Dvosobni stan Krležina ulica 29, Veruda, Pula
No categorisation stated
The listing does not say whether the home is categorised for tourist lets. That does not mean it cannot be: a new owner applies for their own decision either way.
A flat in a building with several owners needs the written consent of the co-owners holding two thirds of the shares before it can be categorised for short lets (the 2024 amendment to the Hospitality Act). Ask the building manager (upravitelj) whether that consent exists or can be obtained.
EU and EEA citizens buy Croatian property on the same terms as Croatians. A buyer from outside the EU and EEA can buy only where their country grants Croatians the same right (reciprocity), with the approval of the Ministry of Justice, which takes months, or through a Croatian company. Agricultural land is excluded either way. Confirm the route for your nationality with a Croatian lawyer before you make an offer.
Ask a Croatian lawyer to confirm in the land registry (zemljišna knjiga) that the seller owns the home, and ask the county tourism office whether a new owner can obtain a categorisation decision (rješenje o kategorizaciji) for it. A decision belongs to the current owner and does not transfer with the sale.
What it earns, what it costs to own, and the net yield
No Airbnb match on file
We have not confirmed this exact property on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Income tax is the flat amount per bed (paušal) that an owner letting as a household renter (iznajmljivač u domaćinstvu) pays, owed whatever the bookings: letting through a company is taxed on profit instead, which this page does not model. The 13% VAT on accommodation is charged only once the gross passes €60,000 a year. A household renter may let only once the county office has issued a categorisation decision, which belongs to the owner and does not transfer with the sale. Financing is not modelled.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.Not quite right? Get an email when a listing like this one comes on the market.
Where it sits, and who confirms it
Location
Agency pin · unverifiedPula · Istria
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Score, and what could go wrong
Brixfox Score
Solid potential with some areas to watch. The strong rental metrics offsets the weaker occupancy.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -13 pts occupancy | 30% | €4,451 | 2.2% |
| -3 pts occupancy | 40% | €7,203 | 3.6% |
| Expected | 43% | €8,036 | 4.0% |
| +10 pts occupancy | 53% | €10,788 | 5.3% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
Croatian yields are the figures Brixfox stores for each listing (model HR-2026.4), and the Financial analysis P&L above reproduces them line by line. The rent is an estimate from the Airbnb listings Brixfox tracks nearby: their asking rates corrected to a booked rate and their occupancy read from their calendars, annualised on one national season curve. It is not this home’s own record. The costs are the listing’s own lines: management (the self-managed view drops only that), booking channels whoever manages, cleaning, utilities, insurance, a maintenance reserve, the building reserve fund (pričuva) on a flat, the property tax per m², the tourist tax and tourist-board fee per bed, and the 13% VAT on accommodation once the gross is above €60,000 a year, less the household renter’s flat-rate income tax per bed (paušal), owed whatever the bookings, at the statutory default for the municipality’s tourism category (the municipality’s own amount can differ), on an all-in cost that includes the 3% transfer tax, the lawyer, the notary, the land registry, a sworn court interpreter and furnishing. The cost lines are the listing’s stored ones; the price and the growth assumption can be changed above. Market factors in Croatia may impact actual yields.