For many, purchasing property in Croatia is not just a way to own an apartment by the Adriatic; it is also an opportunity for investment, short-term rentals, or capital preservation. One of the first decisions a prospective buyer faces is choosing primary or secondary real estate market in Croatia.
Both options have their advantages and limitations. A new apartment may offer modern technology, lower renovation costs, and greater comfort, whereas a resale property often boasts a more attractive location, a wider selection of existing buildings, and the possibility of price negotiation. Which option is the better choice for Croatia?
The primary real estate market in Croatia – what does it entail?
The primary market consists mainly of new apartments, houses, and villas offered by developers or investors, often while still under construction.
Buyers acquire properties designed to modern standards. Common features in new developments include large windows, terraces, balconies, parking spaces, air conditioning, underfloor heating, and energy-efficiency solutions.
One major advantage is that no major renovation is required. Once the project is completed, the property can be furnished to the owner’s taste and relatively quickly prepared for occupancy or rental.
However, it is worth noting that a new property is not necessarily cheaper. Data from the Croatian statistical office shows that in the first half of 2026, the average price of new apartments sold was €2,994 per m², while the price for apartments sold by companies and other legal entities was €3,012 per m². [1]
Advantages of buying a real estate from the primary market
Key arguments in favor of the new property include:
- modern building and fit-out standards,
- no need for major renovations,
- the option to choose finishes at an early stage of the investment,
- often superior energy efficiency,
- modern building systems,
- lower risk of costly repairs in the initial years,
- appeal to tourists looking for modern apartments.
The primary market can be particularly attractive for those purchasing property primarily as an investment. A new apartment in a desirable location—properly equipped and set up for vacation rentals—can stand out from older properties.
However, this does not mean that every new development is automatically a sound investment. Factors such as location, build quality, the developer’s reputation, access to infrastructure, and the specific town’s tourism potential remain crucial.
The secondary real estate market – why is it worth considering?
The resale market comprises properties that have previously had an owner. In Croatia, this includes everything from older flats in the centers of coastal towns, traditional stone houses, and villas to relatively modern apartments.
The greatest advantage of the resale market is its diversity. Buyers can find properties in locations where virtually no new developments are being built.
This is particularly significant along the Croatian coast. In some areas, the most attractive plots are already built up, making it harder to find a new apartment in the immediate vicinity of the old town, a marina, or the beach.
Purchasing a resale property also allows you to thoroughly assess the surroundings. You can see the street, the neighborhood, the infrastructure, and the view from the terrace—meaning you do not have to base your decision solely on visualizations of a planned development.
A lower price? Not necessarily.
It is a common belief that resale properties are significantly cheaper than new ones. In practice, however, the situation is not always so straightforward.
The price depends primarily on location, quality standard, sea views, proximity to the beach, floor area, plot size, and technical condition.
Moreover, the latest data show that prices for existing apartments in Croatia have risen faster than those for new ones. In the first quarter of 2026, resale property prices were, on average, 16.1% higher than a year earlier, whereas prices for new apartments increased by 9.7%. Along the coast, property prices rose by 12.6% year-on-year. [2]
This means that when choosing a property, one should not rely solely on the “new build vs. resale”. Far more important is the specific real estate offer is far more important.
Taxes and additional purchase costs
When comparing the two markets, tax considerations must also be taken into account.
In Croatia, the real estate transfer tax is generally 3% of the real estate’s market value, provided the transaction is not subject to VAT. For properties where the acquisition is subject to VAT, the transfer tax is not charged. [3]
In practice, this means that the tax treatment may vary depending on the type of property and the nature of the transaction. Therefore, before signing a contract, it is advisable to carefully verify which taxes and fees will apply to the specific purchase.
The budget should also include costs associated with, among other things, legal services, translations, notary fees, property registration, and—in the case of an investment purchase—the subsequent furnishing of the property.
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What should you look out for when buying on the secondary real estate market?
The resale market offers a vast selection of properties, but it requires a particularly thorough review of the documentation.
Before purchasing, it is essential to verify the real estate’s legal status, the land registry entry, building permits, and the building’s compliance with the documentation. Croatian authorities also highlight the importance of the building permit (or relevant construction document), the occupancy permit, and the energy performance certificate. [4]
It is also advisable to check for structural issues, dampness, problems with utility systems, and any need for roof or façade repairs.
In the case of an older house, it is particularly important to inspect not only the real estate itself but also the status of the plot and all structures located on the land.
Primary or secondary real estate market – which is better for an investor?
There is no single answer that applies to every buyer.
The primary market may be a better choice if:
- we value a modern standard,
- we do not want to deal with renovations,
- we are buying the apartment as a rental investment,
- we want to furnish the property from scratch,
- we value modern infrastructure.
The secondary market might be a better option if:
- a specific location is our top priority,
- we want to buy a property close to the town center or the beach,
- we are looking for a house with a large plot of land,
- we are prepared to undertake renovations,
- we value the possibility of negotiating the price,
- we are looking for a property with unique character, such as a traditional Dalmatian house.
And what about the location?
When it comes to real estate in Croatia, location is often more important than the distinction between the primary and secondary markets.
An apartment situated in a popular tourist destination—close to the beach, restaurants, and local amenities—may offer greater investment potential than a new apartment located far from key attractions.
Therefore, before making a purchase, it is worth asking yourself a few questions: Is the real estate intended primarily as a holiday retreat? Do we plan to rent it out? How much of the year do we intend to use it? Is ease of resale a priority?
Only then should you decide whether the primary or secondary market is the better choice.
Buying Property in Croatia – Safety First
As European Union citizens, Polish buyers can generally purchase real estate in Croatia under the same conditions that apply to Croatian citizens, subject to exceptions for specific categories of property. [5]
However, this does not mean the purchase should proceed without a thorough review of the documentation. The sales contract itself does not automatically confer ownership rights; ownership must be registered in the land registry. [6]
Therefore, when purchasing property in Croatia, it is advisable to seek the assistance of professionals who are familiar with the local market and capable of verifying both the legal status and the investment potential of a specific offer.
Summary – which market to choose?
Both the primary and secondary real estate markets in Croatia can be excellent choices, though they cater to slightly different needs. A new property offers comfort, modern features, and a lower risk of needing renovations. The secondary market, meanwhile, offers greater variety and often provides access to unique locations and properties with character.
It is therefore not enough to simply ask, “New or resale?” A far better question is: “Which specific real estate best aligns with my goals, budget, and plans for Croatia?“
With property prices rising—particularly along the Croatian coast—a thorough analysis of location, legal status, purchase costs, and rental potential is essential for a secure investment. [2]
A well-chosen apartment from the primary market can be a great investment, as can an attractive house or apartment from the secondary market. What matters most is not the market category itself, but the quality of the specific property and its future potential.
Sources:
[1]: Prices of Sold New Dwellings, 2026 | Državni zavod za statistiku
[2]: House Price Indices, First Quarter of 2026 | Državni zavod za statistiku
[3]: Real estate transfer tax – gov.hr
[4]: Purchase, sale and rental of real estate – gov.hr
[5]: Kupnja nekretnina za strane državljane – gov.hr
[6]: Purchase of real property – gov.hr
