Mobile Homes and Land: A Dangerous Misconception

Mobile Homes and Buying Land in Istria: Why a “Mobile Home” Is Not a Shortcut

One of the most common questions we receive when buying land in Istria is: “Can I place a mobile home or a camper on the land?”

The question is logical. Mobile homes appear to be a faster and more affordable solution compared to buying building land and undertaking traditional construction. However, this is where a major misconception arises: a mobile home often does not solve the construction issue – it only postpones it.

1) Why are mobile homes so attractive to buyers?

In practice, buyers choose mobile homes because of:

• lower prices compared to building land
• the perception of a “temporary structure”
• the belief that no building permit is required
• quick implementation without extensive paperwork

The problem is that an attractive idea does not equal legality. When it comes to land, what matters is what is defined in the spatial plan – not what seems feasible.

2) The key rule: land zoning is decisive

Whether it is a traditional house, a prefabricated structure, a mobile home or a camper, everything begins and ends with the land-use designation in the spatial plan.

Building land

• allows legal construction in accordance with the spatial plan
• enables obtaining the necessary permits
• allows legal residence and (where permitted) tourist rental

Agricultural land

• is intended exclusively for agricultural use
• does not grant building rights for housing or leisure
• does not provide a “shortcut” to a legal structure

Important: a mobile home does not change the land designation. If the plot is not within a building zone, a mobile home does not create a new right of use.

3) When does a mobile home become a “building” in the eyes of the law?

A common misconception is: “But it’s mobile – it’s not a building.” In practice, authorities do not consider the name, but the actual situation on site.

A mobile home enters a serious legal risk zone if, for example, it:

• remains in the same location for an extended period
• is used for residence or tourist rental
• has utility connections (electricity, water, sewage)
• is placed on a base with a terrace, steps, fencing or other fixed elements

At that point, it ceases to be “temporary” and may be treated as illegally installed, with potential removal consequences.

4) The Murter case: when “temporary” becomes a problem

Real-life examples show how such arrangements end when no valid legal basis exists. One of the more widely reported cases is Murter, where mobile homes were subject to inspection measures and removal, followed by disputes between the involved parties.

For context: Foreign owners seek justice for illegally placed mobile homes on Murter

The point is not one island or one campsite, but a recurring pattern: when there is no compliance with planning and legal status, “mobile” does not protect the investment.

5) Conclusion: the safe path when buying land in Istria

If the goal of buying land in Istria is residence, construction, tourism or long-term investment, placing a mobile home on agricultural land is usually not a solution, but a temporary illusion of security.

The safest approach is to purchase land that complies with the spatial plan (building zone), and to verify building conditions, infrastructure and legal status before making any investment.