Legal Guide to Buying Agricultural Land in Croatia

Published on September 29, 2025 and written by Cyril Jarnias

Purchasing Agricultural Land in Croatia: Complete Guide

Purchasing agricultural land in Croatia can be a rewarding venture, but also involves legal complexities that require special attention. In this guide, we explore the essential aspects of the process, from restrictions for foreign buyers to key purchase steps, to provide you with all necessary information to confidently navigate the Croatian market.

As Croatia continues to attract investors with its fertile land and temperate climate, it’s imperative to consider local regulations and legal specificities that may influence your decision. Whether you’re a young agricultural entrepreneur or an experienced investor, this guide offers a clear and concise overview of the steps to follow to realize your project in compliance with Croatian laws.

Buying Agricultural Land in Croatia: Essential Legal Basics

Key Laws and Regulations

Agricultural Land Act: Agricultural land receives special protection in Croatia. The purchase of this land is strictly regulated to preserve its use and the public interest.

Regulations for Non-Residents:

• Until July 2023, a moratorium prevented foreigners (including EU citizens) from purchasing agricultural land without establishing a local company.
• Since the moratorium was lifted, private citizens and companies from the European Union can directly acquire agricultural land, subject to compliance with national laws.
• Non-EU nationals remain subject to stricter restrictions or the requirement of a bilateral agreement.

Purchase Procedure & Required Documents

1. Preliminary Verification:
   • Consult the local urban plan to confirm classification (agricultural/buildable/other).
   • Verify agricultural zoning and local rights (potential customary or community rights).
2. Required Documents:
   • Written sales contract
   • Official cadastral certificate
   • Notarized seller declaration regarding absence of mortgage/dispute
   • Proof of citizenship (for foreign buyers)
   • Official proposal for land registry registration
3. Registration:
   • The transfer must be registered with the land registry through an authentic act.

Taxes & Legal Fees

Type of Fee	Amount / Rate
Transaction tax	3% of declared amount
VAT (new only)	25%
Notary fees	According to national scale
Attorney fees	Variable depending on complexity
Cadastral fees	Nominal

Role of Notaries & Lawyers

• Notary
  • Authenticates the sales contract.
  • Verifies identity, legal capacity, absence of mortgage debts or ongoing disputes.
• Lawyer
  • Conducts thorough due diligence: checks titles, mortgage history, cadastral compliance.
  • Assists with all administrative procedures.

Careful verification by these professionals is essential to ensure the property is freely transferable, without hidden litigation or administrative restrictions.

Due Diligence: Titles & Land Use

• Mandatory checks:
  • Actual existence and exact legal status via updated cadastre/land registry
  • Compliance with local development plans; clear identification if agricultural land or other type
  • Research on potential preferential rights held by local communities or the State

Local Community Rights & Agricultural Zoning

• Certain local communities may have priority rights during public sales;
• Zoning precisely determines what can – or cannot – be developed/built: any transformation requires municipal authorization compliant with the local plan.

Direct acquisition by European nationals primarily results from obligations related to Croatia’s EU membership:

• The transitional period negotiated during accession allowed gradual access to agricultural land markets to avoid massive speculation harmful to traditional Croatian farmers.
• Since July 2023, this derogatory regime is no longer extended: there is now alignment with the fundamental European freedom regarding agricultural real estate acquisitions between EU members.

Systematic legal due diligence remains essential before any acquisition to guarantee asset security and regulatory compliance.

Preventing Risks of Non-Buildable Land in Croatia

Land is designated as non-buildable under Croatian legislation when it doesn’t meet the technical and legal criteria required to accommodate construction. Main criteria include:

• The land must be located in an area classified as buildable by the local urban plan or any other official planning document (PLU, GUP, municipal map).
• It must have access roads and allow connection to public networks (electricity, drinking water, sanitation). If these facilities don’t exist, their installation must be technically possible.
• Soil quality must allow construction without major risks.
• Restrictions may apply to protect people, the environment, or classified natural sites.

Usage Restrictions on Non-Buildable Land:

• Prohibition of any residential or commercial construction.
• Only certain agricultural structures may be authorized on agricultural land (farms, greenhouses…), subject to compliance with local development plans and minimum area requirements imposed by each municipality.
• In protected areas (approximately 38% of Croatian territory), any form of construction is highly regulated or even prohibited.

Legal and Financial Consequences for Non-Compliance:

Consequence	Description
Administrative sanctions	Work cancellation; demolition obligation
Fines	Financial penalties reaching several thousand euros
Civil liability	Compensation for damages caused to others or the environment
Administrative blockage	Future impossibility to obtain permits or connections

Tools and Resources to Verify Legal Status Before Purchase:

• Direct consultation of local urban plan at the town hall
• Access to Croatian national cadastre
• Verification with competent urban planning ministry
• Official written request regarding land urban designation

Recommended Preventive Legal Measures:

1. Hire a certified architect for technical and regulatory project analysis.
2. Seek assistance from a notary specialized in local land transactions.
3. Obtain written certification on buildable/non-buildable status from municipal authorities before final signing.

Practical Tips for Potential Buyers:

Before any financial commitment:

• Always consult a local expert mastering specific urban regulations of the concerned municipality.
• Require detailed cadastral verification and an official copy of applicable urban zoning for the targeted land.
• Never rely solely on oral statements; request all supporting documents signed by competent authorities.
• Become aware of any public or private easements affecting the land (road access, networks…).

