Due to the growing interest of citizens of third countries for real estate on our coast and the increased number of inquiries about the possibilities of acquiring property and residence in Croatia, we decided to contact the lawyer, Mr. Dino Pivac, who prepared a short guide for citizens of third countries with basic instructions which we present below.
Third-Country Nationals – in the sense of the relevant regulations of the Republic of Croatia – are persons who are not citizens of member states of the European Economic Area (the European Union, the Principality of Liechtenstein, the Kingdom of Norway, the Republic of Iceland) or the Swiss Confederation, and who have the citizenship of a third country or are stateless.
Citizens of third countries cannot acquire ownership of agricultural and forest land in the Republic of Croatia, but they can buy real estate within the boundaries of the construction area – apartments, houses, etc. or undeveloped construction land – and this under the assumption of reciprocity between the Republic of Croatia and the country in question, and the obtained consent of the Ministry of Justice of the Republic of Croatia.
Regarding the presumption of reciprocity, the Ministry of Justice of the Republic of Croatia publishes on its official website a list of countries with which there is reciprocity when acquiring property rights: https://mpu.gov.hr/informacije-o-uzajamnosti-u-scecanju-prava-vlasnistva-nekretnina-izmedju-republike-hrvatske-i-drzava-izvan-europske-unije-republike-island-knezevine-lichtenstein- kingdoms-of-norway-and-the-swiss-confederation/6186
Villa Aura – island of Brač
Citizens of third countries can stay in Croatia:
- on a short-term (also called tourist) stay – up to 90 days in any period of 180 days, with the fact that 90 days of stay can be used once or multiple times;
- on temporary residence – up to one year;
- on permanent residence – unlimited.
The time spent in other member states of the European Economic Area is not included in the short-term stay. During a short-term stay, a citizen of a third country must have registered accommodation. The accommodation must be reported by the legal or natural person who provided accommodation to the citizen of a third country within one day of the arrival of the third country citizen for accommodation via the eVisitor website or by reporting to the competent police department/station. If the accommodation provider cannot register, the citizen of a third country has an obligation to register within two days of entering the Republic of Croatia or changing accommodation.
In order for a citizen of a third country to be granted temporary residence in the Republic of Croatia, it is necessary for him to submit an application on a prescribed form available online. Where the application must be submitted depends on whether a visa is required to enter the Republic of Croatia or not, which depends on each individual country and can be seen at: https://mvep.gov.hr/informacije-za-gradjane-244593/consular-information-22730/visas-22733/review-visasystem/22853
Villa Adriatic Oasis – island of Hvar
For example, citizens of the visa country (e.g., Russia) submit requests in diplomatic and consular missions. The police department or station, based on the place of intended stay/residence, decides on the request, informs the consular representation where the request was submitted, and they issue a visa for entry into the Republic of Croatia. On the other hand, citizens of a country (e.g. Ukraine) where a visa is not required can submit a request at the police department or station at their place of residence.
Among other things, temporary residence in the Republic of Croatia can be granted to a citizen of a third country based on the fact of ownership of real estate in the Republic of Croatia.
The following shall be attached to the request for a temporary residence permit:
- color photo of size 3×3.5 cm;
- a copy of a valid foreign passport or other travel document (the validity period of the foreign travel document must be three months longer than the period of validity of the temporary residence);
- proof of insured funds for maintenance – funds needed for maintenance on a monthly basis in the amount of at least 50% of the average monthly net salary paid in the last year in Croatia (currently HRK 3,560.00 x 12 months), and the proof can be a bank certificate, pension extract, employment contract, etc.;
- proof of health insurance – private or travel health insurance, employment contract, etc.;
- proof that he has not been legally convicted of criminal offenses from his home country or the country where he resided for more than a year immediately before arriving in the Republic of Croatia;
- proof that justifies the purpose of a residence in the Republic of Croatia – in this particular case, a title deed for real estate in the Republic of Croatia that proves ownership of the same.
