Why should I choose the Perla Nekretnine agency?
If you found yourself in the situation of selling real estate, Perla Nekretnine is here for you: to save your time, provide legal and administrative support, and help you sell your real estate with professional and friendly advice.
Firstly, our agents will come to the location to make an expert assessment of the market value of the property and together with you participate in the formation of the price. They will make a contract regarding brokerage, which defines brokerage relations. Moreover, they also take data regarding and professional photos of the real estate: interior, exterior, view, and all essential shots for the advertising of given real estate.
Perla Nekretnine advertises real estate for you on our Perla website and on all other relevant real estate advertising portals including: Njuškalo, Index, Crozilla...
Our agents take care of bringing verified buyers to view the property at a pre-arranged showing time. They take care of the way the property is presented, starting with the first contact and ends with the purchase agreement.
Perla Nekretnine conducts negotiations with buyers for you, agrees on the purchase price, payment dynamics, offers complete legal assistance in drafting pre-contracts, contracts, tabular documents and all other accompanying documentation.
A Brokerage Agreement is signed with each client, depending on the requested service.
What is the cost of Perla real estate services?
There are no costs for searching for real estate on perlanekretnine.hr, or real estate tours and professional consultation with our agents.
If you decide to sell your property through us, we will be charging a fee that allows us to provide you with the best possible service, from advertising through various portals, to qualified, expert agents who will approach the sale professionally and seriously.
If you are selling real estate, our agents will inform you of all rights and obligations, as well as the amount of the brokerage commission.
The commission is charged as a percentage of the total purchase price.
The agency commission amounts to 3% + VAT of the finally agreed purchase price and is charged according to the signed contract or pre-contract on the purchase of real estate and the received purchase price or down payment. If you sell the property yourself or refuse to sell it, Perla Nekretnine will have no claims against you.
The most important aspect of our business is the satisfaction of our clients, and we will do our best to make the buying and selling process go as smoothly as possible.
Which documents do I need to prepare for the sale of real estate?
Apartments:
Extract from the land register (ownership certificate – can be acquiered form the internet);
Energy certificate;
Apartment floor plan;
Proof of the buyer's citizenship (copy of residence card, identity card or passport).
Houses:
Extract from the land register (ownership certificate - can be acquiered form the internet);
A copy of the cadastral plan;
Energy certificate;
floor plans;
Construction permit and Operating permit;
For houses older than 1968, "Certificate of construction before 1968."
Proof of the buyer's citizenship (copy of residence card, identity card or passport).
Building plots:
A copy of the cadastral plan;
Extract from the land register (ownership list - can be acquiered form the internet) or cadastral parcel number and cadastral municipality;
Location information for land (issued by the Administrative Department of city or municipality);
Access road (owned by the municipality, state or registered right of way on a neighbouring parcell);
Possibility of connection to the infrastructure, the possibility of connection to the water and electricity network and city sewerage (it is desirable to inquire with the amenable authorities regarding the possibility and costs of connections - this is often crucial information regarding the buyer's decision to purchase land).
Proof of the buyer's citizenship (copy of residence card, identity card or passport).
Building plots with build permission:
A copy of the cadastral plan;
Extract from the land register (ownership list - can be acquiered form the internet) or cadastral parcel number and cadastral municipality;
Location information for land (issued by the Administrative Department of city or municipality);
Access road (owned by the municipality, state or registered right of way on a neighbouring parcell);
Possibility of connection to the infrastructure, the possibility of connection to the water and electricity network and city sewerage (it is desirable to inquire with the amenable authorities regarding the possibility and costs of connections - this is often crucial information regarding the buyer's decision to purchase land).
File regarding construction (Decision on construction conditions, Confirmation of the main project or Building permit);
Project,
Proof of the buyer's citizenship (copy of residence card, identity card or passport).
Agricultural land plots:
A copy of the cadastral plan (issued by the Cadastre Office of the city or municipality);
Extract from the land register (ownership certificate - can be acquiered form the internet).
Certificate of land use (issued by the Administrative Department of the city or municipality);
Proof of the buyer's citizenship (copy of residence card, identity card or passport).
What is the real estate transfer tax in the Republic of Croatia?
The real estate transfer tax is paied by the buyer.
Sales tax on all types of real estate (land, buildings and their parts) is paid at a tax rate of 3%. The real estate transfer tax of 3% is paid ontop of the subtotal.
