Croatia Real Estate Market Report
Every number here is clickable. Open any KPI, transaction type or city to see the source, the formula, and how it connects to the rest of the data.
What this means in plain English
- Prices are still rising (+11.3% in 2025), but the rate is decelerating from +14.7% in 2024.
- Volume is collapsing. Transactions fell −21.7% in 2025 on top of −9.7% in 2024 — the market is cooling fast in activity, not yet in price.
- Houses already turned. House prices fell −3.5% in 2025 — the only category to decline. Apartments still rose.
- Combined with new supply legislation (€2B National Housing Plan, 443 POS units under construction), this points to price stabilisation ahead — especially in continental cities.
12-month projections
Built from the deceleration trend in the official MPGI/EIZ series — not a guess. Click any card for the full historical series and methodology.
Where the divergence shows
Mechanism: Houses already turned (−3.5% in 2025, only category in decline). The €2B National Housing Plan + 443 POS units under construction target continental affordability — easing pressure in Zagreb/Osijek faster than on the coast, where international demand keeps a floor under prices.
Method: linear deceleration of YoY rate of change, anchored to last two reported years. Not a forecast guarantee — directional only.
National transactions in context (2020 → 2025)
Croatia-wide totals across all property types, with apartment share, market value and share of GDP. Source: MPGI/EIZ Pregled tržišta nekretnina RH. Click any year row, market value or city name to drill in.
| Year | Total txns | YoY | Apt txns | Apt % | Mkt value (€M) | % of GDP |
|---|---|---|---|---|---|---|
| 2020 | 103,000 | — | — | — | — | — |
| 2021 | 134,000 | +30.0% | — | — | — | 14% |
| 2022 | 116,729 | -12.9% | 29,952 | 25.7% | €9,105M | 13% |
| 2023 | 116,961 | +0.2% | 25,932 | 22.2% | €9,106M | 12% |
| 2024 | 112,893 | -9.7% | 26,000 | 23% | €9,224M | 11% |
| 2025 | 88,395 | -21.7% | 20,293 | 23% | €7,675M | 8.3% |
Top-5 cities — all property types
These are total deals (apartments, houses, land, commercial). Apartments dominate every entry — click a city to open its full page.
| City | 2022 | 2023 (est.) | 2024 (est.) | 2025 | Δ 22→25 |
|---|---|---|---|---|---|
| Zagreb | 16,511 | 15,000 | 14,200 | 13,126 | -20.5% |
| Zadar | 2,460 | 2,200 | 1,900 | 1,659 | -32.6% |
| Split | 2,419 | 2,100 | 1,650 | 1,210 | -50.0% |
| Rijeka | 2,168 | 2,000 | 1,800 | 1,610 | -25.7% |
| Osijek | 2,011 | 1,800 | 1,550 | 1,322 | -34.2% |
| Top 5 subtotal | 25,569 | 23,100 | 21,100 | 18,927 | -26.0% |
Top-5 share of national activity: 21.4% in 2025 (vs 21.9% in 2022) — concentration is roughly stable while absolute volumes have fallen sharply.
2025 market value by property type — total €7,675M
| Property type | Value (€M) | % of value | Txns | % of txns | Avg / txn (€) |
|---|---|---|---|---|---|
| Apartments & studios | €3,453.8M | 45% | 20,293 | 23% | €170,203 |
| Agricultural land | €287.3M | 3.7% | 22,540 | 25.5% | €12,745 |
| Building land | €1,312.5M | 17.1% | 17,711 | 20% | €74,106 |
| Houses | €1,251.1M | 16.3% | 10,097 | 11.4% | €123,907 |
| Other (commercial, garages…) | €1,370.5M | 17.9% | 17,754 | 20.1% | €77,191 |
| Total | €7,675.2M | 100% | 88,395 | 100% | €86,828 (avg) |
Value vs volume — read carefully. Agricultural land has the highest transaction count (25.5% of all deals) but the lowest average value per deal (~€5,000–€15,000 per transaction). Apartments are the inverse: 23% of deals but 45% of total market value — confirming their central economic importance to the Croatian property market.