The documents attached to the request must be in the original or in a certified copy, and foreign documents in a certified translation in Croatian (exceptionally in English) and certified in accordance with special regulations, which again depends on which country it is, because the documents are for use in the Republic of Croatia for some countries a notarization-apostille is required (eg Ukraine), while for some countries no special certification is required (eg Russia). The list of countries can be seen at: https://mpu.gov.hr/nadovjera-legalizacija-isprava/25282
Most importantly, the request for re-approval of temporary residence in the Republic of Croatia based on the fact of ownership of real estate in the Republic of Croatia can be submitted again after the expiration of six months from the expiration of the previously approved temporary residence.
We hope that this blog has dispelled at least some of the doubts that you, as citizens of third countries, had when inquiring about buying real estate in Croatia or changing your residence. For all additional information and advice, do not hesitate to contact us, and we will be happy to connect you with experienced experts in this field.
In the last few years, there has been a lot of talk about a new generation of investors investing significant funds in cryptocurrencies. Although until recently, local market investors were still quite skeptical about digital assets and did not easily engage in cryptocurrency trading, current data show that this market is currently on a real upswing.
The consequences that followed the coronavirus pandemic have affected every segment of our daily lives and our habits; therefore, it does not come as a surprise that we quickly adopt new trends, and we readily adapt to the changing market situation faster than ever.
Crypto investors – current trends and doubts
While many people are starting to get acquainted with the cryptocurrency market in the desire to make a profit through safe and prudent investment, experienced crypto investors around the world use their digital currencies to invest in real estate. The growing trend of buying real estate in cryptocurrencies has been registered worldwide, and it seems that global trends are increasingly being accepted by investors in the local market as well.
Croatian properties have attracted great interest among international clients, and ever since the country joined the EU, many clients have decided to look for investment opportunities in attractive destinations on the Adriatic. At the beginning of 2023, Croatia will enter the eurozone, which is yet another reason for international clients to plan their new investments with additional security and optimism. In line with clients’ growing interest in real estate on the Adriatic coast and the increasing number of inquiries from crypto investors, we often get asked: ‘Is it even possible to buy real estate in Croatia with cryptocurrencies?’
Villa Virtuosa – island of Brač
A Quick Tax Guide to Buying With Cryptocurrencies
Analyzing the most common doubts and tax issues crypto investors face, we contacted the authorized tax advisor, Ms. Ivana Zec, who gave us her expert insight into the most important tax aspects that need to be considered when buying with cryptocurrencies. More detailed information is provided below.
Cryptocurrency-related transactions are part of a trend that is increasingly drawing the attention of tax advisors, accountants, and the Tax Administration itself. There are more and more specific actions and processes that are designed in the digital world, which should be incorporated into existing legal provisions for the purpose of taxation and accounting.
When talking about cryptocurrencies, it is important to emphasize that their acquisition is not taxable, but from the tax point of view, the owners of cryptocurrencies should be aware of the importance of sale or conversion into any other fiat currency. Namely, at the moment of selling or exchanging cryptocurrency for Croatian kuna or Euro or any other fiat currency, a potential tax liability arises for the cryptocurrency holder.
If the cryptocurrency holder is a natural person, the difference between the sale and purchase value is taxable with capital gains tax on the basis of capital gains, which is calculated at a rate of 10% plus surtax if the person has temporary or permanent residence in Croatia.
When a legal entity is the cryptocurrency holder, the sale of cryptocurrencies or their conversion into fiat currency has its own accounting story, which depends on the purpose for which the cryptocurrency was originally acquired.
Stone villa for sale – Brač
When talking about buying real estate and paying with cryptocurrencies, it is important to note that, according to the existing legal provisions, payment alone cannot be made directly in cryptocurrencies. It is necessary to change cryptocurrencies into Croatian kuna and make payments in this form. At the very moment of exchanging cryptocurrency into fiat currency, income tax is levied if the owner is a natural person. If the owner is a legal entity, the earnings are included in the profit and loss account.
