Real Estate Prices Croatia 2025

Basis = 2,735 houses / villas, 2,551 apartments; total properties: 5,286

Basis = In 2022 and 2025 each > 5,000 houses and apartments

Price Surcharges for Property Features in Croatia

In this study, Panorama Scouting also evaluates certain property features in addition to regions and locations, which in the eyes of foreign buyers have a significant impact on a property's value.

• "Location, location, location" – Feature 1: Proximity to the sea (direct = up to 30m, near = 31–300m, distant > 300m)

• "Location, location, location" – Feature 2: Sea view (yes/no)

• Age of the property: New build (= last 5 years) or category “Older” (= before 2020)

Basis = Häuser, Villen u. Wohnungen, alle Küstenregionen, n > 5.000 Fälle

Real Estate Prices 2025 by Proximity to the Sea

From a buyer’s perspective, the following general classification is often used: “1st row to the sea / directly by the sea,” “close to the sea / within walking distance to the sea,” which for many corresponds to an aerial distance of approximately 30m and 300m respectively, and “further away from the sea.”

We adopted this classification in our study.

Real Estate Prices 2025 for Properties with Sea View

The importance of the price factor “sea view” has increased over the past three years.

At the end of 2022, buyers had to pay around 15% more for apartments and about 31% more for houses with sea view compared to properties without. By 2025, these surcharges have risen to around 20% for apartments and approximately 40% for houses/villas.

The adjacent table with average prices shows that for houses, a considerable premium – an average of EUR 1,170/m² – is paid for sea view, whereas for apartments, the additional cost is noticeably lower at “only” EUR 760/m².

Real Estate Price Comparison – New Builds vs. Older Properties 2025

The factor “age of the building,” here differentiated between “new” (from 2020 onwards) and “older” (up to 2019), also plays a role in determining a property’s price.

While in 2022/23 the surcharge for new builds was still around 31%, it slightly decreased to 27% in 2025. In other words, the overall substantial price increases for houses and apartments were driven more by rising prices for older buildings than by those for new constructions.

In some regions, surcharges for new builds even declined significantly. In Istria, the difference amounts to only about 15% in favor of new constructions; in the Kvarner Bay, roughly 42% (down from 54%); in North and Central Dalmatia, 29% (previously 39%) and 24% (previously 21%). Only in South Dalmatia did a different trend prevail: here, the per-square-metre surcharge for new builds increased from 19% to 28% in 2025. In this region, buyers must expect to pay around EUR 1,210/m² more for a new property compared to an older one. The findings show:

1. The overall strong price increases for houses and apartments were driven more by rising prices for older buildings than by those for new builds.

2. The “new build” surcharge factor, now at +27%, has decreased in relative importance compared with the factors of sea proximity and sea view.

Overall, real estate prices in Istria’s coastal regions increased by 25% over the 3-year trend – roughly in line with the Croatian average (26%).

As has traditionally been the case, the top location is Rovinj and its surrounding area. The region attracts numerous international property buyers thanks to Rovinj’s charming old town and well-developed tourist infrastructure. Due to the rather limited supply (especially in Rovinj’s popular old town) and strong demand, property prices have adjusted upward accordingly.

The most affordable area in Istria is Pula. Here, the average price per m² amounts to EUR 3,300 in 2025.

• administratively assigned to the Kvarner Bay, not included in these average calculations.

Overall, the number of real estate transactions in Istria has declined significantly. In contrast to this, prices have continued to rise despite lower demand, mainly due to reduced interest from DACH countries (economic situation has deteriorated considerably), higher loan interest rates, a general decline in purchasing power (caused by inflation), and increased construction costs.

This development suggests that many property owners currently see no need for an immediate sale, as rental income during the tourist season often provides good or at least acceptable returns.

However, property sellers who generated less rental income in 2025, are under financial pressure, or wish to sell quickly before the “low-income months after the season” tend to offer drastic price reductions. In some cases, very attractive “bargain deals” can already be found.

We expect in Istria – as in all coastal regions of Croatia – short-term price reductions or partial market consolidation after the 2025 season, followed by moderately rising and stable property values ahead of the 2026 season.

The frontrunner in real estate prices, and at the same time among the highest nationwide in Croatia, is as usual Opatija, with an average price of EUR 5,340/m² in 2025.

