Mortgages in Croatia are getting more expensive again in 2026 than at the start of the year. The 6-month EURIBOR rose from 2.595% at the end of June to 3.013% on 24 September, so banks are raising rates, and Erste is increasing its own by 0.25 percentage points from 1 October. The lowest fixed rate for the whole term we found is 3.25% at Karlovačka banka, and until 1 October PBZ offers a promotional 3.08%. We compared offers from 10 banks based on their official documents, checked on 27 September 2026.
This article is for anyone buying a flat or house this autumn or winter who wants to know what a mortgage really costs. For each bank we list the nominal rate (NKS), the effective annual rate (EKS, the Croatian APR) from the official representative example, and the terms. Before applying, check your creditworthiness too, because it decides how much you can borrow at all.
Quick overview: mortgages in Croatia 2026
| # | Bank | Fixed rate (whole term) | APR (EKS) | Example (amount / term) | Best for |
|---|---|---|---|---|---|
| 1 | Karlovačka banka | 3.25% | 3.31% | 100,000 EUR / 20 years | The lowest regular fixed rate |
| 2 | Istarska kreditna banka | 3.35% (clients) | 3.42%* | 150,000 EUR / 30 years | A promotion until 31 Oct |
| 3 | Raiffeisenbank (RBA) | 3.30% (primary clients) | 3.50% | 87,000 EUR / 22 years | High loan, up to 95% of value |
| 4 | OTP banka | 3.39% | 3.50% | 130,000 EUR / 25 years | A fixed rate without a policy |
| 5 | Erste banka | 3.45% (from 1 Oct) | 3.59% | 100,000 EUR / 30 years | Energy-efficient homes |
| 6 | PBZ | 3.48% (promo 3.08%) | 3.60% (promo 3.22%) | 100,000 EUR / 20 years | A promotion until 1 Oct |
| 7 | HPB - Super stambeni kredit | 3.49% (clients) | 3.61% | 120,000 EUR / 30 years | A 7-year combined rate |
*The IKB APR doesn't include valuation or property insurance, so in reality it's slightly higher. The examples differ in amount and term, which affects the APR: over a longer term, one-off costs are spread over more years, so the APR is lower. Only Karlovačka banka, PBZ and Zagrebačka banka are directly comparable, as they use the same example of 100,000 euros over 20 years.
1. Karlovačka banka - fixed-rate mortgage
Photo: Karlovačka banka, Wikimedia Commons
The biggest banks don't mean the lowest rates, and mortgages from smaller banks show that clearly this autumn. Karlovačka banka has the lowest regular fixed rate for the whole term in our comparison: 3.25%, the same for clients and non-clients. According to the bank's general information, valid from 1 July 2026, a loan of 100,000 euros over 20 years has an APR of 3.31%, a monthly instalment of 564.81 euros and a total repayable amount of 136,526.91 euros.
The bank pays for the property valuation, which is rare. Loans go up to 400,000 euros for purchase or construction, with a term of up to 30 years. The bank also offers a combined rate: 2.79% fixed for the first 60 months, then a variable 3.58%.
| Item | Detail |
|---|---|
| Fixed rate | 3.25% for the whole term |
| APR (example) | 3.31% (100,000 EUR / 20 years) |
| Instalment in example | 564.81 EUR |
| Maximum amount / term | 400,000 EUR / 30 years |
| Property valuation | Paid by the bank |
Pros: the lowest regular fixed rate, the same for clients and non-clients, and the bank pays the valuation.
Cons: a smaller branch network than the big banks, maximum loan 400,000 euros.
Our opinion: It's worth asking smaller banks, and Karlovačka is the best example why. On 100,000 euros over 20 years, the difference in the total repayable amount versus Zagrebačka banka is about 5,700 euros in Karlovačka's favour.
2. Istarska kreditna banka - IKB mortgages (promotion)
Photo: Istarska kreditna banka, Wikimedia Commons
In a promotion from 1 July to 31 October 2026, IKB offers a fixed rate of 3.35% for clients or future clients who move their income to the bank, and 3.50% for others. According to the bank's leaflet, a loan of 150,000 euros over 30 years has an APR of 3.42% and an instalment of 661.07 euros.