In any case, it is recommended to consult a tax advisor before any transaction related to cryptocurrencies and real estate so that the owner of the cryptocurrency, i.e., the buyer of the real estate, is aware of all tax aspects.
In the case of international clients, it is important to emphasize that they need to check the tax aspect of these transactions in the country of their tax residence.
We hope that this blog will answer some of the tax questions that crypto investors often ask themselves before the final decision to buy real estate in Croatia.
For all additional information and advice, do not hesitate to contact us, and our agents will connect you with experienced experts in this field who will gladly guide you throughout the purchase process.
Since joining the EU, Croatia has been attracting increasing attention from international clients looking for investment opportunities in one of the most emerging regions in the Mediterranean.
Croatia is widely known for its natural beauties, rich cultural and historical heritage, and mild Mediterranean climate, allowing you to enjoy outdoor activities almost all year round.
The most attractive destinations in Croatia offer a wide array of prestigious modern properties in unique locations by the sea and traditional rustic style villas that represent a perfect fusion of authentic stone exterior and attractive interior that combines modern amenities with autochthonous details that won’t leave you indifferent.
Record numbers of visitors and tourist overnights and a stable economic environment of our country are just some of the reasons that provide investors with security and optimism in planning new investments.
Josip Krnić Photography
Who can buy real estate in Croatia?
- EU citizens
Natural and legal persons from EU member states are entitled to ownership rights of real estate in the Republic of Croatia under the same conditions as Croatian citizens.
- Non-EU citizens
Foreign nationals from outside the EU can buy real estate according to the reciprocity principle. When buying a real estate it is necessary to seek approval from the Ministry of Justice of the Republic of Croatia. Foreign nationals without mutual consent/reciprocity can buy real estate on behalf of a company. The company needs to be founded with a registered seat in the Republic of Croatia. In that case, the real estate is purchased by a Croatian company in foreign ownership.
Villa Sealine
Purchase Costs
If you decided to buy luxury real estate in Croatia or indulge in an investment and development project you should know there are some additional costs.
The most of property purchasing expenses are paid by the buyer:
- Notary and registration fees: 50 – 150 €
- Official translator’s costs approx.: 200 – 300 € including Contract translation
- Agency fee: normally 3% of contract value + VAT
- Advocate’s fee: 0,5 – 1,25% of contract value + VAT
- Property transfer tax: 3% of tax office property estimate
If you want to purchase luxury real estate in Croatia or any other property from a legal entity, please pay attention to whether VAT is already included in the price. The standard VAT rate in Croatia is 25%. We also recommend that you hire an established real estate agency with extensive experience in the real estate market and local expertise, as well as internal legal support.
Josip Krnić Photography
Personal Identification Number – OIB
Before the conclusion of the legal matter it is necessary to obtain a personal identification number issued by the Tax Administration:
- Natural persons have to submit passport copy certified by a public notary, home address, and basic information on both parents.
- Legal persons have to submit the extract from the court register translated into the Croatian language, not older than 30 days.
Without the personal identification number, it is not possible to sign any contract or to establish a company.
Real Estate Taxation
- Real Property transfer tax is calculated and paid on acquisition of property in the Republic of Croatia when no VAT is to be paid on such acquisition. The real property transfer tax base is the market value of the real estate at the moment of acquisition. and is calculated at the rate of 3%. Real property transfer tax taxpayer is the acquirer of the real estate – the buyer.
- Value-added tax (VAT) is calculated and paid by the taxpayers who are registered in the VAT payers registry when they deliver, give or in any other way transfer a construction land and a building or parts of the buildings (as well as the land on which they are built) if those buildings and their parts have been inhabited or used for less than 2 years. The VAT for delivering real estate is to be paid at a rate of 25%.