The real estate transfer tax is paid for every real estate transfer, i.e., for every acquisition of real estate ownership, regardless of whether the real estate is acquired through a fee-based legal transfer, inheritance, donation, or in some other way without compensation.
The subtotal is the market value of the relastate at the time of sale. The tax administration confirms the market value of the realaste as a fair makret price and the subtotal, ontop of which the tax will be paid. In almost all instances, it is approximatley the price paid by the buyer.
Who submits the application regarding the real estate transfer tax?
The submision of the tax is considered completed by the delivery of documents from notaries public and courts, and the real estate buyer or seller is obliged to submit a form for the declaration of real estate transfer only in the event that the document has not been certified by a notary public or has not been issued by a court or public law body within its jurisdiction . The competent tax office issues a Temporary Tax Ruling, i.e. a Tax Ruling on the payment of real estate sales tax.
Which properties are subject to VAT?
On certain transactions of real estate in which the sellers appear as tax payers in the value added tax system, value added tax is paid at a tax rate of 25% through the price of the real estate that is achieved on the market.
In order for real estate to be subject to the mandatory payment of VAT, two conditions must be met cumulatively:
1. the real estate seller is an entrepreneur in the VAT system
2. it is an exchange of real estate: a building or part of a building (including the land on which it is located) before the first use, i.e. if no more than two years have passed since its use, or if it is an exchange of construction land.
Every other excahnge of real estate carried out by an entrepreneur in the VAT system is, as a rule, taxed with real estate sales tax, with possible exceptions prescribed by the VAT Act. A possible exception is the right to choose (opt) between paying real estate sales tax and VAT.
The possibility of opting for VAT calculation is possible only in the case when the real estate seller is liable in the VAT system, it is not a real estate for which there is an obligation to calculate VAT, but any other real estate, and the acquirer is again a person in VAT system.
What are the conditions that foreign citizens have to meet in order to buy real estate in Croatia?
Citizens and legal entities from member states of the European Union acquire ownership rights to real estate in the Republic of Croatia under the same conditions as private and legal persons, with the exception that citizens and legal entities from member states of the European Union cannot still acquire ownership rights to agricultural land , that is, located in protected areas.
Citizens or legal entities from outside the member states of the European Union need the consent of the Ministry of Justice to acquire ownership rights to real estate in the Republic of Croatia, and they can only obtain this consent if there is reciprocity for the acquisition of ownership rights to real estate in the Republic of Croatia between the country of the citizen and the Republic of Croatia.
Who composes sales contracts and where can their certification be completed?
Sales contracts are composed by our partner legal team. Before composing the Contract, the legal team examines the data from the land register for each real estate in detail. The contract of purchase and sale of the contracting parties is to be certified by a notary in the presence of an agent. Contracts in the Republic of Croatia are notarized, while Contracts abroad, if they are Croatian citizens, can be certified in diplomatic consular missions of the Republic of Croatia abroad.
What are brokerage contracts?
With the contract on brokerage in real estate transactions, the mediator undertakes to the task of finding and connecting the seller and buyer for the purpose of negotiating and concluding a certain legal transaction on the transfer or establishment of a certain right on real estate, and the seller is obliged to pay certain intermediary (brokerage) fee if that legal the deal is concluded.
A brokerage agreement is not an agreement to sell real estate
What is an extract from the land register (ownership certificate)?
An extract from the land register is a public document that shows the factual and legal status of the real estate at the time of issuing the extract, and it is the only proof of ownership of a real estate. Based on the extract from the land register, all legal transactions related to real estate (agreements on inheretance, sale, pledge) are concluded.
The land registry extract is proof of ownership or some other right that can be the subject of registration in the land registry. Extracts from the land register enjoy public trust and have the evidential force of public documents.
What are land registers?
Land registers are public registers in which real estate, ownership and other real rights (some mandatory rights on real estate and certain relationships relevant to the legal transaction of real estate) are sumbited.
Therefore, land registers are public registers, which are established on the basis of cadastral survey data, while land registers are kept by municipal courts.
What is a cadastre?
The cadastre is a record that contains data on the parcels of land and buildings that lie permanently on or under it. Cadastral records are maintained by regional offices of the State Geodetic Administration and the City Office for Cadastre and Geodetic Affairs of the City of Zagreb. The offices where the cadastre is kept are also known as the cadastral offices or just cadastre.