Frame all these steps in the initial contract so the purchase is conditional on written confirmation that the property conforms to the intended project.

Exercising vigilance during land purchase in Croatia not only helps avoid future disputes but also secures your investment against administrative and financial risks related to non-buildable land.

Building Permits and Rural Zoning in Croatia

Procedure for Obtaining Building Permit in Croatia

• Application is submitted to the town hall or competent urban planning service, sometimes via the national electronic platform (ePermit).
• Local authorities process the file, potentially consulting other agencies depending on project nature (environment, heritage…), then issue the permit.
• Average processing time is generally 2 months.

Required Documents

List of frequently required documents:

• Official application form
• Main project certified by architect and involved designers
• Written report on main project control (if required)
• Nostrification certificate for projects following foreign standards
• Proof of legal interest (cadastral extract proving ownership or real right on land)
• Certificates attesting project compliance with special regulations (environmental, heritage…)
• Brief description and site plan/layout
• Proof that investor is authorized to build (concession or agreement if necessary)

Practical Example: Simplified Procedure

Step	Detail
File submission	At town hall/urban planning service/local or via ePermit
Processing	Potential consultation of specialized public agencies
Timeline	Approximately 2 months
Decision notification	Approval/refusal transmitted to applicant

Rural Zoning in Croatia

Croatian territory is divided into several main categories:

• Urban areas:
  • Residential/commercial construction possible under local conditions.
• Rural/agricultural areas (“poljoprivredno zemljište”):
  • Primary objective: agricultural exploitation.
  • Construction limited to agricultural buildings strictly related to activity (barns, greenhouses…).
  • Private residence generally prohibited except specific authorization and professional/agricultural justification.
  • Any construction must respect minimum ratio between built surface and cultivated area.
• Protected/environmental areas:
  • Very strong restrictions; any project must obtain specific environmental acceptability.

Summary Table of Possible Uses in Agricultural Zone

Use	Permitted without restriction	Permitted with conditions	Prohibited
Agricultural exploitation	✅
Agricultural buildings		✅
Private residence		❌(except exceptional derogation)
Industrial activities		❌

Practical Tips for Agricultural Land Purchase

Systematically request an urban certificate before purchase: it guarantees buildability and absence of hidden easements.

A buyer who obtained this certificate discovers their land is buildable; if they don’t verify this point before purchase, they risk total construction prohibition after acquisition.

List of recommended verifications:

1. Verify exact cadastral designation of land: consult official cadastral extract.
2. Request urban certificate from local authorities.
3. Ensure no easements or restrictions burden the property (protected area/non-buildable zone).
4. Inquire about specific local procedures that may vary by municipality.

Recent Legislative Developments

Centralized electronic platforms have been recently established to harmonize and accelerate administrative procedures related to permits. Additional requirements regarding environmental impact are now more frequent in certain sensitive rural areas.

Practical tip: For any rural investment, collaborating with an experienced local architect often helps accelerate and secure all administrative procedures related to permits and zoning.

Tips to Secure Your Investment in Agricultural Land

Verification of Legal Property Ownership

• Require updated vlasnički list (property certificate) obtained from Croatian land registry.
• Verify existence of encumbrances, mortgages, or third-party rights on the land.
• Ensure all potential co-owners have given written consent to the sale.
• Use cadastral number (Broj kat.cestice) to precisely identify the parcel.

Land Title Research

• Consult centralized land registry to verify ownership, easements, and permit compliance.
• Have due diligence conducted by local lawyer to control information accuracy and detect potential disputes.
• Require delivery of Tabuljarna Isprava (receipt confirming sale) after full payment.

Local Land Use Regulations

• Verify land classification (agricultural, residential, other) with Department of Construction and Spatial Planning.
• Confirm land is intended for agricultural use and no restrictions prevent exploitation or resale.
• For non-Croatian citizens, inquire about potential acquisition restrictions according to your nationality.

Relevant Tax Aspects

• Anticipate real estate acquisition tax, generally 3% of purchase price.
• Plan for notary, lawyer, registration fees, and potentially certified translation costs.
• Consider taxation on agricultural income if land is commercially exploited.

Engaging Local Professionals

• Systematically mandate a Croatian lawyer specialized in real estate law to:
  • Verify property ownership and legal compliance of land.
  • Prepare or review all contracts.
  • Assist during notary signing.
• Engage a notary to formalize sale and register transaction in land registry.
• Consider consulting local tax advisor to optimize investment structure.

Obtaining Appropriate Insurance

• Purchase title insurance to protect against hidden property defects or future disputes.
• Subscribe to liability insurance if agricultural operation is planned.
• Evaluate need for multi-risk insurance covering installations, equipment, or natural risks.

Step	Action to Take	Professional to Engage
Title verification	Analysis of vlasnički list and cadastre	Lawyer, notary
Encumbrance check	Search for mortgages, easements, co-owners	Lawyer, land registry
Urban compliance	Verification of zoning and permitted uses	Lawyer, local administration
Drafting and signing	Purchase contract, deposit with notary	Lawyer, notary
Sale registration	Registration in land registry, certificate obtainment	Notary, lawyer
Investment protection	Subscription to appropriate insurance	Insurance broker

Key takeaway:

Securing an agricultural investment in Croatia requires heightened legal vigilance, intervention of qualified professionals, and appropriate insurance coverage. Never skip thorough verification, even if the procedure appears transparent.