Agricultural land is heavily regulated — more than residential land

Croatia treats agricultural land as a resource of special national importance. Because of that, ownership rules, zoning restrictions, and ministry oversight are significantly stricter than for apartments or construction land.

Who can actually buy agricultural land?

It depends on the buyer’s nationality and legal structure:

Croatian citizens and Croatian companies
They have the broadest rights to purchase agricultural land, subject to local zoning and size limits.

EU/EEA/Swiss citizens
A moratorium previously limited farmland purchases, but after mid-2023, EU citizens gained broader rights in practice. Even so, approvals and local planning restrictions still apply case-by-case.

Non-EU citizens
This group faces the most restrictions. In most cases, a foreign individual from a non-EU country cannot buy agricultural land in their personal name. They usually need:

• a Croatian company (d.o.o.),

• specific ministry approval,

• or eligibility based on reciprocity or inheritance.

Certain protected zones, border regions, and strategic areas also remain off-limits to foreign buyers.

Why many foreigners must use a Croatian company (d.o.o.)

For non-EU buyers — and even some EU investors with more complex projects — creating a Croatian limited liability company is often the only legal path.

A d.o.o.:

• is treated as a Croatian entity,

• may acquire agricultural land within size limits,

• is subject to Croatian tax, bookkeeping, and reporting requirements,

• must genuinely operate — “paper companies” do not pass compliance checks.

Using the wrong structure leads to residency issues, ministry denials, and tax audits.

Just because the land looks perfect for a villa does not mean you can build anything on it. In Croatia, zoning controls everything.

Agricultural land is not construction land. Local spatial plans determine:

• whether any building is allowed,

• whether only farm structures are permitted,

• whether future rezoning is even possible.

You must obtain the official zoning confirmation (from the municipality) before buying — verbal assurances from agents mean nothing legally.

Agricultural land requires two separate verifications:

• Land Registry (ownership, mortgages, liens, court disputes)

• Cadastre (exact parcel shape, boundaries, use category)

Many properties in rural Croatia have:

• outdated entries,

• unregistered structures,

• incorrect boundaries,

• unresolved inheritance issues,

• or historical restitution claims.

A field may physically appear clean and empty, but legally it may be a nightmare. Never rely on visual inspection alone.

A tractor path or neighbour’s field track does not qualify as legal access.

You need a registered right of way attached to your parcel. Without it, you might not be able to:

• legally reach the land,

• transport equipment or harvest,

• obtain building permits for farm structures,

• or sell the land later.

Access must be verified in the land records — not just by what you see on the ground.

Real estate in Croatia still sees a lot of cash transactions. But for foreigners — especially in regulated land categories — this is extremely risky.

Paying outside the contract can lead to:

• inability to prove the true price paid,

• tax complications,

• refusal of registration,

• disputes you cannot win,

• problems with banks or residency applications.

All payments should be trackable, declared, and tied directly to the notarised contract.

Buying farmland comes with mandatory expenses, including:

• property transfer tax (usually 3%),

• notary fees,

• legal due diligence fees,

• surveyor costs if parcel boundaries require adjustment,

• agricultural compliance obligations,

• company formation and bookkeeping (if using a d.o.o.),

• annual corporate tax filings,

• routine land maintenance.

Many buyers focus only on the purchase price and end up underestimating the true cost of ownership.

Croatia does not grant residency simply because you own property — including agricultural land.

Residence permits depend on:

• employment,

• real business activity,

• family reunification,

• study,

• or digital nomad status.

If the plan is to combine farmland with relocation, you need a real, active business — not a passive holding company.

Before buying, you must assess:

• soil quality for your intended crops,

• water access (municipal, well, irrigation rights),

• electricity availability,

• potential drought risks,

• suitability for long-term agricultural activity.

Even a visually beautiful plot may be unusable for the type of farming you have in mind.

Just because land looks unused does not mean it actually is.

Local farmers often use neighbouring plots under informal agreements. There may also be:

• registered agricultural leases,

• usage rights,

• unrecorded local practices,

• disputes among heirs.

Failure to investigate these can expose you to serious conflict.

Agricultural land is not a passive investment. You need clarity on:

• what you want to do with the land,

• who will manage it,

• how you’ll structure the purchase,

• whether operations require a d.o.o.,

• whether it aligns with your residency goals,

• your exit plan.

Without a strategy, buyers often end up stuck with a property they cannot use the way they intended.

We help foreign investors avoid the pitfalls that cause most agricultural land deals to fail by guiding you through:

• eligibility assessment (based on nationality and goals),

• whether a Croatian d.o.o. is required,

• full due diligence,

• zoning verification,

• land registry and cadastre checks,

• tax-efficient structuring,

• long-term planning linked to residency or investment goals.

Agricultural land in Croatia is not a simple real estate purchase. It sits at the intersection of:

• property law,

• agricultural regulations,

• foreign ownership restrictions,

• zoning rules,

• and long-term investment strategy.

Foreign buyers often lose money because they:

• assume EU rules apply universally,

• take verbal promises at face value,

• skip due diligence,

• pay informally,

• or buy land that cannot legally be used as planned.

If you want to invest safely, strategically, and legally, make sure you structure the entire process correctly from the beginning.

Relocation Croatia is here to help you do exactly that.