Property certificate: what it is, how to get it and how to read it
The property certificate (list nepokretnosti) is the basic cadastre document. It shows what is on the plot, who owns it and whether there are any encumbrances. Notaries, banks, buyers and courts ask for it.
How to get a property certificate
| Method | What it is for | What you need |
|---|---|---|
| eKatastar — legally valid certificate online | Notary, bank, court, buyer — the same as one from the counter | ID card, NSeID login, payment via ePlaćanje |
| Cadastre regional office (područna jedinica) — counter | If you do not have an electronic ID | Identity document, cadastral municipality (KO) and plot or certificate number, fee |
| Viewing data only in eKatastar | Quick check, no document | KO and plot or certificate number |
Online certificate: 5 € (2 € taksa + 3 € naknada). At the counter: on request.
Guide to searching online → · Regional office addresses by municipality →
How to read a property certificate
The certificate has several sections. Each one answers one question:
| Section | Question | What to look out for |
|---|---|---|
| Plot data | What is the land? | Plot number, KO, area, land use (meadow, arable field, urban building land) |
| Rights holders | Who is the owner? | Name, share (e.g. 1/2), type of right (ownership, co-ownership) |
| Buildings and separate units | What has been built? | Whether your house or flat is registered at all, and with what floor area |
| Encumbrances and restrictions | Does anything restrict the owner? | Mortgage, easement, annotation (zabilježba) of a dispute or proceedings |
Checks before buying: 5 key points
- The seller is registered as the owner and their share matches the contract.
- The building you are buying is registered. If it is not — ask why (not legalised, no unit division).
- The plot and building areas match the listing and the contract.
- There is no mortgage, annotation of a dispute or other encumbrance. If there is — who will remove it, and when.
- The plot on the Geoportal is where the seller says it is. If in doubt — send a surveyor to the site.
The data on the certificate is wrong — what now?
- Wrong area, boundary or building — a survey and survey report (geodetski elaborat) are needed. How a change is registered.
- Wrong owner name or share — application to the cadastre with proof (contract, decision).
- The building is not on the certificate — registration, and if it has no permit, first legalisation.
Frequently asked questions
How long is a property certificate valid?
The certificate shows the situation on the date it was issued. Notaries and banks usually ask for a recent extract, a few days or weeks old. Ask them in advance.
Can anyone see my property certificate?
The cadastre is a public register, so the basic data is available for inspection.
What is a “posjedovni list”?
An old document from the land cadastre records. Where the real estate cadastre has been established, it has been replaced by the property certificate (list nepokretnosti).
Information, not legal advice. This text explains a general procedure. Regulations change and every case is different. For property decisions, disputes and deadlines consult a lawyer or the competent authority. →
Sources: ekatastar.me; Real Estate Administration (Uprava za nekretnine). Updated: