How to build in Croatia

Zoning of land in Croatia

All land plots in Croatia are subject to zoning by purpose.
The following categories of lands are defined:
T1, T2, T3, S, M, R, K, Z, etc.
The parameters of each zone can be variable and depend on the local urban planning office. for exact details, it is necessary to engage an architect, in which the agency can help.

(T1) - Hotels

The share of accommodation capacity amounts to a minimum of 70% in hotels and to a maximum of 30% in villas.
In tourism zones (hotel T1), of the total surface area of the zone the planned surface area of the hotel ground amounts to a minimum of 70%, and the total surface area of the ground for villas amounts to a maximum of 30%.

(T2) - Tourist settlement

The share of accommodation capacity amounts to a minimum of 30% in hotels and to a maximum of 70% in villas.
Of the total surface area of ground for tourist settlements the surface area of the hotel ground amounts to a minimum of 50%, and the total surface area of the ground for villas amounts to a maximum of 50%.
The share of gross built-up areas for other designations in the function of tourism designation may amount to a maximum of 10% of the planned gross areas for tourism designation. Surface areas of terraces, swimming pools and the like are counted as built-up surface areas. A tourism zone T2 cannot be planned outside settlements.

(T3) – Motor camping and campsites

In campsites it is forbidden to build accommodation construction works – villas, bungalows, pavilions and the like.
The share of building works for other designations in the function of tourism designation of the campsite may amount to a maximum of 2%.
A campsite of a surface area < 2000 m2 may include building works in the function of the campsite up to a total of 200 m2 (toilet facilities, administration buildings and the like.).
The designation of a campsite may not be changed into tourist settlement (T2).

(S) – Residential construction - Stambena gradnja

S zone is meant for residential construction, self-standing or attached.
Various types of trading, commercial premises on the ground floor of these buildings can not exceed 30% of GBP (overall brutto surface).

There are sub-categories:
S1 – family houses
S2 - low-rise residential construction
S3 - multi-apartment buildings

(M) - Mixed purpose lands - Mješovita namjena

This kind of lands offers great flexibility in usage. Here it is possible to construct both residential and tourist building.
Here you can come across:

MJEŠOVITA NAMJENA – pretežito stambena (M1) – mostly residential type of construction.
In mixed zones - predominantly residential use, as part of a residential-business building or self-standing buildings, the following contents can be built:

• shops up to 400 m 2 gross developed area
• preschool institutions and schools
• health care and social welfare institutions
• silent trades and services
• social organizations, cultural facilities, administrations, religious communities and similar facilities public and social purposes
• post offices, banks and the like
• sport and recreation
• parks and children's playgrounds
• catering and tourist facilities
• public garages
• infrastructure facilities

MJEŠOVITA NAMJENA – pretežito poslovna (M2) – mostly commercial type of construction.
The following can be built and edited in mixed-predominantly business-use zones contents:

• business and residential-business buildings
• public and social buildings
• buildings for catering and tourist purposes
• markets and department stores (must have warehouses)

(R) – Sport and recreation purposes

Here you will see the following marks:
(R2) – sport terrains
(R2-1) – swimming pools and sun deck areas
(R2-2) – accompanying catering facilities
(R3) - bathing zones
(R3-1) – swimming pools within bathing zones
(Pu) – organized beach
(Pp) – natural beach

(K) – Commercial lands

(K4-1) - service purpose
(K4-2) - commercial purpose
(K4-3) - catering purpose
(K4-4) - garage-business buildings
(K4-5) - social, cultural and entertainment facilities
(K4-6) - congress Center

(Z) – Public green areas

(Z1) – park areas
(Z) - protective greenery and landscape surfaces

If you plan to build a residential building – you should choose land zoned as S or M.
If you plan to build a hotel – you should choose land plot zoned as T1 or T2 (subject to your concept of a hotel).
In some cases local Municipality has an opportunity to change the purpose of land within T category or even switch it to S or M - but these cases are very-very limited and require ministerial level of decision-making, so that this can be discussed by huge investors only, who buy hectares of land effecting the infrastructure of the whole municipality.

Construction coefficients in Croatia

Every land plot in Croatia (cadaster unit) has certain parameters of construction set in local detailed plan of urbanization.
Here are the basic construction conditions set for every urbanized land plot:

• coefficient KIS
• coefficient KIG
• max height of the building
• max number of floors and their specification
• min % of green area
• min distance from neighboring land plots borders
• minimum width of the plot that stretches along the road
• minimum distance from the sea
• min size of urban land plot

There can be more parameters set for specific land.
Please, note that certain KIS, KIG do not apply automatically to all land plot in S or M category.
Each land plot, even within same Municipality, can have individual building parameters.

KIS

The coefficient of utilization (indicated by Ki, and sometimes also by KIS) is the ratio of the building's gross surface area and land plot area.
For example, with KIS, 0.8 - we can build a building whose GBP is 80% of the surface of the land.
For a plot of, for example, 1000 m2, they could build a building of 800 m2.

