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Opereta Blog
Running out of ideas? Or looking for investment advice?
On the Opereta blog, we share knowledge, experience, and advice to help you navigate the real estate market in Croatia. Whether you're planning to buy an apartment, sell a property, or rent office space, you'll find useful guides, market analyses, and news about legal changes here.
Our agents and experts regularly write about trends shaping the market – from square meter prices to sustainable housing.
28. 11. 2025.
Housing Policy and Real Estate Market
Housing Prices and New Measures: Here's What Our Expert Says In recent months, housing policy and housing prices have become the main topic of conversation – from young people looking for their first home to investors and landlords. The government has launched several measures, such as property tax, partial VAT refund on the purchase of the first property, and affordable rental models. However, the results will not be seen overnight. These are long-term processes. Measures with Long-Term Impact Although the goal is to increase housing affordability and steer the market in a more sustainable direction, it is clear that it will take time for more visible results. Experiences from other countries show that entire cycles, up to ten years, are needed to show real effects. This topic was discussed in an interview for Tportal by our Boro Vujović, director of Opereta real estate and he highlighted several key points. "Prices, as statistics show, continue to rise. Our turnover has decreased, but this is more a consequence of high prices, the fact that there is not enough supply of real estate on the market, and that our foreigners, namely the main markets of Austria and Germany, are in trouble. Foreigners make up about 40 percent of our buyers, and I think these are some parameters that are currently affecting the market," said Vujović. From his perspective, the state of the real estate market could also be influenced by the tourist season, the policy of lending for apartment purchases, and a number of other factors. On the other hand, the City of Zagreb has adopted a new Zagreb General Urban Plan (GUP), which, among other things, envisages a 30 percent reduction in the construction coefficient. Vujović adds that the impact of the GUP on price growth should not be felt if the City of Zagreb decides to build rental or affordable housing. And the impact of housing policy programs on real estate prices could, according to him, be felt when citizens receive the first decisions on property tax payments and when the first results of this year's tourist season arrive. For all other effects, according to him, it will be necessary to wait until next year. What This Means for Citizens Buying the first property is still a big challenge, but the market is gradually changing. Government measures, although slow in their effects, combined with changes in tourism and global trends, can open up new opportunities. That is why it is important to have a reliable partner who understands market dynamics and can help make the best decision.
17. 09. 2025.
Why is buying an apartment in this new building a smart decision?
Why buying an apartment in this new building is a smart decision Buying an apartment is not just about solving a housing issue – it's a decision that shapes your lifestyle and the security of your future. That's why more and more buyers in Zagreb are choosing new developments, and one of today's most attractive addresses is Kuniščak Residence. Advantages of buying a new development An apartment in a new development in such a location, less than 20 minutes away from the main square, brings a series of practical and long-term benefits:
- Energy efficiency – modern construction standards bring lower utility costs and sustainable living.
- Modern floor plans – apartments are designed according to the needs of today's families and individuals.
- Higher market value – new developments retain or increase their price, making them a safe investment.
Kuniščak – a hidden gem in the city center Kuniščak Street is parallel to Ilica, less than a 20-minute walk from Ban Jelačić Square. At first glance, a quiet, residential street, but actually an address with unique advantages: everything is at your fingertips, yet you are shielded from the city hustle and bustle. Imagine a life where:
- you take your children to kindergarten or school just a few minutes' walk away,
- universities like KBF, ZŠEM, Algebra, or TTF are in the neighborhood,
- you reach hospitals and health centers (KBC Sv. Duh, KBC Sestre milosrdnice) in a few minutes,
- you walk to Lauba House of Art for cultural events,
- you are a few tram stops away from Cvjetni Square, the theater, or shopping,
- while the peaceful environment gives you a sense of detachment from the city rush.
Why this is a location of the future What especially raises the value of this address is the development of the neighborhood – the construction of Trg pravde (Justice Square), which will become one of the most important judicial and administrative centers in the country. This means that the demand for apartments nearby will further increase, making Kuniščak Residence a safe and long-term investment. In addition, the street is in the tram zone and excellently connected to the rest of the city – living here means you can use your car when needed, and function daily with public transport. Kuniščak Residence – where life and investment meet The Kuniščak Residence project includes 38 modern apartments ranging from 47 to 107 m², spread over three floors with an underground garage. Each apartment brings comfort, security, and long-term value, thanks to top-notch construction and energy efficiency. By buying an apartment here, you are not just choosing walls and square meters – you are choosing a lifestyle where you are close to everything that matters to you, and at the same time, you are investing in a property whose value grows over time. More about the project and available apartments can be found at the link https://www.opereta.hr/stanovi-kuniscak.
