Book a Free Demo
Book a Free Demo

Real Estate Tokenization
in Croatia

As an EU member, Croatia fully applies the MiCA and MiFID II Regulation, with HANFA and the Croatian National Bank supervising crypto-asset and stablecoin activities

  • MiCA Implementation Act in force since July 2024

  • ESMA guidelines clarify when tokens are securities regulated under MiFID II

  • Strong property-law framework (Land Register Act, 2024/25)

  • EU passporting for cross-border token offerings

Fill out the questionnaire and unlock a Free Demo Call

Fill out the questionnaire and unlock a Free Demo Call

Done: 0%

  • MiCA Implementation Act in force since July 2024

  • ESMA guidelines clarify when tokens are securities regulated under MiFID II

  • Strong property-law framework (Land Register Act, 2024/25)

  • EU passporting for cross-border token offerings

About

Why Croatia is Attractive for Tokenization

EU legal certainty

MiCA and MiFID II harmonizes treatment of crypto-assets across the EU, ensuring investor protection

Clear regulatory frameworks

ESMA’s 2025 Guidelines confirm when real-estate tokens are treated as securities under MiFID II

Stable banking rails

Croatian National Bank supervises stablecoins (ART/EMT) and ensures alignment with EU prudential rules

Cross-border routes

Issuers can use EU passporting to access investors across Europe, including Croatia

Book a Free Demo
Tokenization Routes

Possible Routes for Tokenizing Property
in Croatia

Security-token route (MiFID II)

AIF fund route

MICA 'other crypto asset' or 'Asset reference token' route

Cross-border EU setup

  • Security-token route (MiFID II)

    Use SPVs/fund units structured as securities.
    Comply with Capital Market Act & EU Prospectus Regulation.
    Trading/custody via authorized firms or EU DLT Pilot venues.

  • AIF fund route

    Set up Croatian/EEA real-estate AIF.
    Tokenize units, supervised by HANFA.
    Investor base: professional or retail (depending on AIF type).

  • MICA 'other crypto asset' or 'Asset reference token' route

    If token is not a financial instrument, issue under MiCA.
    Requires HANFA-authorized CASP, white paper, marketing compliance.
    ART/EMT tokens supervised by HNB.

  • Cross-border EU setup

    Passport MiCA or MiFID II authorizations from another EU state.
    Serve Croatian investors under EU single-market rules.

Real cases

Implemented Market Examples

  • Aeternity × Property Token Pilot (Zagreb)

    One of the first tokenization pilots in Croatia, launched with Aeternity blockchain, involving fractionalized ownership in a Zagreb residential building. Tokens were issued through a local SPV, giving investors exposure to rental income.

  • Blockchain Lab Split — Real Estate RWA Experiments

    University-backed Blockchain Lab in Split partnered with startups to test tokenization frameworks for coastal real estate. Early-stage but demonstrated on-chain shareholding models that could integrate with local legal structures.

  • Crypto-based real estate purchases (Dalmatian Coast, Dubrovnik)

    Developers on the Dalmatian coast and in Dubrovnik report successful real estate transactions settled in crypto (BTC, ETH, USDT). While technically not tokenization, this shows market readiness and openness to digital assets in property sales.

Considering tokenization in Croatia?
Start today

Tap into the Adriatic’s tourism-driven property sector

Book a Free Demo
Solution

The Solution with Tokenizer.Estate

Funding in Weeks, Not Months

Launch token offerings in 1–2 weeks instead of waiting 6–12 months with banks

Global Investor Pool

Reach thousands of international investors with fractional entry points starting at $100

Dynamic Pricing & Incentives

Stage token prices across development phases to maximize returns and reward early backers

Compliance Built-In

Legal frameworks aligned with EU (MiFID II), UAE (VARA), and other jurisdictions

Full Control

Manage token supply, smart contracts, and investor data from a single dashboard

Use cases

Solutions Designed for Your Success

We support everyone from Real estate owner to Sovereign Funds

FAQ

Frequently asked questions

  • Does MiCA apply in Croatia?

    Yes. MiCA has been fully in force since December 2024, with the national Implementation Act aligning Croatian supervision.

  • Can tokens be recorded in the land register?

    No. Property rights remain registered in the land register; tokens wrap SPV/fund interests.

  • Are real-estate tokens securities?

    If tokens grant equity, profit rights, or debt, they are treated as financial instruments under MiFID II.

  • Are there licensed CASPs in Croatia?

    As of September 2025, HANFA lists no CASPs; authorization is expected during 2025–2026.

See our full FAQ page for more details

Adopted for

Global Jurisdictional Coverage

Every market has its own rules. We’ve already built the structures to make tokenization work — from Europe to Asia to the Middle East. Launch with confidence, wherever your investors are

Last updated: 2025-10-01

The information on this page is for general informational purposes only and does not constitute legal, financial, investment, or tax advice.
Tokenizer.Estate provides a platform for real estate tokenization and connects you with licensed local partners, but we do not provide legal or regulatory guidance.
Please consult qualified professionals in your jurisdiction before making any investment or tokenization decisions.

Sources & References

  1. Official Gazette (Narodne novine): https://narodne-novine.nn.hr/
  2. HANFA (Croatian Financial Services Supervisory Agency): https://hanfa.hr/
  3. Croatian National Bank (HNB): https://www.hnb.hr/
  4. ESMA (MiCA & Guidelines): https://www.esma.europa.eu/
  5. Zakon.hr (Croatian property & capital market acts): https://www.zakon.hr/
  6. EUR-Lex (EU regulations, MiCA, Prospectus, MiFID II): https://eur-lex.europa.eu/
  7. OMFIF (EU DLT Pilot coverage): https://www.omfif.org/

The information provided on this website is for general informational purposes only and is subject to change without notice. While we strive to ensure the accuracy and reliability of the content, Infinity Bytes Software Design L.L.C makes no representations or warranties, express or implied, about the completeness, accuracy, suitability, or availability of the website or the information, products, or services contained herein.

Any reliance you place on such information is strictly at your own risk. We provide hosting services on an «as-is» and «as-available» basis and disclaim any warranties, including but not limited to, implied warranties of merchantability or fitness for a particular purpose.
We are not responsible for any data loss, downtime, or technical issues arising from the use of our services. It is the user’s responsibility to maintain regular backups of their data. This website may include links to third-party websites or tools for your convenience. However, Infinity Bytes Software Design L.L.C does not endorse or take responsibility for the content or availability of those sites. Accessing third-party links is done at your own discretion and risk.

By using this website and its services, you agree that Infinity Bytes Software Design L.L.C shall not be liable for any loss or damage, including indirect or consequential loss, arising from your use of the website or services. If you do not agree to this disclaimer, please discontinue using the website immediately. For more information, please contact us at [email protected].

Privacy Policy Cookies Policy

Copyright © 2025 Tokenizer.Estate. All rights reserved.