Where to Buy Land in Istria in Summer 2025 – Tips and Recommendations

Land for Sale in Istria – Market Overview

Summer is traditionally the liveliest period on the Croatian real estate market, and Istria remains its most sought-after part of the Mediterranean. The reason is simple: the peninsula offers two distinctly recognizable lifestyles that cater to very different buyers.
On the coast, destinations such as Rovinj, Poreč, Umag, and a series of smaller towns attract with a dynamic lifestyle – the sea at your fingertips, promenades, top-class restaurants, marinas, and a rich cultural and entertainment program. Here, buyers look for land to build holiday homes, luxury villas, and apartment complexes, with key value factors being proximity to the beach, sea views, and developed infrastructure.
In the inland area of Istria, the story is different: rolling hills, centuries-old olive groves and vineyards, peace, privacy, and lots of greenery. Places such as Grožnjan, Motovun, Žminj, or Svetvinčenat offer a sense of authentic living, a slower pace, and more square meters for your money. Buyers here often seek spacious land for a single-family house or an entire small complex, often combining building and agricultural plots to create a large country estate (stancija).
The summer months also bring a wider selection as owners and investors align with the tourist season: it’s easy to visit locations, assess access, noise, and sunlight, while at the same time getting a realistic insight into rental potential.
If you love urban amenities and the sea – look to the western coast. If you prefer space, tranquility, and a property with character – focus on central Istria. Below, we bring you an overview of specific locations and projects, highlighting prices per m² where published, to help you make an informed decision about where it makes the most sense to buy land this summer.

Smaller Building Plots Suitable for Family Homes

Affordable land in practical locations – what’s on offer.
For a classic family house, an ideal plot format is often between 600 and 1,200 m² in a quiet settlement with good transport connections.
In the settlement of Loborika near Pula, “Green Living” offers urbanistically planned plots – the listed price is 100 €/m² for a 600 m² plot (total €60,000): Loborika – Green Living.
Žminj is increasingly sought after due to its location “in the middle of everything”. For example, a building plot of 887 m² is listed at 86 €/m² (total €76,000): Žminj – 887 m².
Another, larger Žminj plot of 1,564 m² is offered at an attractive 52 €/m² (total €81,000): Žminj – 1,564 m².
If you want proximity to prestigious Rovinj while enjoying peace and an elevated position, in Bale a building land plot of 804 m² is available at 299 €/m² (total €240,000): Bale – 804 m².
For whom?
- Families and local buyers looking for a realistic budget and functionality.
- Foreign buyers who want a smaller plot for a personalized house.
- Investors in the “one house = one pool” concept.

Land with a Building Permit

Advantages: faster start, less risk, predictable budget.
Buying land with a valid building permit speeds up the entire process: it shortens the time to start construction, reduces uncertainty about conditions, and facilitates financing.
In the vicinity of Kanfanar, a plot of 1,218 m² is available (150 €/m²): Kanfanar – with permit.
Near Motovun, 1,878 m² with a permit and a luxury villa project: 150,000 €: Motovun – with permit.
In Kanfanar, 87 €/m² (2,536 m²): Villa project.
In the Rovinj area, 930 m² for 161 €/m²: One-story house project.
For whom?
- Investors who want to build within one season.
- Families who wish to avoid a lengthy administrative process.
- Foreign investors focused on predictable costs.

Land for Larger Residential Projects – 3 or More Houses

Why Istria is a good choice for investors and how to recognize the right plots.
For developers, Istria offers stable demand, developed infrastructure, and a recognizable destination brand.
Bale – 3,591 m² at 85 €/m²: Four plots.
Barat – 982 m² at 110 €/m²: Barat plots.
Motovun – 5,879 m² for 450,000 €: Motovun land.
Investment arguments:
- Price elasticity of demand and high ADRs.
- Possibility of phased construction and reinvestment.
- Exit strategy: selling individual houses or renting.
- Available workforce and supply chain.

Building-Agricultural Land Suitable for Large Estates

Combined land for stancijas, tourist projects, and rural estates.
Vižinada – 3,886 m² at 64 €/m²: Vižinada combined.
Kršan – 9,218 m² for 125,000 €: Kršan combined.
Grožnjan – 5,395 m² at 36 €/m²: Grožnjan panoramic.
Barban – 13,793 m² at 19 €/m²: Barban combined.
For whom?
- Buyers who want privacy and space.
- Investors in boutique tourism.
- Foreign buyers for “lifestyle” projects.