*In some spatial plans, KIN (above-ground utilization coefficient) may also appear, which includes the GBP of only above-ground floors in relation to the area of the parcel.

KIG

The coefficient of construction (KIG) shows the ratio of the footprint of the building versus the area of the land plot.
For example, when KIG is 0.3, it is possible to cover 30% of the land surface with the vertical projection of the building. The construction of the building does not include the vertical projection of the balcony, nor does it count the area of the outdoor swimming pools.

MAXIMUM HIEGHT OF THE BUILDINGS

It is usually set in meters up to the upper point of the roof - building height in ridge.
It is done to avoid great double light floors with gallerias.
The main purpose of this limitation is to maintain general level of the buildings in every settlement, so that one building did not obstruct the sea views from the other (if any).

MAX NUMBER OF FLOORS AND THEIR SPECIFICATION

Building conditions usually set max number of levels of the building and their specification.
P – means basement floor (basement is ground floor which should be obligatory rooted to the spot from one side)
P+1 – basement plus one floor
P+2 – basement plus 2 floors
P+2+Pk – means basement plus two floors plus attic
If the urbanization plan provides for P+1 development, this means the possibility of constructing a two-story building.

MIN % of GREEN AREAS

Urban plan can prescribe to leave certain % of land plot area completely uncovered by buildings of any kind, roads, etc.
It is done to prevent Croatia of becoming stone jungles.
If you look at traditional Venetian-type construction – you will see attached rows of houses with stone-paved streets and complete absence of greenery.
This model is totally reviewed by contemporary urban planning.

MIN DISTANCE FROM NEIGHBOURING LAND PLOT BORDERS

This is natural requirement dictated by minimum fire safety rules.
It should be taken into account by the owners of narrow long land plots (which have become very common for Croatia due to inheritance division of land plots). Requirement of min distance from neighboring land can make construction impossible on many lands and require their consolidation.

MIN DISTANCE FROM THE SEA

There is a ban for new construction 70-100 meters from the middle high-water line of the sea (varies in different areas). This belt is Croatian Pomorsko Dobro – sea zone which remains in public ownership and free access.
The sea coast extends from the middle high water line of the sea and includes a strip of land that is limited by the line reached by the largest waves during storms, as well as that part of the land that, by its nature or purpose, serves to use the sea for maritime traffic and sea fishing, and for other purposes that are related to the use of the sea, which is at least six meters wide from the line that is horizontally distant from the mean high water line. The sea coast also includes a part of the land created by embankment, in the part that serves to exploit the sea. The line of medium higher high waters is determined by the Croatian Hydrographic Institute.
The ban aims to protect seafront buildings against the threat of washing out the coast, the collapse of rocks, flooding, etc. We are witnesses of numerous cases when the seaside buildings of the first line in France, Portugal become the prey of the ocean, which washes away the high coast below them, after which the buildings collapse into the abyss of water. Croatian law wants to protect property owners, especially taking into consideration global warming and potential general sea level rise.
This ban does not concern reconstruction/modernization of the older buildings. If you have land plot on the first line to the sea – you can use 70-100 meters area for swimming pool, garden – and start your building where it is prescribed by law.

Source: https://www.legalizacijagradnje.com

MIN SIZE OF URBAN LAND PLOT

Minimum size of urban land plot differs in various municipalities. In some areas it is min 300 sq.m., in some it is min 1200 sqm. or even more.
It is the architect's job to thoroughly analyze the construction possibilities before proceeding to design to suggest best possible configuration of the building.
We highly recommend to consult the architect prior to buying any land. Please, note that the urban plan and above parameters can be changed by local Municipality from time to time and it is important to receive fresh urban conditions prior to land plot purchase or starting of making a project.

FAQs

Are there any buildings which do not require building permits?

All residential buildings, regardless of size, must have a permit. Without a permit, but with the main project, garages of up to 50 m2, swimming pools up to 100 sq.m., tool sheds and other auxiliary buildings can be built on a part of the main building. Such buildings are not intended for housing (Regulation on simple buildings and works), and can be built only if they are permitted by the spatial plan.

Also, although a permit is not obtained for them, a master project is required for some, and the rule for all is that they can only be built in accordance with the spatial plan. The absence of a request for a building permit does not mean that it is automatically allowed to build. 

Prior to start building ANYTHING - please, consult local urban plan.

What documents are needed for obtaining building permit?

Certain documents are required in all building scenarios, while others are required only in certain cases, requested by particular Municipality.
Below is the possible documentation you might need:

• Main project – 3 copies
• Architect’s statement confirming the main project was made according to the spatial plan and other regulations
• Written report on the control of the main project (if control is required)
• Certificate of nostrification of the main project (if the project is made according to foreign regulations)
• Certificates from state bodies confirming the main project is designed according to the special regulations OR proof that a request for the issuance or determination of these certificates or conditions is submitted
• Confirmation that the main project is designed according to the decision on the environmental acceptability of the project (if the project might imply an environment and ecological network)
• Proof of legal interest for the issue of a building permit (proof of property rights)
• Proof that the investor is capable of being an investor (in cases when a special law prescribes who can be an investor) – concession, agreement, etc.
• Proof that the owner of the construction land has transferred their part of the ownership to the ownership of the local self-government units OR has made a contract on establishing easements of transit and/or passage (if this is prescribed by a special law that defines spatial planning)
   

What are the costs of obtaining building permit in 2023?

