Steps to Buying Property in Croatia – From Offer to Key Handover

You have found an apartment or house that suits you and you are ready to discuss the purchase. The following questions usually come quickly: when to make an offer, what to check before the deposit, do you need a pre-contract, and at what point do you receive the keys?

The main steps of purchasing real estate are checking financing options and documentation, agreeing on terms, a possible pre-contract, concluding the sales contract, payment of the price, submitting a proposal for ownership registration, and handover. Certain actions can take place in parallel, and their sequence must correspond to the specific purchase.

Below we provide a practical overview of the process for a buyer who has already found a property and wants to know what follows.

Overview of the real estate purchase process

The table shows an approximate flow. For example, the handover can be agreed upon before the court completes the ownership registration. Therefore, dates and mutual conditions should be clearly linked by the contract.

1. Prepare an offer that includes more than just the price

Before sending an offer, determine how much you can pay and when you can secure the funds. In addition to the purchase price, leave room for transaction costs, possible taxes, furnishing, and necessary works.

If you are using a loan, ask the bank for a preliminary financing assessment. Talking to the bank is not a final approval, but it helps ensure you do not promise the seller a deadline you cannot meet.

A good offer should clearly describe:

• the property it refers to;
• the offered price;
• the method of financing and approximate payment deadlines;
• furniture, equipment, and accessories you wish to include;
• the desired date for transfer of possession;
• conditions that still need to be checked or fulfilled.

For example, it may be crucial for the buyer that the apartment is vacant by the start of the school year, while the seller may prefer a later handover. This agreement should be opened immediately.

Do not assume that every document titled "offer" or "reservation" is non-binding. Clarify its content and legal effects before signing and making a payment.

2. Check the documentation before the down payment

An agreed price is not a reason to skip the review of the documentation. Before a binding signature or payment, it is necessary to determine who is selling the property, what is being sold, and if there are any circumstances that need to be resolved.

For an initial check, request a current land registry extract, construction and use documentation, and available floor plans. In cases of representation, the power of attorney should be reviewed, and with multiple owners, check who must participate in the sale.

Pay special attention to:

• the correspondence between the seller and the registered owner;
• mortgages, easements, notations, and pending entries;
• the status of the apartment, storage, parking space, and other appurtenances;
• discrepancies between the documentation and the actual state;
• access to the property and usage rights;
• persons using the property and the conditions for its vacation.

A registered encumbrance does not automatically mean that a purchase is impossible. However, before payment, it must be clear how it affects the buyer and how it will be removed, if so agreed.

For a more detailed interpretation of the extract, read our article on title deeds and land registries before buying real estate in Istria.

3. Agree on terms and assess if a pre-contract is needed

A pre-contract is used when the parties wish to regulate the obligation to conclude the main contract, but certain actions need to be completed by that time. This could be preparing financing, obtaining documentation, or another clearly defined condition.

If all conditions are ready, the purchase can be organized by directly concluding the main contract. A pre-contract should not be treated as a step that must be carried out in every transaction.

If you are concluding one, pay special attention to deadlines, terms for concluding the main contract, and procedures if either party fails to fulfill their obligations. It is recommended to entrust the drafting and review of the pre-contract to a lawyer.

If you are buying with a loan, regulate the possibility of its non-approval

For example, a buyer counts on a loan, but the bank later approves a smaller amount than expected. Without a clear agreement with the seller, the buyer may remain bound by deadlines they can no longer meet.

Therefore, before signing, regulate whether the purchase is conditional on loan approval, by when the decision is expected, and what happens to the amount paid if financing is not obtained.

Clearly define the purpose of every payment

Down payment, advance payment, and reservation fee are not terms that should be used as synonyms. The document must clearly define the basis of the payment, the recipient, its inclusion in the price, and the conditions for a refund.

Do not rely on a verbal promise that the money will be returned "if something goes wrong." Such an agreement must be written precisely.

4. Align the purchase agreement with the payment method

The purchase agreement should clearly link the subject of the purchase, the price, deadlines, and the obligations of both parties.

Before signing, check whether the details about the property and the parties are correctly stated and whether the text corresponds to what you agreed upon. Specifically review the payment method, handover of possession, and permission for ownership registration.

If furniture or appliances remain in the property, make a list. For agreed repairs, specify exactly what needs to be done and by when.

Clarify specifically when the buyer receives the document required for registration of ownership. Permission for registration may be regulated by the contract or by a separate tabular statement (clausula intabulandi), depending on the transaction structure.