25. 08. 2025.
Smart Budget: How to Take Control of Personal Finances
Many people wonder why just a few days after payday they feel like their money has disappeared. In times of constant increases in housing prices, utilities, and basic expenses, planning personal finances becomes more important than ever. The good news is that financial stability is not reserved only for those with high incomes - the key is to learn to manage money and make smart decisions.
That's why the concept of a "smart budget" becomes the foundation of every healthy financial strategy.
What is a smart budget and why is it important?
A smart budget doesn't mean giving up everything we love. It is actually a plan for income distribution that gives us freedom and security. When we know where every euro is going, the stress and feeling of insecurity disappear.
Without a plan, money easily "leaks" on small things - subscriptions, food deliveries, impulsive purchases, and small services that add up to a significant amount by the end of the month. With a smart budget, such expenses become visible and easier to control.
The 50-30-20 Rule and Its Adjustments
One of the most well-known income distribution models is:
50% on needs (housing, food, utilities)
30% on wants (travel, hobbies, entertainment)
20% on savings and investments
Of course, the Croatian reality often requires adjustments. For example, many families spend more than 50% just on housing, so the formula turns into 65-25-10 or some other variant. It is important that at least a small part always goes into savings or a safety fund.
This rule is not a strict command, but a guideline that everyone can shape according to their capabilities.
Common Pitfalls in Personal Finances
The biggest problem is not large expenses, but small, everyday things that accumulate.
coffees and quick lunches "on the go"
impulsive purchases after work
unused subscriptions and apps
online shopping "because it's on sale"
Only when we write them down or track them through apps do we see their real impact on our budget.
5 Steps to a Smart Budget
Keep track of expenses - a simple spreadsheet or apps like Mint, YNAB, or the local Keks Pay.
Automate savings - a standing order that transfers at least a small amount to a separate account.
Plan ahead - for larger expenses (car registration, taxes, travel).
Set goals - short-term (trip), medium-term (furniture), long-term (property).
Review the budget - at least once a month analyze where the money was spent and adjust the plan.
Smart Budget = Smart Life Choice
Financial discipline is not a luxury, but a habit that builds stability. A smart budget allows us to take control of personal finances, reduce stress, and lay the foundations for bigger goals - from buying a home to investing in a more secure future.
Big changes don't happen all at once, but through small, consistent steps. And the first of them can be precisely – a smart budget.
Author: Martina Mataić Škugor, director of credit brokerage at the agency Opereta Real Estate
11. 06. 2025.
Real Estate Agencies of New Generation: How to Ensure Safe and Faster Property Buying and Selling.
More Than Just Mediation: Agencies That Guide Clients Through the Entire Process
Modern real estate agencies today assume a role much broader than classic mediation. They offer clients a complete support package – from initial consultation, legal and financial assistance, to interior design and property management. Such an approach saves clients time, reduces risks, and increases the safety of buying and selling real estate.
Financial Counseling and Loan Brokerage
One of the most important aspects of buying real estate is financial preparation. Agencies like Opereta Real Estate offer free loan brokerage – they compare banks, create repayment plans, explain the difference between an annuity and rate, and assess clients' creditworthiness. This greatly increases the chances of selecting an optimal solution.
Every buying and selling process is unique, but what unites all clients is the need for clear information, a sense of security, and support during critical moments. That's why we strive to be a proactive partner – so the client never finds themselves alone in an unfamiliar situation – emphasizes Martina Mataić Škugor from Opereta.
The Legal Aspects Stress-Free: Contracts, Registers, and Land Registry Books
A quality agency handles the entire legal aspect: draws up sales contracts, prepares tabular statements, registers ownership in land registry books, and communicates with public recorders. This protects both the buyer and seller from potential legal problems.
Services After Purchase: Interior Design, Certificates, and Property Management
For clients who are buying real estate for rent, especially in demand are services such as:
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property management (property management)
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classification and preparation for tourist rental
A Network of Certified Professionals: The Key to Proficiency
Cooperation with lawyers, appraisers, geodets and architects enables agencies like Opereta and other real estate agencies to offer their clients a “key in hand” – and that's not just a phrase, but a real, documented, and functional service.
