Land Acquisition

Land Acquisition Due Diligence for Real Estate Development in Croatia

Land acquisition is the phase where most investment risks originate.
Before any purchase, it is essential to verify whether a plot is legally clear, planning-compliant, and technically buildable for the intended project.

Our role is to perform a structured land due-diligence process that identifies risks early — before capital is committed.

Professional Consultation & Decision Support

Throughout all phases of the land acquisition process, we work in close coordination with experienced legal advisors and licensed architects.
This multidisciplinary approach ensures that all decisions are legally sound, planning-compliant, and technically feasible before moving forward.

Legal verification, planning interpretation, and technical feasibility are reviewed together — minimizing uncertainty and avoiding fragmented or conflicting conclusions.

Structured & Transparent Communication

All findings and documentation are delivered to investors in a clear, structured, and professional format, allowing for informed decision-making without ambiguity.

Depending on project phase and investor preference, we provide:

Written reports (PDF / Word)
Summarized findings, risks, and recommendations in a clear, decision-oriented format.
Visual documentation
Annotated site photos, cadastral maps, zoning extracts, and planning diagrams.
Video explanations (on request)
Short recorded walkthroughs explaining constraints, risks, or development potential — particularly useful for remote investors.
Centralized documentation
All materials are organized and shared in a structured folder system, ensuring traceability and easy reference throughout the project lifecycle.

This approach ensures full transparency, efficient communication, and alignment between all stakeholders involved.

Typical documentation & checks we handle:

1. Ownership & Title Verification (Land Registry)

We review land registry extracts to confirm:

legal ownership
co-ownership shares
mortgages, liens, or legal claims
ongoing disputes or unresolved entries

Common risks:

unresolved ownership or multiple claimants
outdated entries not reflecting real situation
encumbrances that prevent development or resale

Without a clean title, project timelines and financing become uncertain.

2. Cadastral Data & Parcel Alignment

We verify that cadastral data matches land registry records and on-site conditions.

This includes:

parcel boundaries
surface area consistency
access roads and registered rights of way

Common risks:

mismatch between cadastral and registry data
access existing in reality but not legally registered
boundary issues affecting buildable area

These issues often require lengthy legal or geodetic procedures if discovered late.

3. Zoning & Spatial Planning Review

We analyze applicable spatial and urban plans to determine:

land-use designation
permitted building types
density, height limits, and coverage ratios

Common risks:

land zoned differently than assumed
planning conditions limiting project size or typology
future planning changes affecting development value

A plot may be legally owned but not suitable for the intended investment.

4. Urban Parameters & Building Conditions

We verify technical planning parameters, including:

building lines and setbacks
maximum height and number of floors
buildable area versus parcel size

Common risks:

design limitations discovered after purchase
reduced sellable or usable area
misalignment between concept and regulations

This step directly impacts project feasibility and profitability.

5. Infrastructure & Access Review

We assess:

legal and physical access to the plot
availability of electricity, water, sewage, and drainage
proximity and capacity of existing infrastructure

Common risks:

lack of registered access
high infrastructure connection costs
dependency on future municipal upgrades

Infrastructure limitations often create hidden costs not visible during acquisition.

6. Legal Restrictions, Easements & Constraints

We identify:

easements and servitudes
utility corridors
heritage, coastal, or environmental protections

Common risks:

construction restrictions on parts of the parcel
mandatory preservation requirements
limitations affecting design freedom and timelines

These constraints can significantly alter project scope.

7. Development Potential & Investment Risk

Based on all findings, we provide:

a realistic assessment of what can be built
identification of key risks and mitigation paths
guidance on whether the land fits the intended investment strategy

This allows investors to make informed decisions, not assumptions.

From Land Acquisition to Project Delivery

If land meets all legal, planning, and technical criteria, we continue seamlessly with:

architectural design
permitting
construction execution
project management

Ensuring continuity, accountability, and full control from acquisition to completion.

Make Decisions Based on Facts

Land acquisition should never rely on assumptions or informal confirmations.
A structured technical review protects both capital and timelines.

Contact us to evaluate your target site before purchase.