Real Estate in Brezovica
The flat south western edge of the city with family houses on large plots, agricultural land and the lowest land prices in Zagreb.
Brezovica is the largest Zagreb district by area and the smallest by population, located in the far south west of the city, between the Sava, the Odra and the border with Samobor and Velika Gorica. Family houses on large plots, agricultural land and the flat landscape of the Odra field dominate here. Hermes nekretnine works in the sale of houses and land in this part of the city and knows the rules that apply to building and agriculture in this area.
The Brezovica district has around 12,000 residents and includes the areas of Brezovica, Odra, Demerje, Havidić Selo, Lužan and a number of smaller villages. Density is the lowest in the city, so here you do not buy the floor area of a flat, but space, land and quiet on the edge of the city.
The areas of Brezovica string out along the main road towards Sisak and along the country lanes through the field. Family houses prevail, often with large gardens, farm buildings and agricultural land next to the house. Alongside older village houses, newer houses on purchased plots have appeared in recent years, because the price of land here is the lowest within the city limits.
Brezovica is the part of Zagreb where it is easiest to find a larger plot for building a family house or for agriculture. Before a purchase it is essential to check whether the land is building or agricultural land, what the urban planning conditions are, whether access from a public road is resolved and whether connections to water, electricity and drainage exist, which in some villages are incomplete. For agricultural land it is also worth checking the pre emption right and possible restrictions on conversion of use.
Part of Brezovica lies in the Odra field, an area that plays a role in protecting Zagreb from floods and is occasionally flooded in a controlled way. Because of this, for every plot near the Sava or the Odra it is necessary to check whether it is in a flood area and what protection is planned. This is one of the most important checks before buying in this district and we always include it in the purchase preparation.
Brezovica has no tram. It is connected with the rest of the city by bus lines that depart from Savski most and by the state road towards Sisak and the nearby Zagreb-Sisak motorway. The centre is about thirty to forty minutes away by car, depending on the traffic at the city entrance. Proximity to the motorway is an advantage for those who work in the southern business zones or commute towards Sisak and Karlovac.
Brezovica has a primary school, kindergartens, a clinic, a post office and local shops, but for secondary schools, larger shopping and specialist healthcare residents go to New Zagreb or the centre. The district is oriented towards life with a car, with few facilities within walking distance outside the centre of Brezovica itself.
Brezovica has the lowest land prices and among the lowest house prices in Zagreb. The district attracts buyers who want space, quiet and the possibility of self building or agriculture, and who are ready for a daily drive and more modest infrastructure. Demand is stable and comes from families looking for a house with a large garden and from buyers of land for building or investment.
At Hermes nekretnine we assess every property in Brezovica individually, taking into account the use and size of the land, its position relative to the flood area, the access road and connections, and the legality of all buildings. There is more on the real estate transfer tax and the costs of buying land in the guide to property taxes.
The district suits buyers who want a house on a large plot, space for a garden, animals or a workshop, and those who plan to build their own house at a lower land price. It also suits those who work towards the south of the city or outside Zagreb. Buyers for whom proximity to a tram, walking access to facilities and a short drive to the centre matter will not find this district suitable.
Along with the land use and flood risk, for houses in Brezovica the legality of all parts of the building and farm buildings, the real situation registered in the cadastre, and the real width and ownership of the access road are checked. For older village houses the state of the installations, the roof and damp also matter, given the proximity of groundwater in the flat terrain.
The rental market in Brezovica is small. Individual houses are rented out, mostly to families who want to try country life before buying or need space for animals and equipment. Demand is narrow, and the district is almost entirely oriented towards owner occupation and self building.
Brezovica was for centuries an agricultural area of villages by the Sava and the Odra, with the baroque Brezovica castle as its best known monument. On being incorporated into Zagreb it became a city district, but it kept its rural character thanks to the configuration of the terrain, the flood area and the land use that protects agricultural surfaces.
Today the district changes slowly, through individual construction of houses on purchased plots. There are no large residential projects, so the character of the district is stable and predictable, and changes come down to new individual houses alongside the existing villages.
Whether you are buying a house with a garden in Odra, selling a village house in Demerje or looking for building or agricultural land, we know the land use, the flood areas and the typical problems with access roads in this district. We help you check the spatial plan, the cadastre and the connections before a decision. The complete overview of services is on the real estate agency services page.
Contact us for a free valuation of your property in Brezovica, or for help finding a house or land that matches your needs, whether you are buying, selling or renting.
Can you build on any plot in Brezovica? No. Building a family house is possible only on building land, in compliance with the urban planning conditions. Agricultural land is for cultivation, and conversion to building land is not guaranteed and depends on the spatial plan.
How serious is the flood risk? It depends on the specific plot. Part of Brezovica is outside the flood area, while plots by the Odra and the Sava are in a zone that can be flooded in a controlled way. That is why before a purchase we always check the position of the plot relative to the flood maps.
See also the overview of all Zagreb neighbourhoods on the Real estate by location page, the neighbouring New Zagreb West to the north east, Trešnjevka South across the Sava, and Trešnjevka. If you are buying land or a house, the guide to property taxes is useful.
This district is dominated by family houses on large plots and by building and agricultural land, while flats are rare and commercial premises are mostly tied to the road towards Sisak and smaller economic zones. Overviews by property type for the whole city are here: