Split
Split has officially become Croatia’s most expensive city for residential property, with average apartment prices now exceeding €4,000 per square metre, according to a new market analysis.
Research published by Opereta Real Estate shows that in some of Split’s most sought-after neighbourhoods beneath Marjan Hill, average prices have climbed above €6,100 per square metre, Dnevnik.hr writes.
The analysis is based on completed sales recorded in the official Property Market Information System of Croatia’s Ministry of Physical Planning, Construction and State Assets. A total of 1,092 apartment transactions completed during 2025 and up to 20 April 2026 were included in the study.
Matej Samardžić, Dalmatia regional director at Opereta Nekretnine, said the city’s property market has become increasingly segmented.
“The Split market is no longer homogeneous, different segments are clearly emerging, ranging from more affordable apartments to highly luxurious properties that function as a separate market,” Samardžić explained.
The median apartment price in Split during 2025 stood at €194,150, while the average price reached €211,387. Analysts say the gap between the median and average reflects the impact of a smaller number of high-value transactions pushing overall averages higher.
According to the report, around 25 per cent of apartments sold for less than €140,970, while another 25 per cent achieved prices above €256,000, highlighting increasing market polarisation.
When examining prices per square metre, the median price reached €4,038, while the average stood at €4,065. Most transactions were concentrated within a range of approximately €3,400 to €4,600 per square metre.
The typical apartment sold in Split measures around 51 square metres, with half of all transactions involving properties between 36.8 and 63 square metres, indicating strong demand for smaller residential units.
Samardžić noted that the key change in the market is not only rising prices, but also the increasing complexity of different market segments.
Most active neighbourhoods
The highest number of transactions was recorded in:
• Žnjan – 252 transactions
• Mejaši – 204
• Visoka – 68
• Plokite – 64
• Lovret – 53
According to the analysis, these neighbourhoods offer a balance between price, housing quality and availability, making them among the city’s most active residential areas.
Premium locations
The city’s highest property prices were recorded in several premium coastal and central neighbourhoods:
• Meje – around €6,162 per m²
• Varoš – around €5,169 per m²
• Bačvice – around €4,926 per m²
These areas benefit from proximity to both the sea and Split’s historic centre, while limited supply continues to drive demand and prices higher.
Samardžić said such locations increasingly operate as a distinct micro-market where rarity and location play a major role in determining value, often attracting investment-focused buyers.
Most affordable areas
At the lower end of the market are neighbourhoods that continue to attract buyers with smaller budgets:
• Brda – around €2,864 per m²
• Kocunar – around €3,435 per m²
• Sirobuja – around €3,550 per m²
“We can conclude that there is still great interest from foreigners for real estate in Split, and that is the upper premium segment. The largest part, as in any city, are families and buyers looking for residential real estate, and the limited supply is still what defines the price,” Samardžić concluded for Dnevnik.hr.