Careful when comparing: that APR includes only one month of interim interest and account fees, but not valuation or property insurance. So the real cost is somewhat higher than the figure shows. There's also a combined option: 2.85% fixed for 5 years, then 6M EURIBOR plus 0.90 percentage points. The loan can be up to 90% of the property's appraised value.
| Item | Detail |
|---|---|
| Fixed rate | 3.35% clients / 3.50% others |
| APR (example) | 3.42% (150,000 EUR / 30 years) |
| Combined | 2.85% for 5 years, then 6M EURIBOR + 0.90 pp |
| Promotion | 1 Jul to 31 Oct 2026 |
| Amount | Up to 90% of property value |
Pros: a low fixed rate until the end of October, and the combined option has a small margin.
Cons: APR excludes valuation and insurance, branches mostly in Istria.
Our opinion: For buyers in and around Istria, IKB is a serious option, but don't decide based on the leaflet's APR alone. Ask for a calculation that includes valuation and insurance, then compare it with other banks.
3. Raiffeisenbank (RBA) - mortgage
Photo: Raiffeisen Bank International, Wikimedia Commons
RBA offers a fixed rate of 3.30% for primary clients, those whose salary is paid into RBA, and 3.50% for others. According to the bank's terms, an example of 87,000 euros over 22 years has an APR of 3.50%, with a valuation of 187.50 euros and property insurance included in the calculation.
RBA's terms explicitly state purchase financing of up to 95% of the property's value, and the maximum amount is 500,000 euros. For energy-efficient homes there's the Greenko loan with a fixed rate of 3.10%. The combined option starts at 2.80% fixed for 5 years, then switches to 12M EURIBOR plus 1.10 percentage points.
| Item | Detail |
|---|---|
| Fixed rate | 3.30% primary / 3.50% others |
| APR (example) | 3.50% (87,000 EUR / 22 years) |
| Greenko | 3.10% / 3.30% fixed |
| Maximum amount | 500,000 EUR, up to 95% of value |
| Valuation | Paid by the borrower (187.50 EUR in example) |
Pros: financing up to 95% of property value and a cheaper Greenko loan for energy-efficient homes.
Cons: the best rate only with a salary transfer, and the example with a smaller amount is harder to compare.
Our opinion: If you have less savings for a down payment, RBA is interesting because its terms state up to 95% of value. Keep in mind the HNB's 90% rule, which banks may exceed only for part of their loans.
4. OTP banka - euro mortgage
Photo: OTP banka, Wikimedia Commons
Many mortgages have a lower nominal rate with an insurance policy, and OTP's is one of them. The bank offers a fixed rate of 3.39% without a mandatory insurance policy, and 3.19% with a life insurance policy covering at least 60% of the loan amount. According to the bank's general information, a loan of 130,000 euros over 25 years without a policy has an APR of 3.50% and an instalment of 643 euros.
Interestingly, with the policy the nominal rate falls but the APR rises to 3.81%, because the premium is counted in the cost. The maximum amount is 500,000 euros, and the loan goes up to 90% of the property value. The combined option offers 2.89% fixed for 5 years, then 3M EURIBOR plus 1.52 percentage points.
| Item | Detail |
|---|---|
| Fixed rate | 3.39% without policy / 3.19% with policy |
| APR (example) | 3.50% without policy / 3.81% with policy |
| Example | 130,000 EUR / 25 years, instalment 643 EUR |
| Maximum amount | 500,000 EUR, up to 90% of value |
| Valuation | About 290 EUR (paid by the borrower) |
Pros: a low fixed rate with no mandatory policy and a high maximum amount.
Cons: the lower rate with a policy is more expensive overall, and the borrower pays the valuation.
Our opinion: OTP shows well why you should look at the APR, not the nominal rate. The lower rate with a policy ends up more expensive, so only take the policy if you really need it.
5. Erste banka - Erste mortgage
Photo: Erste Bank, Wikimedia Commons
From 1 October 2026, Erste is raising its rates by 0.25 percentage points. The new fixed rate is 3.45% with client status and 3.75% without, while until 30 September it was 3.20%. According to the bank's general information, an example of 100,000 euros over 30 years from 1 October has an APR of 3.59% and an instalment of 446.26 euros.
Erste states the down payment clearly: at least 10% of the value of a flat and 20% of a house. For energy-efficient homes (the EKO mortgage), the rate is 0.10 percentage points lower, and with a repayment insurance policy the fixed rate is 3.15%. The maximum amount is 500,000 euros.
| Item | Detail |
|---|---|
| Fixed rate | 3.45% clients / 3.75% others (from 1 Oct) |
| APR (example) | 3.59% (100,000 EUR / 30 years) |
| Until 30 Sep 2026 | 3.20%, APR 3.33% |
| Down payment | Min. 10% flat / 20% house |
| EKO mortgage | -0.10 pp |
Pros: clear down payment rules and a discount for energy-efficient homes.
