Apartments in Dubrovnik and Zagreb for foreign buyers

Dubrovnik and Zagreb are the two ends of the Croatian apartment market. Dubrovnik is a small, world-famous walled city where scarcity and tourism push prices to the top of the country. Zagreb is the capital, with universities, ministries, companies and a population that lives and rents there all year. This guide compares both, gives the prices we could verify, explains the rental rules and the ownership process and costs, and ends with a section for Russian-speaking buyers living in the EU. Figures are as of October 2026 and indicative. The legal basics are in our guide to buying in Croatia as a foreigner.

Prices: what the sources say

Croatia's prices have risen sharply: we reported house prices up 14.3% year on year in Q1 2026, see Croatia house prices up 14.3% in Q1 2026. Sales volumes fell in 2025, so higher prices came with fewer deals.

• Dubrovnik. Sources disagree widely. One market overview (May 2026) put the average apartment near €3,900 per m², while other agency pages quote €5,100 to €5,400 per m² for 2026, and listings in the old town and for new builds with sea views run far higher. We could not reconcile these, so the honest answer is: expect a premium over the Croatian average of about €2,900 per m², and ask for recent comparable sales for the exact street and building before you negotiate.
• Zagreb. For new flats, Croatian press quoting the statistics office reports an average of about €3,518 per m² in the first half of 2026, up about 18.9% on a year earlier, against about €2,994 for the whole country. For used flats one overview (May 2026) reports about €2,917 per m² on average, with districts ranging from about €2,700 to €4,600. Listing-based data (August 2026) put asking prices higher, around €4,150. The gap shows why you should negotiate on the basis of sold prices.

Older buildings in Zagreb were affected by the earthquake of March 2020. Check the structural condition of the building, any renovation done after the quake and the owners' reserve fund, because this affects both the price and the cost of ownership.

Dubrovnik: premium and its limits

Demand comes from tourists, second-home buyers and a small local supply. Land and building are limited by the historic city and the surrounding hills, and roads and parking are tight. That keeps prices high but also means a thinner market: fewer flats, longer to sell if you pay too much. Flats in the old town have particular rules for renovation because of the protection of the historic core, and there are reports that tourist letting in the centre is under pressure from local rules; we did not verify the current text, so ask the city before assuming you can let a flat there. Winter is quieter, with fewer flights and shops; the airport is south of the city, and check the timetable from your location before deciding.

Zagreb: living and renting

Zagreb is a market of residents: young professionals, students, civil servants and employees of international companies. This gives steady long-term demand and less seasonality than the coast. Tourist letting exists but is only part of the picture. Long-term rental is the main route; the owner pays tax on the rental income, with a choice between a flat-rate and actual-cost regime depending on the rules in force, which we did not verify in detail, so confirm with a Croatian tax adviser. A flat let long term for at least ten months a year was reported to be exempt from the new annual property tax, which is set locally; see annual property tax and bills for owners abroad and ask the city. Compare the two modes in short-term vs long-term rental.

Rental rules in short

Short-term letting anywhere in Croatia is regulated; the details below come from trade summaries, not the Official Gazette.

• Each accommodation unit needs a registration number, reported to apply from June 2026.
• Private hosts on the flat-rate system pay an annual amount per bed set by the municipality, reported to range from about €20 to €300 nationally.
• In a building with several owners, two thirds of co-owners by share must agree, according to reports.
• Unregistered letting is reported to carry fines of about €1,000 to €15,000 for individuals.

Croatia is also working to make sure that rental income of foreign owners is taxed, so declare it properly and check your home country, see tax on rental income abroad for EU residents.

Ownership process and costs

• Tax number (OIB), free and needed for the contract.
• Independent lawyer, see notary or lawyer: who do you need abroad.
• Check of the land register (zemljišna knjiga) and cadastre, the building and use permits, mortgages and co-owners; in blocks of flats also the reserve fund and decisions of the owners' assembly.
• Preliminary contract with a deposit, usually 5 to 10% in the market but not fixed by law, then a notarised sale contract.
• For non-EU buyers: application to the Ministry of Justice, see below.
• Pay the tax and register in the land register.

Costs on a resale flat: 3% transfer tax paid by the buyer; new builds from a developer include 25% VAT instead. Notary and lawyer each about 1% in the market, agent about 3% plus VAT often shared, and registry fees. Plan 6 to 8% of the price. See total cost of ownership abroad and typical mistakes of first-time buyers abroad. For a hotel or small commercial project see buying a hotel in Croatia.

For Russian-speaking buyers and expats

• Nationality decides the route. EU, EEA and Swiss citizens buy on the same terms as Croatians. Citizens of other countries need reciprocity and the consent of the Ministry of Justice: gov.hr: real estate purchase for foreign nationals. Residence in the EU does not change this, and we did not verify any particular passport.
• Documents. Passport, proof of address, OIB, proof of the source of funds and a power of attorney if you sign remotely, see power of attorney for buying abroad and remote signing and closing.
• Banks. A transfer can be checked by your bank and the Croatian one; bring the paperwork, see bank checks for Russian citizens living in the EU and opening a bank account abroad as a non-resident owner. We do not advise on avoiding checks or sanctions rules.
• Community and language. Zagreb has the largest range of lawyers, notaries and translators, and Russian-speaking people live there and in Dubrovnik, but we found no statistics. Official papers are in Croatian: order certified translations.

See also Russian-speaking expats in the EU buying property abroad.

FAQ

Is Dubrovnik more expensive than Split? Sources differ: Split overtook Dubrovnik on some averages in 2026, while other pages still show Dubrovnik higher, especially in the old town. Compare sold prices.

Is Zagreb a good place to rent out? It has steady long-term demand from residents; the net result depends on the purchase price, taxes and renovation. We give no yield figure.

Do I need to live in Croatia to buy? No, but you need an OIB and either to attend or to use a power of attorney.

Can a non-EU citizen buy? Only with reciprocity and Ministry of Justice consent, see the main guide.

How long does it take? The EU route can close in weeks once documents are ready; the Ministry consent for non-EU buyers has been reported at roughly two to six months, with no official deadline.

How we help

We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers. We can help compare apartments in Dubrovnik and Zagreb and prepare the document list. This text is informational and is not legal, tax or investment advice; rules, rates and prices change, so verify the current position with a Croatian lawyer, notary and the tax office.