- Income tax on assets based on property alienation is calculated and paid:
a) if the natural person is alienating the real estate within 2 years from the day of its purchase, under the condition that he/she hasn’t used it for residential purposes.
b) if the natural person sells, exchanges, or does any other taxable ownership transfer on more than 3 properties that are the same type in the period of 5 years since the day of their purchase.
We hope that this blog hides the answers to some of the questions you should have resolved before deciding on buying or selling real estate in Croatia.
For all additional information and advice, our team of experienced real estate agents and legal experts will be happy to provide support with the highest degree of discretion and professionalism.
The year behind us was marked by a global pandemic of unprecedented proportions and consequently with an almost complete halt in all economic activities that ceased abruptly due to restrictive measures, which led to the total collapse of nearly all sectors.
And it is precisely in 2020, an unprecedented year in many ways, that the real estate market experts faced significant challenges. The key to success was in their rapid response and adapting to market conditions and trends that were changing at a relentless pace.
Despite negative statistics and economic indicators that were by no means promising, Sotheby’s International Realty is very proud to announce that our brokers and sales representatives have achieved a record sales result of $150 billion at the global level, marking a continued increase in sales growth year over year.
“Thanks to innovations we pioneered nearly a decade ago, our affiliated companies and agents made the impossible possible. Their adaptability to serve clients safely further extended our position as a leader in luxury real estate,” said Philip White, president and CEO of Sotheby’s International Realty.
Modern Technologies and Trends in Property Viewings
As the luxury real estate sector leader, Sotheby’s International Realty guarantees global marketing reach and high advertising standards for both sellers and end buyers looking for their new home or dream vacation villa and constantly offers innovative tools for its loyal customers. At the peak of the pandemic, clients were unable to travel and view real estate in person, and agents were faced with the daunting task of finding new solutions that could replace traditional ways of real estate viewings.
Facing unenviable circumstances, sales representatives invested much energy to fully exploit all available brand tools to present real estate to prospective buyers in the best possible way through virtual platforms. New technologies and innovative marketing solutions that Sotheby’s International Realty is continuously improving have certainly contributed to these record results. The numbers are supported by more than 43 million views on the brand’s official YouTube channel and more than 6,000 properties on the global website that have video materials or provide the possibility of a virtual tour.
Global Trends in the Local Market
As the leading luxury real estate agency in Croatia and a representative of the brand synonymous with a professional approach and commitment to each client, our team of professionals is constantly working to improve their skills and replicate global trends in the Croatian market. Therefore, it comes as no surprise that clients remained loyal to our brand even in extraordinary circumstances, keeping their expectations high as always. Our real estate experts readily accepted the challenge and provided unconditional support to clients by organizing their arrival in Croatia despite restrictive measures and carrying out virtual tours of properties.
Despite the unfavorable global situation and strict measures that were eagerly implemented in almost all countries, our Croatian office followed the global trend of Sotheby’s International Realty and achieved a record sales result. Comparing global trends with the local market situation, we can conclude that clients worldwide increasingly value privacy and isolation and prefer secluded real estate surrounded by large plots, which allows them to enjoy a peaceful stay far away from the hustle and bustle of the city.
Regardless of skeptical forecasts, the corona crisis leads us again to the conclusion that foreign investors gladly invest in exclusive real estate in unique locations. Given the limited number of properties in premium locations, our offer of such properties very often does not satisfy the clients’ demands. One can easily deduce that this type of real estate arguably does not undergo large oscillations in the asking price, regardless of the current market challenges.
Global Expansion and Strategic Brand Growth
In 2020 Sotheby’s International Realty continues its constant growth in the global market by opening more than 50 new offices worldwide, further enhancing the brand’s global network currently present in more than 75 countries in nearly 1,000 offices with approximately 24,000 sales associates. In addition to opening new offices in existing markets, the brand has expanded to key international markets, establishing offices in seven new territories.
“I am very proud of our brand and the whole team in Croatia. It is a great success that we followed the world trends in the local market and achieved a record sales result in these difficult times”, concluded Marko Pažanin, managing director of Croatia Sotheby’s International Realty and a global partner.
