Property in Split, Dalmatia and the islands for foreigners

Central Dalmatia is the part of the Croatian coast most people have in mind when they search for property by the sea: the city of Split, the old town of Trogir, the Makarska Riviera under the Biokovo mountain, and the islands of Brač and Hvar a ferry ride away. This guide compares these places, gives the price levels we could verify, explains the tourist-rental regime and the logistics, and ends with a section for Russian-speaking buyers who live in the EU. Figures are as of October 2026 and indicative. For the legal basics read our guide to buying in Croatia as a foreigner.

The market in one picture

Croatia has had one of the fastest-rising housing markets in the EU. We reported that house prices were up 14.3% year on year in the first quarter of 2026, see Croatia house prices up 14.3% in Q1 2026. At the same time the number of sales has fallen: one agency analysis reports that sales in Split-Dalmatia county dropped by about 23.5% in 2025. Higher prices with fewer deals usually means sellers hold out and buyers have room to negotiate on older or poorly located flats, while good new or renovated ones sell at the asking level. Treat the numbers as a direction, not a forecast.

Places compared

• Split. The second-largest city, with a port, a university, offices and a year-round population, so demand does not depend only on tourists. A Croatia Week report based on an Opereta Real Estate analysis of 1,092 apartment transactions between 2025 and April 2026 gives an average of about €4,065 per m², with most deals between €3,400 and €4,600. The top neighbourhood in that analysis, Meje, was near €6,160 per m², while Brda was near €2,860. Listings are usually higher than what is actually paid.
• Trogir and Čiovo. A UNESCO old town right next to Split airport, with a quieter feel than Split. Čiovo island, joined by a bridge, has many new apartment buildings. We did not find a reliable per-m² average, so compare similar flats.
• Makarska Riviera. A long beach strip with a promenade, strong summer demand and a busy season. Apartments close to the sea cost much more than the same flat one road back.
• Brač. A large island with Supetar as the main port and Bol known for its beach. Calmer than Hvar, with a mix of houses and apartments.
• Hvar. The most expensive and the most seasonal of the group, with a famous town and a short high season. Be careful with price promises here; we could not verify a per-m² figure for Hvar or Brač and recommend asking for recent comparable sales from a lawyer or notary.

Rules for renting to tourists

Most buyers on this coast think about letting the flat in summer. The regime has been tightened, and the details below come from trade summaries, not the Official Gazette, so confirm them with the local tourist board before you rely on them.

• Registration. Each accommodation unit needs its own registration number to be advertised and let; platforms are expected to check it. This was reported to apply fully from June 2026.
• Annual tax per bed. Private hosts using the flat-rate system pay a fixed amount per bed set by the municipality, reported to range from about €20 to €300 depending on how developed the area is. Hvar, Split and Makarska are in the more expensive tiers; ask the town for the current rate.
• Neighbours. In a building with several owners, reports say that two thirds of the co-owners by share must agree to short-term letting. Check the building rules before paying a deposit.
• Fines. Letting without registration is reported to carry fines of about €1,000 to €15,000 for individuals.

If you live in another EU country, your home tax office may also want to see the income, see tax on rental income abroad for EU residents. For the choice between seasonal and long-term letting see short-term vs long-term rental. We give no net yield figure because it depends on season length, fees and taxes.

Getting there and living there

Split has an international airport, with many seasonal flights from European cities and fewer in winter; check the current timetable from your city before you decide, since this decides how often you will actually visit. Car and passenger ferries run from Split to Brač (Supetar) and Hvar and in summer there are faster catamarans, but the schedule is much thinner in winter and the sea can stop sailings. An island home is a different lifestyle from a flat in Split: supermarkets, doctors and winter services are limited, and repairs can take longer. If you will not be there, plan property management for remote owners.

Steps and costs

The process is the same everywhere in Croatia. Get an OIB tax number, use an independent lawyer, check the land register, cadastre and use permit, sign a preliminary and then a notarised sale contract and register the transfer. On resale property the buyer pays a 3% transfer tax; on a new build from a developer 25% VAT is included instead. Notary, lawyer and agent fees come on top, and 6 to 8% of the price is a reasonable planning figure for resale; see total cost of ownership abroad. A coastal point that matters: legalisation problems are common with extensions and buildings without a use permit, and plots close to the shore can be state-owned maritime domain, so insist on a full legal check. More in typical mistakes of first-time buyers abroad.

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, see the official page gov.hr: real estate purchase for foreign nationals and our guide. An EU residence card does not replace citizenship for this rule, and we did not verify the status of any particular passport.
• Documents. Passport, proof of address, an OIB, proof of the source of the money and, if you buy remotely, a power of attorney, see power of attorney for buying abroad and remote signing and closing.
• Banks. Transfers from a bank in your country of residence may trigger questions about the origin of funds; prepare the documents in advance, 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 any check or sanctions rule.
• Community and language. There are Russian-speaking people in Split and the main resort towns, but we found no reliable statistics, so do not count on Russian-speaking services in the land registry or at the notary: order certified translations and choose a lawyer you can speak to fully.

See also the wider overview Russian-speaking expats in the EU buying property abroad and buying with Russian citizenship: country restrictions.

FAQ

Which is cheaper, Split or the islands? Not necessarily the islands. Hvar is among the most expensive places in the country and Brač depends on the town. Ask for recent comparable sales instead of using averages.

Can I rent my flat to tourists? Yes if the unit is registered, the building allows it and you pay the local flat tax; the rules were tightened and we recommend checking them with the town.

Is it better to buy a new build or a resale? A new build comes with 25% VAT in the price and a lower legal risk on permits; a resale pays 3% transfer tax but needs a thorough check of papers.

Do I need to be present to buy? No, if you have an OIB and a power of attorney, but a non-EU buyer also needs the Ministry consent.

Does owning give me the right to live there? Not by itself for non-EU citizens. See the main guide for the reported route for retirees.

How we help

We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers. We can help you shortlist places in Dalmatia, compare real asking and sale prices 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.