Can I Live in Croatia If I Buy a Property?

Can I Live in Croatia If I Buy a Property?

Guide for Foreign Citizens in 2025

Buying property on the Adriatic coast is a dream come true for many. But one of the most common questions foreign buyers ask is:

If I buy a house or apartment in Croatia, can I live there – legally and officially registered?

The answer is yes, but only under certain conditions and with a properly submitted residence application. This guide provides a detailed overview of the options for living in Croatia based on property ownership, including the procedure, required documents, fees, and legal limitations as of 2025.

1. Difference Between EU Citizens and Third-Country Nationals

If you are a citizen of a European Union (EU) member state, the European Economic Area (EEA), or Switzerland, you have the right to stay in Croatia freely, but must register your residence if staying longer than 90 days.

If you are a citizen of a third country (e.g., the USA, UK, Canada, Australia, Serbia, Bosnia and Herzegovina…), different rules apply – your stay is time-limited and not allowed beyond 90 days without prior residence approval.

EU / EEA / Swiss Citizens:

• Can stay up to 90 days without registering residence

• If staying longer than 90 days, must register residence with the local police (MUP)

• Registration is simple; just prove the reason for your stay (e.g. property ownership)

• Receive an EU national residence card (valid for up to 5 years)

• No quotas or requirement to leave the country

Third-Country Nationals:

• Can stay up to 90 days within any 180-day period (Schengen rule)

• To stay longer, must apply for temporary residence

• The application is subject to MUP approval and may be rejected

• Residence based solely on property ownership does not lead to permanent residence or citizenship

• After one year of residence, you must leave Croatia for 6 months before reapplying

2. Staying as a Tourist (Seasonal Visits)

If you do not plan to live in Croatia year-round, but only visit for holidays or weekends, you can stay as a tourist:

• EU/EEA/Swiss citizens: up to 90 days without a residence permit, with mandatory tourist registration via the eVisitor system

• Third-country nationals: up to 90 days within any 180 days, with the same tourist registration obligation

Note: Owning property does not change your status – you are still considered a tourist unless you apply for temporary residence.

3. Temporary Residence Based on Property Ownership

If you want to live in Croatia long-term or year-round, you must apply for temporary residence under "other purposes."

• Duration: up to 1 year (not counted toward permanent residence)

• Renewal: after expiration, you must leave Croatia for at least 6 months before reapplying

• Does not lead to permanent residence or citizenship

4. Who Can Apply for Temporary Residence?

Temporary residence based on property ownership in Croatia may be requested by:

• Third-country nationals who own property in Croatia

• Must prove personal use of the property (not solely rental/investment)

• Must have sufficient financial means and health insurance

EU/EEA/Swiss citizens are not subject to the approval process like third-country nationals, but must register their residence if staying longer than 90 days. Registration is done at the police station (MUP) in the area of residence. Ownership of property can be a valid reason for residence registration. If all conditions and documentation are met, an EU national residence card valid for up to 5 years may be issued.

5. Required Documentation

• Property deed (land registry extract), not older than 6 months

• Valid passport

• Proof of health insurance

• Proof of sufficient financial means (bank statement, pension, etc.)

• Certificate of no criminal record from the home country

• Statement of purpose of stay (personal use of property)

6. Where and How to Submit the Application?

• At the competent Police Department (MUP) based on property location

• In person or through an authorized representative

• In some cases, it is possible to submit part of the documentation online

7. Costs of the Procedure

• Administrative fees and residence card: €80–120

• Document translations and notarization: €100–300

• Health insurance (if not covered by foreign insurance)

8. What Fees Apply If You Live in Croatia as a Property Owner?

Annual Property Tax

• As of 2025, a yearly property tax is in effect, replacing the previous communal fee

• The amount depends on the property’s size, location, and purpose

• Rates are determined by local governments

Tourist Tax and eVisitor Registration

• Property owners must register in the eVisitor system

• An annual flat-rate tourist tax is paid for the owner and immediate family members

• Example: in the municipality of Punat, the flat rate for the first and second person is €25 each, and €12 for each additional person

• Alternatively, the tax can be paid per overnight stay (e.g. €1.80 per person per night)

9. Who May Be Rejected?

• Individuals with a criminal record

• Individuals without stable income or health insurance

• If the property is used solely for commercial rental

• If there has been prior abuse of residence permits

10. Permanent Residence and Citizenship

• Temporary residence based solely on property ownership does not count toward permanent residence

• If no additional legal basis (e.g., employment, study, family reunification) is established during this time, the stay will not be credited toward the required 5 years of lawful residence to apply for permanent residence

• To obtain permanent residence, 5 years of continuous lawful residence is required, along with meeting other conditions (language, integration, etc.)

This text reflects the legal landscape as of 2025. Regulations are subject to change – for accurate information, consult a legal expert or the Croatian Ministry of the Interior (MUP).