Have you noticed that it’s almost spring? As much as we like it, we are even more excited about the fact that the beginning of spring means we are each day closer to summer! For a perfect second home, you need a perfect location, and is there a better one than Croatia? Whether you are looking for a house for sale in Croatia or you want to rent a luxury villa for a week or two, now is the perfect time to start your search for the perfect real estate!
Here are a few suggestions
Offering a beautiful view of Opatija and state of the art, modern design, Villa Design is our first „house for sale“ suggestion. Constructed according to the principle of a low-energy home, it is oriented to offer you maximum privacy while being close to one of Croatia’s most prominent tourist destinations.
An equally beautiful sea view awaits you at the Villa Appeal! This villa offers a modern design characterized by clean lines, large glass surfaces, and an open floor plan. All bedrooms are ensuite, offering complete comfort and access to the balcony, where you will enjoy the most memorable mornings.
A whole new level of privacy, peace, and sophistication is a prime quality of the Villa Maritim. This waterfront property is located on the island Vis, a still unexplored, therefore not crowded, jewel of the Adriatic sea. Sandy beaches within walking distance from the villa, a private swimming pool, and a tastefully-designed terrace-outdoor space are the main features of this extraordinary property.
Another beautiful, yet more populated island, is Brač – home to the amazing Villa Violet! All lovers of the crystal clear sea naturally carved bays, and the typical, unique island lifestyle will find all they need in this 445 sqm of living space, located on a 4,100 sqm large plot! Croatia’s luxurious property comes with an even better-designed and discreet garden, offering full privacy to its residents.
Last but not least on our list of houses for sale in Croatia is Villa Ruby! This three-floor real estate, fully faced with the famous Brač stone, is spread over 980 sqm of living space, including the spa area with hammam, Russian sauna, and a small indoor pool. The typical, local features, combined with the luxuries of a modern lifestyle, make for a true masterpiece of pleasant living, whose extraordinary character is timeless.
How to pick just one out of these five amazing properties, and they are just a small part of what we have to offer! Be sure to check out the rest of our houses for sale before making your final decision. We’ll leave you to your thoughts and dreams while you scroll through our portfolio…
Croatia has still not stood out as a true luxury real estate market. Still, despite this, we have noticed a growth in foreign investors’ and buyers’ interest in Croatia’s luxurious properties. The demand for luxury real estate on our market has increased by 30% compared to 2017, and the number of real estate queries in Croatia Sotheby’s International Realty portfolio has increased by 30%. When it comes to top qualities our customers seek in a luxury property, location is ranked pretty high. Everybody wants the same thing – to rent or buy a luxury property on Croatia’s coast!
Rent a luxury property in Croatia for a truly memorable vacation
As a well-known tourist destination, Croatia offers a wide range of accommodation facilities. If renting a luxury villa in Croatia is what you seek, then Croatia Sotheby’s International Realty is your best partner in this search. Not so long ago, we have enriched our portfolio with luxury villas and apartments all over Croatia’s coast available for rent every week. A touch of luxury will make your vacation memories even more memorable, especially if you stay at a property that is just right for you. This is our mission – to pair up our customers with luxury real estate properties that suit them the best!
Make your Croatian, luxury real estate dream into reality.
On the other hand, you might fall in love with Croatia and wish to stay here for more than just a week or two. We’ll be right there to help you find just as perfect and suitable property as the country itself. To buy a luxury real estate property in Croatia, maybe your dream today, or become your dream in the future, but with our help, you will turn it into reality! With our expertise and guidance, the process will be smooth and easy, and at the end of it, you will be holding the keys to your dream Croatian home. To ensure we have the right property for you, we actively spread our portfolio with new luxury properties. New properties and new prices come with each day so make sure you check out our portfolio regularly. You never know when your perfect luxury real estate property in Croatia might appear!