Cons: rates rise from 1 October, and the best rate needs client status.
Our opinion: If you're already in the process with Erste, check whether your loan was approved on the terms before or after 1 October. For new applications, Erste is now mid-table.
6. PBZ - fixed-rate mortgage
Photo: PBZ, Wikimedia Commons
PBZ doesn't offer a combined rate, only a fixed rate for the whole term, while at most other banks mortgages come in both variants. The regular rate ranges from 3.38% to 3.58%, depending on risk and the loan-to-value ratio. According to the representative example, 100,000 euros over 20 years at 3.48% gives an APR of 3.60% and an instalment of 578.93 euros.
Until 1 October 2026 there's a promotion with a rate of 2.98% to 3.18%. In the promotional example, 3.08% gives an APR of 3.22%, the lowest APR in the whole comparison while the promotion lasts. For buyers up to age 45, the bank pays the property valuation.
| Item | Detail |
|---|---|
| Fixed rate | 3.38-3.58% (example 3.48%) |
| APR (example) | 3.60% (100,000 EUR / 20 years) |
| Promotion until 1 Oct | 3.08%, APR 3.22% |
| Maximum amount | 400,000 EUR with mortgage lien |
| Valuation | Paid by the bank for buyers up to 45 |
Pros: the lowest APR in the comparison during the promotion, and the bank pays the valuation for younger buyers.
Cons: the promotion ends on 1 October, and the regular rate is in the upper half of the list.
Our opinion: If you've already prepared your application, PBZ's promotion is currently the best offer in Croatia. After 1 October, PBZ is a solid but not the cheapest choice.
7. HPB - Super stambeni kredit
Photo: HPB, Wikimedia Commons
Among the mortgages on this list, HPB's Super stambeni kredit has the biggest gap between clients and others: a fixed rate of 3.49% for clients and 3.99% for others. According to the bank's terms, applicable from 29 July 2026, a loan of 120,000 euros over 30 years has an APR of 3.61% and an instalment of 538.18 euros.
What sets HPB apart is the combined rate with the longest fixed period in the comparison: 2.65% to 2.85% fixed for 7 years, then 6M EURIBOR plus a margin. The promotional terms for that option run until 30 September 2026. With a fixed rate, the bank covers the cost of one valuation report. The maximum amount is 500,000 euros.
| Item | Detail |
|---|---|
| Fixed rate | 3.49% clients / 3.99% others |
| APR (example) | 3.61% (120,000 EUR / 30 years) |
| Combined | 2.65-2.85% fixed for 7 years |
| Maximum amount | 500,000 EUR |
| Valuation | Paid by the bank with a fixed rate |
Pros: the longest fixed period for a combined rate, and the bank pays the valuation with a fixed rate.
Cons: a big difference for non-clients (3.99%), and the combined-rate promotion ends on 30 September.
Our opinion: If you believe rates will fall in a few years, HPB's combined option with 7 years fixed is a reasonable compromise. For full certainty, the lower fixed offers at the top of the list are better.
How the other banks compare
| Bank | Fixed rate | APR | Example | Note |
|---|---|---|---|---|
| Zagrebačka banka | 3.49% | 3.81% | 100,000 EUR / 20 years | Combined 3.09% for 5 years, APR 3.40% |
| Croatia banka | 3.80% | 4.15% | 65,000 EUR / 15 years | Document from September 2025 still valid |
| Agram banka | No fixed rate for the whole term | 4.00% | 100,000 EUR / 30 years | 3.84% fixed for 5 years |
Sources: Zagrebačka banka, Croatia banka and Agram banka. Addiko Bank doesn't list housing loans in its current interest rate decision from 1 July 2026.
Rules that apply to all mortgages
No processing fee and no early repayment fee. Mortgages in Croatia have special legal protection. Under the Housing Consumer Credit Act, a bank may not charge a fee for processing and approving a housing loan (Art. 17) or for early repayment, partial or full (Art. 26). This applies to both fixed and variable rates. The new Consumer Credit Act comes into force on 20 November 2026 and keeps the ban on early repayment fees.