Notarization of the signature is not the same as checking the content of the contract

In the case of simple signature notarization, the notary public confirms the signing or acknowledgment of the signature. This does not verify the substantive validity of the contract in the way it is considered during the legal preparation of a transaction.

Therefore, the legal review of the contract should be done before arriving for notarization. Solemnization is a different notary procedure and should not be equated with simple signature notarization.

5. Carry out the payment according to the agreed terms

Before making the payment, check whether the agreed prerequisites have been met and whether the recipient and account details are correct. Keep receipts for all payments made.

If the purchase is financed by a bank, the schedule must be aligned with its payment terms. It is not enough to agree on a date with the seller without checking whether the bank can complete the necessary actions by that time.

For properties with a mortgage, it is necessary to arrange the settlement of the debt and the documentation for the deletion of the encumbrance in advance. The agreed method of payment may include paying a part of the price to the creditor and the remainder to the seller, but this must be aligned with the specific documents and terms of the creditor.

If you are sending funds from abroad, check bank limits, required documentation, and processing times in advance. The payment order and the receipt of money are not necessarily at the same moment.

6. Submit a proposal for the registration of ownership

When purchasing based on a contract, ownership is acquired by registration in the land registry. Signing the contract and paying the price do not in themselves replace the registration.

The proposal is submitted electronically via a notary public or a lawyer. As soon as the conditions for the corresponding entry are met, arrange for the submission and request the data necessary for tracking the case.

After the decision, check whether the registration was carried out as requested. If deletions of encumbrances were agreed upon, their implementation must also be monitored.

Registration of ownership and the handover are two different actions. Their mutual schedule should be clearly regulated, especially if the seller remains in the property for a certain time after payment.

7. Inspect the property at the handover and draw up a report

The handover is the moment when you compare what was agreed upon with what you are taking over. Take enough time for a tour, checking the equipment, and recording the condition.

The report should contain the date, information about the participants and the property, handed over equipment, meter readings, and any defects.

Check the opening of windows and doors, available appliances, faucets, and heating and cooling where they can be tested. Photograph the meter readings and agreed defects.

If something is not in the agreed condition, describe it specifically. The entry 'minor repairs needed' is less useful than a clear description of the defect and the agreed deadline for its elimination.

For new builds or technically more demanding properties, consider an inspection with a construction professional.

8. Complete administrative obligations after receiving the keys

After taking over, organize the change of utility users, notify the building manager if applicable, and check other obligations related to the use of the property.

Track the tax return and payment separately. For documents certified by a Croatian notary public, submission to the Tax Administration is carried out through a prescribed procedure. If the document was not certified by a notary public or issued by a competent body, there may be an obligation for the buyer to report the transaction themselves within 30 days.

If real estate transfer tax has been determined for you, the payment deadline is 15 days from the delivery of the decision. Do not calculate this period from the handover of the keys.

Keep the contract, proof of payment, handover report, and registration documentation in one place.

How long does the real estate purchase process take?

There is no single timeframe that applies to all purchases. The duration depends mostly on the readiness of documentation, financing, encumbrances, and the agreed property vacancy date.

Buying with available funds, with orderly documentation, has fewer dependencies than buying with a loan or resolving ownership issues. For properties under construction, the schedule additionally depends on the completion of works and documentation.

Instead of relying on a general estimate, write down four specific deadlines for your purchase:

1. By when the checks are completed and missing documentation is submitted.
2. By when the financing is confirmed.
3. When the contract is signed and the payment is made.
4. When the possession is handed over and who monitors the ownership registration.

For example, if the seller needs to stay in the apartment for another month after payment, this should be arranged before signing. The buyer can then plan the move according to the actual handover date.

Buyer's checklist

Before you consider the process complete, check the following:

• Documentation has been checked and all relevant entries explained.
• It is clear what is included in the purchase price.
• Amounts, deadlines, and payment terms have been agreed upon.
• Procedures have been established if the loan is not approved, where relevant.
• Payment receipts have been saved.
• Documentation required for ownership registration has been secured.
• A proposal for registration has been submitted and it is determined who monitors the implementation.
• The handover certificate has been signed and meters have been recorded.
• All keys, equipment, and agreed documents have been received.
• Utilities have been organized and tax obligations checked.

Organize the purchase around clear agreements

The process is easier to follow when you know who performs each action, which document needs to be prepared, and by what deadline. This is especially useful when a bank, multiple sellers, or a buyer living abroad is involved.

If you have found a property in Istria or are still comparing options, contact the Adriatico Real Estate team. State the property you are interested in, the method of financing, and the desired purchase deadline so we can direct the conversation to the next specific steps.

The article provides general information. Documentation and contractual terms need to be checked for each specific transaction.