Apartment transactions by major city
| City | All txns 2022 | All txns 2024 | All txns 2025 | Δ 22→25 | 2025 median €/m² |
|---|---|---|---|---|---|
| Zagreb | 16,511 | 14,200 | 13,126 | -20.5% | €2,917 |
| Split | 2,419 | 1,650 | 1,210 | -50.0% | €4,067 |
| Rijeka | 2,168 | 1,800 | 1,610 | -25.7% | €2,808 |
| Zadar | 2,460 | 1,900 | 1,659 | -32.6% | €2,874 |
| Osijek | 2,011 | 1,550 | 1,322 | -34.2% | €1,666 |
| Other large cities (Pula, Dubrovnik, Karlovac, Varaždin, Sl. Brod, Koprivnica, Vinkovci, Vukovar) | ~1,500–2,000 | est. 1,000–1,600 | est. 800–1,400 each | varies | apartments dominate |
Apartment activity dominates every major urban centre — typically 60–80% of all city-level deals. Median €/m² figures are MPGI-verified achieved prices from 2025. Coastal cities (Split, Zadar) saw the sharpest 22→25 declines as second-home demand normalised after the pandemic-era surge.
Suburban spillover — rising satellite markets (2024–2025)
| Satellite area | Near | Driver |
|---|---|---|
| Solin | Split | Lower prices vs Split, room to build |
| Podstrana (općina) | Split | Coastal commute, family housing demand |
| Viškovo (općina) | Rijeka | Affordable family homes near the city |
| Dugo Selo | Zagreb | Train commute + lower €/m² than Zagreb |
Pattern: as flagship cities price out median buyers, neighbouring municipalities with rail or motorway access pick up the overflow. Watch for population growth + permit activity as confirmation.
Year-over-year comparison
| Year | Median €/m² | YoY price | Transactions | YoY tx | % of GDP |
|---|---|---|---|---|---|
| 2015 | €1,190 | — | 71,347 | — | 7.4% |
| 2016 | €1,230 | +3.4% | 78,912 | +10.3% | 8.1% |
| 2017 | €1,305 | +6.1% | 86,173 | +9.3% | 8.7% |
| 2018 | €1,410 | +8% | 94,238 | +9.2% | 9.3% |
| 2019 | €1,545 | +9.6% | 102,341 | +8.7% | 10.4% |
| 2020 | €1,620 | +4.9% | 96,847 | -5.4% | 11.2% |
| 2021 | €1,750 | +8% | 115,632 | +19.4% | 12.6% |
| 2022 | €1,890 | +8% | 124,713 | +7.9% | 12.8% |
| 2023 | €2,026 | — | 124,957 | +0.2% | — |
| 2024 | €2,325 | +14.7% | 112,893 | -9.7% | 11% |
| 2025 | €2,587 | +11.3% | 88,395 | -21.7% | 8.3% |
2025 transactions by property type
How are transactions counted?Total: 88,395 transactions · Click any card for the full breakdown
Browse by county
Click any county for full market history, APN benchmarks, salary context and live listings.
The 30% affordability rule
Adopted by the new Croatian Affordable Housing Act. Housing costs above 30% of net household income = unaffordable.
- • 60 m² apartment
- • 20-year mortgage
- • 10% down payment
- • 3.2% interest rate
- • +€2.5/m² utilities, +€0.36/m² reserve fund
- • Buy · 2 wages: 46.8% burden
- • Buy · 1 wage: 93.6% burden
- • Rent · 2 wages: 30.9% burden
- • Rent · 1 wage: ~75%+ burden
- • Only 38 of 163 JLS affordable to buy on 2 wages
Affordability by city (2025)
Click any city to see prices, listings, comparable municipalities and affordability detail. Green < 30% (affordable), amber 30–60%, red > 60%.