HNB limits. Since 1 July 2025, repayments on all loans may be at most 45% of income, the loan at most 90% of the property value, and the term at most 30 years, according to the Croatian National Bank (HNB). Banks may exceed these for up to 20% of housing loans. In August the HNB proposed cutting that quota to 10% from 1 October 2026, but we couldn't confirm final adoption at the time of writing.
No APN subsidies. The housing loan subsidy programme ran until 2023, and there's no active call for 2026, according to APN. If you'd planned a loan with a subsidy, the only state housing support still running is housing savings with a state incentive.
Fixed or variable rate? The average rate on new housing loans in July 2026 was 2.91%, according to the HNB. Variable rates are tied to EURIBOR, which rose in September. Combined rates start lower, but after 5 or 7 years the instalment can go up. Over the whole term, a fixed rate gives the certainty that the instalment won't change.
Conclusion: which mortgages are worth it
| If you want... | Our pick | Rate |
|---|---|---|
| The lowest regular fixed rate | Karlovačka banka | 3.25% |
| The lowest rate until 1 October | PBZ (promotion) | 3.08% |
| A promotion until the end of October | Istarska kreditna banka | 3.35% |
| A loan up to 95% of value | RBA | 3.30% |
| A fixed rate without a policy | OTP banka | 3.39% |
| A 7-year combined rate | HPB | 2.65-2.85% |
| A loan for an energy-efficient home | Erste (EKO) or RBA (Greenko) | 3.35% / 3.10% |
The best mortgages in Croatia in 2026 with a fixed rate for the whole term range from 3.25% to 3.50% at most banks. Karlovačka banka has the lowest regular rate, and PBZ the lowest promotional rate until 1 October. A difference of just 0.2 percentage points on 100,000 euros over 20 years comes to about 2,400 euros in total interest, so ask at least three banks for offers. Alongside the loan you'll need home insurance, which banks include in the APR.
Frequently asked questions
Which bank has the best mortgage in Croatia in 2026?
As of 27 September 2026, Karlovačka banka has the lowest regular fixed rate for the whole term, 3.25% with an APR of 3.31%. Until 1 October, PBZ offers a promotional 3.08% with an APR of 3.22%. RBA follows with 3.30% for primary clients and OTP with 3.39%.
Is a fixed or variable mortgage rate better?
A fixed rate for the whole term gives a constant instalment and currently stands at 3.25-3.50% at most banks. Variable and combined rates are tied to EURIBOR, which rose in September 2026. A combined rate starts lower, but after 5 or 7 years the instalment can go up.
How much down payment do you need for a mortgage?
Under HNB rules, a loan can be at most 90% of the property value, with permitted exceptions for part of loans. Erste requires at least a 10% down payment for a flat and 20% for a house, while RBA finances up to 95% of the property value. Karlovačka banka and Zagrebačka banka state that a loan can be up to 100% of the value, depending on risk assessment.
Is there an APN mortgage subsidy in 2026?
No. APN ran housing loan subsidies until 2023, and there's no active call for 2026. A state incentive still exists only for housing savings, where the state pays in part of the amount on deposited savings. The APN programme covered a total of 32,175 citizens up to 2023.
Is there a processing or early repayment fee on a mortgage?
No. The Housing Consumer Credit Act prohibits fees for processing and approving a housing loan and for early repayment, partial or full. This applies to fixed and variable rates, and the new law from 20 November 2026 keeps the ban. Any other fees may not exceed the bank's actual cost.
How we tested
The mortgages on this list come from 10 banks we compared. As a starting point we used the comparison on Ukamati, updated on 25 September 2026, and we checked every figure in the banks' official documents: general information, representative examples and interest rate decisions. We ranked by APR for a fixed rate over the whole term, noting where examples aren't comparable.
We didn't request individual offers. Your actual rate depends on your creditworthiness, amount and term, so these figures are a starting point for talking to the bank. Rates change, and we'll update the article after the promotions end. This article is for information only and is not financial advice.
Sources
- Karlovačka banka - General information on housing loans (from 1 Jul 2026)
- Istarska kreditna banka - IKB housing loans
- RBA - Terms and general information on housing loans (from 1 Jul 2026)
- OTP banka - General information on housing loans
- Erste banka - General information on housing and EKO housing loans (from 1 Oct 2026)
- PBZ - Representative example of a housing loan
- HPB - Housing loan terms
- Housing Consumer Credit Act
- HNB - Consumer lending criteria
- APN - About the subsidy programme
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