Architectural project

Architect fee is usually composed of the following elements:

• Preliminary design for construction (general project including analysis of urban conditions, 3D variants, approximate costs calculation, etc) – cca. 20 euro per sq.m.
• Detailed project including architectural part, physical part, electro-,water- wastewater parts, construction project) – cca. 20-30 euro.
• Engineering project (including heating, cooling, swimming pool, solar panels, elevator and other engineering details – cca. 10 eur per sq.m.
• Detailed construction plan including all the schemes and all the stages of construction with calculation of expenses per stage – cca. 20-30 eur per sq.m.
• Territory design project – cca. 10 eur per sq.m.
• Interior design project (including built-in furniture, selection of engineering elements, technics, colours, finishing materials, light, etc) -cca. 40-50 eur per sq.m. In total project can approximately cost 130-150 eur per sq.m. For the building of 200 sq.m. it amounts to approx. 35 000 eur.
• Architectural monitoring of construction – 50 eur per hour (no less than 40-50 hours). Plus 2500 eur approx.

Utilities connection fee - Komunalni Doprinos.

After obtaining building permit upon the project the investor must pay komunalni doprinos.
Calculation of it is based upon m3 of the building and is subject to fees set in each particular municipality.
It can vary from cca. 3 to 80 eur per m3 depending on location and local zones (I, II, III, IV, V, etc).
Average building of 200 sq.m. is 500 m3. If we take 40 eur per sq.m. as komunalni doprinos fee – total amount of doprinos will reach 20 000 eur.
Besides komunalni doprinos, there can be minor fee for connecting to central water (calculated as per m2 of future building).
It means that prior to start of construction of 200 sqm. Villa you should be prepared to spend cca. 50 000 eur for preliminary works.

What are the costs of construction in Croatia?

In 2022-2023 the costs of works and materials were rising in price 5% per month. It is connected with construction boom and great deficit of working hands, especially on the islands.
Construction workers are brought from Bosnia, Albania, Ukraine and still there is never enough workforce. The main deficit is with certified constructors who are authorized to install electrical systems, plumbing systems of the building.

Building permit is valid within 2 years in Croatia. During this period of time some construction works have to be started.
Construction costs (works + materials) should be calculated as min 1500-2500 eur per sq.m. + VAT in 2023 depending on geographical location.
If you plan to build on the islands, please, calculate that 2500 eur per sq.m. will be a minimum price for works+materials.

These costs can increase significantly if luxury materials are used in construction (stone, porcelain, special closing).

Can I get all information about land register, cadaster and planning myself over Internet?

You can get some information via digital resources but it may be outdated.
For example, land books are held by Municipal courts in Croatia and they had a lengthy strike in 2023, so that information on ownership change, encumbrances was entering online resources with a great delay, and agents have now to request paper abstract from Register to be 100% sure.
Same situation is with local planning situation. Local Municipalities are changing urban land plots, borders, requirements from time to time and digital resources may contain outdated or incomplete information.
Although Croatia is becoming more and more digitalized, at this moment we still recommend to rely on official paper confirmations which can be used as an official proof in case of some legal problems.
The greedy is paying twice. We recommend to avoid this mistake and check all the documentation on your future home properly with the help of the professionals.

Duration of construction in Croatia and obtaining an Exploitation Permit.

The minimum construction period in Croatia from the stage of purchasing a land plot is about 2 years, but we recommend counting on 3 years.It should be borne in mind that during the summer period, the most favorable period for construction, general construction works are prohibited, so as not to interfere with the recreation of tourists.Only quiet interior finishing works are possible.
Construction timeframes are often delayed by construction companies, among which there are very few reliable general and subcontractors who are able to build with high quality and quickly. Agencies can recommend you companies that have earned a good reputation in the region and identify those with whom it is better not to have a relationship.
Entering into an agreement with a construction company and returning home, leaving the construction site without daily supervision, is an extremely risky in Croatia.Without constant control on the part of the customer, the facility will be built as carelessly as possible and in violation of all possible technologies.The high reputation of “Yugoslav” builders, unfortunately, is already in the past.

Upon completion of construction, you are required to obtain a document such as Uporabna Dozvola (Exploitation permit), which confirms that the building fully complies with the project, all technical requirements and can be connected to central communications. The building is also assigned an energy efficiency class and issued a corresponding Energy certificate. It should be noted that the Croatian regulatory authorities are in no hurry to accept objects and issue operating permits.The process may take 6-12 months.
A note in the register about the absence of an Exploitation Permit is a kind of “black mark” that shows that the building has some problems.Reselling a property with such a mark is almost impossible.