What is a building permit?
A building permit is a document (administrative act - decision) on the basis of which the construction of a building can be started. It establishes that the main, i.e. conceptual project has been created according to the regulations and established conditions that must be met by a building at a specific location and that all the necessary prerequisites for construction have been met.
What is a occupancy (use) permit?
The use permit is proof that the real estate was built in accordance with the building permit and that it can be used. When buying, it is very important to check the legality of the building, which means a building or use permit.
It is important to note that banks often require the presentation of an occupancy permit in the process of approving mortagages. Before the purchase, the seller must present the use permit (or a decision on the derived condition) with a validity clause.
What is a tabular statement?
The tabular statement/declaration is a document by which the seller declares that the real estate has been fully paid for and that he allows the registration of ownership rights in the land register to the buyer. The seller must issue a tabular document/statement to the buyer, if the buyer has fulfilled his obligations in an orderly manner, i.e. paid the agreed price.
The tabular statement/statement can be part of the sales contract or can be issued as a separate document.
The tabular statement/statement must also be certified by a notary public.
New or used property?
Regarding tax obligations during the process of buying real estate, the first question is whether the real estate is new (that is, whether it has been inhabited) or not.
If you are buying a new property (ie one that has not been inhabited) from a VAT payer, then you are obliged to pay VAT (25%) after the transfer of ownership rights of the building (or part of the building), including the land on which the building is located. The same applies to the purchase of a used building with land older no more than two years. In this case, you do not need to pay real estate transfer tax.
If you are buying real estate that does not belong to a previously mentioned category, then when buying real estate you are obliged to pay real estate sales tax at a rate of 3% in relation to the market value of the real estate at the time of sale. Thanks to the fact that the real estate purchase contract is certified by a notary public, they, the notaries public, deliver the real estate acquisition documents to the competent tax administration, which then issues the temporary tax rescript. The buyer of real estate is obliged to pay the determined amount of tax within 15 days from the date of sale or the tax rescript.
Who is exempt from real estate tax?
Various categories of citizens are exempt from real estate sales tax, including:
● Gifts and inheritances without compensation by spouses and common-law partners, descendants and clear ancestors
● Divisions of joint property in case of divorce
● Protected tenants
● Tenancy right
● Other.
Detailed information regarding exemptions from real estate tax can be found on the website of the Tax Administration using the following link:
https://www.porezna-uprava.hr/Gradani/Stranice/Nekretnine/Vodi%c4%8d-za-stjecatelja-nekretnine.aspx
What are APN mortgage subsidies?
Subsidizing mortgages is monetary policy of the Government of the Republic of Croatia, which aims to make it easier for Croatian citizens to obtain housing through the repayment of part of the mortgage.
The application for subsidizing a mortgage together with the application for a housing loan is submitted to the credit institution where the housing loan is taken out.
Croatian citizens who are not older than 45 years of age and who, like their common-law partners, spouses and informal life partners, do not own an apartment or a house that is in such a usable condition that there are basic hygienic and technical conditions for living, or who own only one apartment or house that is in such a state of usability that there are basic hygienic and technical conditions for living, but are selling it in order to buy a bigger one. Subsidized loans are approved for the purchase of an apartment or house, or for the construction of a house whose price including VAT does not exceed EUR 1,500 per square meter. The price may be higher, but in that case the difference will not be subsidized.
The beneficiary of the subsidy has the obligation to register his place of residence and the place of residence of the household members specified in the application at the address of the purchased apartment or house, i.e. the built house, within 30 days from the day of taking possession of the apartment or house, continuously until the expiration of the two-year period after the deadline subsidizing loans.
The total loan amount is limited to a maximum of 100,000 euros. The housing loan can be higher than that amount, but it will not be subsidized. Also, the loan repayment term must not be shorter than 15 years.
Further information can be accessed using the following link:
https://apn.hr/subvencionirani-stambeni-krediti/najcesca-pitanja
What are some important aspect regarding the property?
When it comes to real estate, there are two things that must be in order, and these are, firstly, the ownership rights of the real estate, and, if it is a built real estate, the legality of the object. For the land plots we offer, before advertising, we try to obtain a Location Information document from the owner, which is issued in the competent administrative department for spatial planning, and in that document we can already see in which zone the land is located, what its purpose is and which spatial plans relate to that land and where the specified spatial plans can be inspected.