchmark prices (12 municipalities)
Official transaction-based benchmarks used by APN (Croatian Real Estate Agency) — derived from registered Land Registry sales.
Cities in Lika-Senj — affordability
Click any city for full details, listings and burden breakdown.
Salary context (DZS)
Current listings in Lika-Senj
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