| City | €/m² | Rent €/m² | Buy · 2 wages | Buy · 1 wage | Rent · 2 wages | |
|---|---|---|---|---|---|---|
| Kukljica Most unaffordable JLS in Croatia | €4,394 | — | 115% | 230% | — | Details |
| Split Highest median price/m² in Croatia | €4,068 | €12.1 | 65.2% | 130.4% | 36.3% | Details |
| Dubrovnik Second highest prices | €3,921 | €12.2 | 67.3% | 134.6% | 36.6% | Details |
| Opatija | €3,830 | €12 | 78% | 156% | — | Details |
| Bol | €3,700 | — | 90% | 180% | — | Details |
| Lovran | €3,615 | €11.5 | 75% | 150% | — | Details |
| Hvar | €3,600 | — | 82% | 164% | — | Details |
| Malinska-Dubašnica | €3,587 | €11 | 80% | 160% | — | Details |
| Umag | €3,552 | €11 | 72% | 144% | — | Details |
| Punat | €3,539 | €10.5 | 78% | 156% | — | Details |
| Baška Top 5 least affordable | €3,523 | €11 | 90% | 180% | — | Details |
| Novalja | €3,500 | — | 85% | 170% | — | Details |
| Rovinj | €3,450 | €11.5 | 86% | 172% | — | Details |
| Vrsar | €3,300 | €11.5 | 88% | 176% | — | Details |
| Zadar | €2,900 | €9.5 | 48% | 96% | 32% | Details |
| Zagreb Capital city; rank 88 by affordability | €2,682 | €12.8 | 42.3% | 84.6% | 36.7% | Details |
| Pula | €2,600 | €9 | 44% | 88% | 30% | Details |
| Rijeka Largest port city | €2,400 | €10.5 | 45% | 90% | 38.2% | Details |
| Varaždin | €1,850 | €6.8 | 31% | 62% | 33.5% | Details |
| Osijek Only major city under 30% threshold | €1,700 | €7.5 | 29.9% | 59.8% | 22% | Details |
| Slavonski Brod | €1,450 | €6 | 27% | 54% | 32.5% | Details |
| Požega | €1,100 | €5.8 | 22% | 44% | 25% | Details |
| Gospić Cheapest rent in Croatia | €980 | €5.1 | 20% | 40% | 20% | Details |
| Knin | €920 | — | 18% | 36% | — | Details |
| Vukovar Highly affordable | €900 | €5.5 | 16% | 32% | 22% | Details |
| Pakrac | €850 | — | 14% | 28% | — | Details |
| Ilok Most affordable (88.2 m² per annual salary) | €800 | — | 11% | 22% | — | Details |
| Ogulin Second cheapest | €745 | — | 13% | 26% | — | Details |
| Vrbovsko Cheapest in Croatia | €715 | — | 12% | 24% | — | Details |
Buy vs Rent — interactive calculator
Same official EIZ assumptions used by the Croatian Affordable Housing Act. Adjust city, size, wage, and household scenario.
- Property price€244,080
- Down payment (10%)€24,408
- Mortgage (20y · 3.2%)€1,240/mo
- Utilities + reserve€172/mo
- Rent (€/m²/mo)€12.1
- Base rent€726/mo
- Utilities€150/mo
- Total monthly€876/mo
On 2 wages (€2,616/mo net): buying a 60 m² in Split consumes 54.0% of income; renting consumes 33.5%. Both exceed the 30% affordability threshold.
Active housing policies
Affordable Housing Act (Zakon o priuštivom stanovanju)
Framework law passed by Sabor April 2026
Affordable Rent Programme
385 properties available for affordable rent across 105 municipalities
APN First-Home Subsidy (mladi)
Tax refund for first property purchase by young buyers
National Housing Plan to 2030
Total measures budget through 2030
POS Housing Construction
Socially-incentivised housing construction nationwide
Property Tax Reform
Introduction of property tax + flat-rate tourism rental tax changes
Short-term Rental Restrictions
New building management law reducing short-term rental supply
Apply this data to a real listing
Get a valuation that uses this exact dataset for affordability and price benchmarks.
Run a valuationSource: Pregled tržišta nekretnina Republike Hrvatske 2024. i 2025. — Ministry of Spatial Planning, Construction and State Assets + Economic Institute Zagreb. Published April 30, 2026.