The most affordable area in the Kvarner Bay region is the island of Rab (EUR 2,680/m²), closely followed by the Senj region with an average price of EUR 2,850/m² per square metre. Significant price increases were recorded in the Karlobag and Starigrad Paklenica regions, where prices rose to EUR 3,010/m² in 2025 (up from EUR 1,600/m² in 2022). The main reason for this lies in highly attractive properties featuring either excellent sea views or direct seafront locations. In recent months and years, state-of-the-art villas have been built here and sold at still relatively moderate prices – considered “bargain levels” both nationally and internationally. Panorama Scouting has observed a clear increase in demand in these areas.

* administratively assigned to the Kvarner Bay, not included in these average calculations.

The average price per square metre in the Kvarner Bay region amounts to EUR 3,780 (houses/villas = EUR 3,380/m², apartments = EUR 4,180/m²).

In a national comparison and when dividing Croatia into five subregions (Istria, Kvarner Bay, North Dalmatia, Central Dalmatia, South Dalmatia), the Kvarner Bay still ranks as the second most affordable region in Croatia.

For the Kvarner Bay, we expect a market consolidation with a declining price level in 2026 for the Lovran / Opatija area. For Crikvenica, we anticipate value stability and moderate price growth, while further increases and stronger demand are expected in the Senj, Karlobag, and Starigrad Paklenica regions.

The most expensive region in North Dalmatia is Primosten / Rogoznica. In recent years, many new and modern villas have been built here. Particularly in the areas around Primosten, Razanj, and Sevid, there has been an increased supply of luxury properties in attractive locations. The construction of these high-end properties – with correspondingly higher prices – has led to a sharp rise in average prices (2022: EUR 3,300/m² → 2025: EUR 4,140/m²).

* administratively assigned to the Kvarner Bay, not included in these average calculations.

The most affordable region is the area around Nin and the island of Vir. In 2025, the average price per square metre of living space here is EUR 3,240.

Overall, the average price per square metre in North Dalmatia in 2025 is EUR 3,630.

For North Dalmatia, we expect moderate price increases in 2026.

In 2025, the island of Hvar is the hotspot. With an average price of EUR 6,220/m², Hvar clearly leads Central Dalmatia and is also the second most expensive coastal region in Croatia. The Split and Kastela region recorded only slight increases in 2025, mainly due to the limited supply within the city of Split. Properties in Kastela slightly lower the regional average. Split itself remains one of the most expensive locations in all of Croatia. The most affordable area in this region is the island of Ciovo and Trogir, with an average price of EUR 3,540/m², due to ongoing construction activity.

* administratively assigned to North Dalmatia, not included in these average calculations.

The average price per square metre in Central Dalmatia amounts to EUR 4,090/m² in 2025. Due to the larger supply of apartments, particularly on Ciovo and in the Makarska region, apartments here are on average slightly cheaper per square metre than houses/villas (houses = EUR 4,100/m², apartments = EUR 4,070/m²).

Overall, Central Dalmatia is the second most expensive region in Croatia. This is due partly to its beautiful natural landscape and partly to the city of Split and its international airport, which contribute to strong demand and good rental prospects. For Central Dalmatia, we expect price stability.

Mit recht großem Abstand die teuerste Region Kroatiens ist der Hotspot Dubrovnik. Dubrovnik genießt eine außerordentlich hohe Nachfrage bei einem sehr knappen Angebot, insbesondere in der Altstadt und der nahen Umgebung. Zur großen Beliebtheit Dubrovniks tragen bekannte Serien und Filme bei - aber auch die gute Anbindung durch den Flughafen. Zudem ist Dubrovnik ein beliebtes Ziel für Kreuzfahrtschiffe.

In contrast, the Ploce / Peljesac region recorded a slight price decrease over the 3-year comparison period. This is mainly due to an increased property supply on Peljesac. Panorama Scouting observed a rise in demand (particularly since the opening of the bridge connection to Peljesac) accompanied by a simultaneous expansion of available listings.

For South Dalmatia, our expectations are mixed. While we foresee a market consolidation in Dubrovnik, we anticipate a noticeable upswing for the Peljesac region.