A property valuation is the foundation of any serious decision about selling, buying, inheritance or a mortgage secured by property. Hermes Nekretnine values apartments, houses, land and commercial properties in Zagreb, based on real recent sales, not generic online estimates.
We mainly use the comparable sales method, weighing floor, orientation, condition, year of construction and energy rating against recently sold, similar properties in the same area. For rental or investment properties we also consider income potential.
Location remains the biggest factor, but floor, lift access, orientation, the building's condition and energy certificate can shift value noticeably even within the same street.
If you are planning to sell, a valuation is the first step toward a realistic, competitive price. If you are buying, our valuation helps you judge whether the seller's asking price is fair before you negotiate.
The site visit takes 30 to 60 minutes, and we usually deliver a written report within a few days.
We offer a free initial valuation for clients considering selling or buying through us.
Banks usually require a valuation from a certified court expert. Ours serves as a helpful benchmark before you request that formal valuation.
Need a property valuation in Zagreb? Contact Hermes Nekretnine for a free initial assessment.
A property valuation is not always the same document with the same purpose. Banks approving a loan secured by property require a formal valuation prepared by a certified court expert, following a strictly prescribed methodology, primarily intended to establish the value of the collateral, often more conservative than the market price at which the property could realistically be sold. The valuation we prepare in the context of a sale or purchase has a different purpose: to determine the realistic market price at which the property can be sold within a reasonable timeframe, taking into account current demand, competing offers on the market, and the specific characteristics of the property itself.
For sellers, it is essential to understand that a bank valuation and a market valuation can differ significantly, and that the latter should be relied upon when setting the asking price. Buyers planning to finance their purchase with a loan should be aware that the bank may value the property lower than the agreed purchase price, which directly affects the loan amount they can obtain.
For an accurate valuation, basic property documentation needs to be prepared: the ownership title or land registry extract, floor plan or cadastral drawing, energy certificate if one exists, and information on any reconstructions or renovations carried out after construction. For apartments, it is useful to also have data on shared reserve funds and planned building works, since upcoming major costs (such as facade renovation or lift replacement) can affect how potential buyers perceive the property's value.
For houses and land, documentation of legal construction status, occupancy permit and, for land, an extract from the spatial plan defining the intended use and building possibilities are also important. Incomplete or disputed documentation itself reduces a property's market value, regardless of its physical characteristics, because it introduces risk and uncertainty for the buyer.
One of the most common myths is that the price per square metre listed on real estate portals reflects the actual market value. In practice, that figure refers to the asking price, not the price actually achieved in a sale, and the difference between the two can be significant, especially in the current phase of the market where negotiation is common. Another common myth is that money invested in renovation automatically increases the property's value by an equal amount; in reality, the return on renovation investment depends on the type of work, the quality of execution, and whether the result matches the expectations of a typical buyer in that market segment.
A third common myth is the belief that an owner's emotional attachment to a property is relevant to its market valuation. Memories, sentimental value and personal effort invested are appreciated, but the market does not recognise them as value factors; a valuation is always based on objective, comparable data, not on the owner's subjective perception.
Property values in Zagreb vary significantly depending on the neighbourhood, and this difference is not always proportional to distance from the centre. Neighbourhoods such as Donji grad and Gornji grad retain high value due to their historic character and proximity to the centre, despite the fact that the housing stock often requires greater investment in maintenance. On the other hand, neighbourhoods like Maksimir or parts of Trešnjevka attract families due to green spaces and infrastructure, creating stable, long-term demand even when the price per square metre is lower than in the strict city centre.
For a more precise picture of what determines value in a particular neighbourhood, see our page Properties by location, where we have described the specifics of each area in which we regularly operate in detail.
The process of ordering a valuation is straightforward and does not require any prior commitment to further cooperation. Once you contact us, we arrange a viewing appointment during which our appraiser records all relevant characteristics: surface area, room layout, condition of installations, orientation and any shortcomings that affect value. Based on the viewing and market analysis, we prepare a written report with the estimated value and an explanation of the methodology, which you can use as a basis for negotiations, a loan application, or a pricing decision when selling.
If you are also planning to sell the property after the valuation, we would be happy to introduce you to our property sales service, which includes complete support from valuation to key handover.