Clients Recognize the Value
Client satisfaction confirms the accuracy of this model of work. Trust, time savings, and a feeling of security are the main reasons why buyers and investors return to the same agencies – this time perhaps as sellers, landlords, or recommendations to friends and family.
30. 04. 2025.
Discover our new web page for Opera Financing Credit Mediation – your partner in the world of credit.
- Objective comparison of offers from multiple banks
- Clear and detailed explanations, tailored to your circumstances and goals
- Support every step of the way - from the first assessment to loan repayment
25. 03. 2025.
What the bank looks at when buying real estate, and buyers often forget.
The buyer sees - a nicely furnished apartment, the bank sees - the ownership list, the user permit, and the value assessment
When you buy a property through a mortgage, the bank does not only approve the credit based on your creditworthiness. They thoroughly analyze the property itself because it is the collateral, i.e., the security for the credit. Here are a few key points that banks check when analyzing the suitability of a property for securing a credit:
1. Ownership and land registry status
The first step for any bank is to check the ownership list: • Is the property in the ownership of the person selling it? • Are there any encumbrances, entries, mortgages, or hypothecs? • Is the ownership properly recorded, without any court or other legal obstacles? Example: The apartment is sold by the son, but the deceased parent is still recorded as the owner in the ownership list. The inheritance process is ongoing. In such cases, we need to wait for the process to be completed, as there is a possibility that other heirs may also appear.
2. Construction and user permit
Banks want to be sure that the property was built legally and has a permit for use. • The construction permit confirms the legality of the construction. • The user permit proves that the object was completed in accordance with the construction permit and is safe for habitation. Example: The apartment you are buying has a negative entry indicating that the user permit has not been attached to the land registry. In this case, you need to check the possibility of obtaining a user permit. If it is issued, most banks require it to be attached to the land registry to be recorded as a positive entry.
3. Elevation and specific parts
For most banks, the apartment must be clearly defined as an elevated part of the property, i.e., recorded as a separate unit within the building. Elevation ensures that the exact position, square footage, and purpose (e.g., apartment, commercial space) are clearly defined. If the elevation is not done, the bank may request another property with a suitable collateral. Example: The buyer buys a property in a family house where the apartments are divided as separate user units, but not elevated. In this case, the buyer acquires a co-ownership in the house, and the mortgage is possible only if all co-owners give consent. An alternative is for the bank to request another property as collateral.
4. Value assessment of the property
The bank's authorized appraiser prepares an independent value assessment of the property's market value. The loan amount depends on this assessment, not on the agreed purchase price. It is essential to note that the appraised value does not include the furniture. 
It is also essential to pay attention to the loan-to-value ratio (LTV). While some banks approve a loan up to 1:1, most banks approve a loan amount lower than the assessed value, usually between 80% and 90%. • If the assessment is lower than the purchase price, you must cover the difference with your own funds. • If the bank approves a loan up to 80% or 90% of the assessed value, the difference must be covered with your own funds (e.g., savings or a non-purpose loan with different conditions than a mortgage). Example: The purchase price often includes fixtures and furniture, but the bank values only the property as an object. Such a discrepancy may lead to unforeseen financial obligations, which is essential to consider before making a purchase decision.
The property must meet both the market and the bank
You may have found an apartment that you like, but if it does not meet the bank's criteria, its purchase through a mortgage may be delayed or even impossible. Before making a final decision, signing a pre-contract, or making any payment, it is essential to check all aspects of the property and financing options to make an informed and secure decision. That is why there are loan intermediaries to help you. The article was written by Martina Mataić Škugor Original article
20. 03. 2025.
House prices will continue to rise in 2025, but at slower rates.
New Zagreb zoning plan could impact future price growth
Director of the property agency Opereta Boro Vujović also believes that, taking into account the current inflation and higher demand compared to supply, it's not realistic to expect a decline in housing prices, but rather that they will remain at current or slightly higher levels compared to last year. Considering the high demand, Vujović notes that there is not enough new construction on the market, so old apartments are then sold at " possibly unjustifiably high prices". He also stated that the announced changes to the zoning plan in Zagreb would lead to less construction and thus more expensive plots of land. - The new zoning plan will significantly tighten construction density and height, which could impact future price growth as it will be even harder and more expensive for investors to build, he said. According to some estimates, there are land plots in "the narrower part" of Zagreb owned by the city and state, where it is possible to build around 32,000 apartments. However, the will of the relevant institutions is needed to put the land on the market. For example, simply activating the Gredelj land would allow for the construction of a large number of apartments in the city center, Vujović notes, and highlights the advantages of building in the center, as construction on the periphery raises the question of building roads and leads to the creation of traffic jams. Read the entire article here.
19. 03. 2025.
Vienna Real Estate Fair 2025.
opera took part in the Wiener Immobilien Messe 2025., which took place on march 15th and 16th in Vienna.
This exhibition, known as the largest Austrian real estate market, brought together more than 60 exhibitors and presented over 1,400 projects and objects, attracting more than 5,000 visitors.
Many experts in the industry gathered on the exhibition: developers, real estate agents, construction companies, interior design service providers, financiers, lawyers and many others. Visitors had the opportunity to receive personal consultations on the purchase and rental of real estate, funding, legal issues and participate in informative presentations and discussions of leading experts.
Our colleagues, Mirjana Panić and Tina Mihovilović, represented Opereta at this event, exchanging experiences and knowledge with colleagues from the industry and following the latest trends in the real estate market.
Taking part in Wiener Immobilien Messe 2025 allowed us to further improve our services and provide clients with the latest information and advice in the dynamic world of real estate.
12. 03. 2025.
Real Estate Tax Declaration
Tax deadline for immovable property expires on March 31 - everything you need to know One of the novelties in the tax system in 2025 is the tax on immovable property. Tax on immovable property has been introduced as a replacement for the tax on holiday homes and includes all immovable property not used for permanent residence. This new tax obligation applies to property that is not used or intended for temporary stay, including short-term rentals. How much tax and who pays it? All local self-government units were required to determine tax rates by the end of February 2025, which vary from a minimum of 0.60 euros per square meter to a maximum of 8 euros. For example:
- Zagreb and Rijeka: around 5 euros per square meter,
- Split: 1.99 euros per square meter,
- Umag: 8 euros per square meter (the highest possible rate).
The local self-government units were also required to publish the criteria for exemption from the tax, including social conditions, the quality of the property or the lack of municipal infrastructure. If you are the owner of a property, here's everything you need to know to avoid confusion or high fines. Who needs to report data? Owners who wish to claim exemption from the tax or report changes (area, purpose or ownership of the property) must submit a separate application by March 31, 2025. Owners who regularly pay municipal fees or rent the property under a long-term rental agreement (for at least 10 months), and this agreement has been reported to the Tax Administration for the payment of income tax from property, do not need to submit an additional application - unless they wish to exercise their right to tax exemption. To make it easier to handle applications, The Tax Administration has published a unified form for submission, available to citizens and businesses through the ePorezna system, and soon also through the mPorezna mobile app. When are you exempt from tax? The tax on immovable property does not apply if the property:
- is used for permanent residence,
- is rented under a long-term rental agreement (for at least 10 months),
- is used by a registered host as their permanent residence,
- is not suitable for living due to a lack of infrastructure (no roof, no electricity, no water) or damaged structure,
- is affected by natural disasters,
- is intended for public use or institutional accommodation,
- is entered in business books as property intended for sale, but has not been in the books for more than six months by March 31,
- is taken over in exchange for unpaid liabilities, but has not been in ownership for more than six months by March 31,
- is owned by a municipality or city council,
- is owned by socio-vulnerable citizens, as determined by local authorities.
How to report necessary data? In the official form, it is necessary to state:
- the owner's personal data,
- the address of the property,
- the year of construction,
- the area of the property,
- the purpose of the space,
- a description of any changes in use or ownership status,
- reasons and documents for exemption, if applicable.
Fines for non-reporting - high! Applications must be submitted by March 31, 2025 at the latest. Otherwise, owners can expect high fines ranging from 1,000 to 6,630 euros. The Tax Administration has also announced enhanced controls on the use of properties through energy consumption and gas analysis to determine whether a property is used permanently or only occasionally. The goal is to prevent tax evasion by reporting people on the address of unused properties.
Note: This article is based on current available information and is intended solely for informational purposes. For official interpretation and individual cases, it is recommended to consult with the relevant Tax Administration. Martina Mataić Škugor Opereta nekretnine
