Real Estate Market Analysis in Southern Istria 2025 – Prices, Trends, and Forecasts

The real estate market in Istria in 2025 is entering a period of change – apartment prices in Pula have reached new levels, while sales trends in southern Istria show clear signs of slowing down.

The real estate market analysis reveals that from the sales peak in the second half of 2024, with as many as 955 transactions, by the beginning of 2025 the number of sales decreased between 40% and 65% across all segments: apartments, houses, and land.

We focused on the most sought-after locations in Istria for purchasing – Pula, Medulin, Vodnjan, Ližnjan, and Fažana.

Total real estate sales (1.1.2023 – 1.6.2025):

  • Number of properties sold: 3,695

  • Total sales value: 563.890.982,36 €

The data used in this analysis is based on statistics from the eNekretnine database and the Njuškalo portal. The reason for this analysis was also our recent article on the decline in apartment sales in Pula on the decline in apartment sales in Pula, based on our own experience, and precisely for that reason we wanted to see what the real statistics say – because they do not lie.

 

Real estate sales trends over time (2023 – H1 2025)
Shows changes in the number of property sales by half-year periods. After steady growth from 2023, sales peaked in the second half of 2024, and then dropped sharply in the first half of 2025, indicating a significant market slowdown.

 

The most valuable real estate markets in Istria – total sales value

Real estate market data shows where the highest total sales value was achieved:

  • Pula: €215.8 million

  • Medulin: €211.0 million

  • Vodnjan: €54.9 million

  • Ližnjan: €44.1 million

  • Fažana: €38.3 million

These results show that, in addition to the total value, it is also important to compare the number of transactions by location, which we will see in the next chart by number of transactions.

Total sales value by location (2023 – 1.6.2025)
Pula and Medulin achieved almost the same, highest total sales value. Vodnjan, Ližnjan, and Fažana lag behind in the total value of transactions.

 

The most sought-after real estate locations in Istria – number of transactions

If you are planning to buy property in Istria, data from the past two and a half years clearly shows which places are among the most sought-after locations for real estate purchases:

  • Pula: 1.653 transactions

  • Medulin: 1.074 transactions

  • Vodnjan: 466 transactions

  • Ližnjan: 301 transactions

  • Fažana: 201 transactions

When we compare this data with the total sales value, it is evident that a higher number of transactions does not always mean a higher price per unit. On the contrary – some markets with fewer sales, such as certain parts of Medulin or Fažana, show an elite profile with high-value properties.

Total number of transactions by location (2023 – 1.6.2025)
Pula records the highest number of transactions, followed by Medulin and Vodnjan. Ližnjan and Fažana have a significantly smaller sales volume.

 

What is selling the most?

The data shows:

  • Apartments are still the most sought-after, but with the largest drop in sales in 2025 (-65%).

  • Houses show stable but low sales (-66% in H1-2025), and it is also interesting to look at how many are currently listed on the market.

  • Land plots fluctuate, with a drop of -61% in the first half of 2025 indicating a slowdown.

📊 More about the apartment market: How to sell an apartment in Pula without stress

Trend in the number of transactions by property type (H1 2023 – H1 2025)
Shows the movement in the number of transactions for apartments, houses, and land plots. Apartments are the best-selling, but record the sharpest decline at the beginning of 2025. Land plots show fluctuations, while houses have a stable but low trend throughout the observed period.

 

Supply greater than demand – state of listings

In June 2025, there were 14,938 listings on the market (an estimated 5,000 actual after removing duplicates).

  • Pula has the highest number of apartment listings.

  • Vodnjan leads in the number of land plot listings.

  • Large houses and luxury villas are selling the slowest.

    Related research: If you recall our 2024 analysis, we tracked the increase in the number of large houses on the listings. You can read the details in the article Analysis of Sold Real Estate in Istria 2024.

Number of actual listings by property type (2025)
Shows the number of actual listings (after removing duplicates) for houses, apartments, and land plots in selected towns of southern Istria. Pula leads with the highest number of listings, dominated by apartments. Medulin has a more balanced supply by property type, while Vodnjan and Ližnjan have a high share of land plots. Fažana stands out with the lowest total number of listings.

 

Why did the real estate market in Istria slow down in 2025?

Main reasons:

  • Weaker purchasing power of domestic buyers

  • Decline in interest from foreign buyers, especially German

  • Introduction of new taxes and administrative obstacles

  • Unrealistic asking prices for second-hand properties

  • Interest rates and high construction costs

Read also: What is a use permit and how to obtain it?

 

Tips for sellers in 2025

The real estate market in 2025 has never been more competitive — especially when it comes to large houses and villas. For your property to stand out among dozens of similar listings, it needs to have that special something that will attract buyers’ attention.

Do not be afraid to invest in design and follow modern trends – because a quality property with proper documentation, combined with good promotion, will always find a buyer more quickly.

  • Less is more – choose one agency

    Sign an exclusive contract with a trusted agency so that the sale is fully transparent, with a clear plan, marketing strategy, and accountability. Multiple agencies often mean scattered marketing and inconsistent presentation.
     
  • Professional marketing

    Invest in high-quality photos, attractive video presentations, virtual tours, and targeted Google Ads and social media campaigns. Quality marketing highlights your property and reaches buyers who have a genuine intent to purchase.
     
  •  Realistic valuation

    Hire a certified appraiser or use trusted online tools such as Arvio.hr to determine a price that matches current market conditions. An overpriced property stays on the market longer, while a realistic price attracts serious offers.
     
  • Staging and complete documentation

    Improve the interior and exterior — fresh paint, a tidy yard, or modern furniture can significantly increase the perceived value. Ensure complete documentation (e.g., use permit ), which speeds up the sales process and avoids administrative obstacles.

    See also: How to avoid mistakes when selling a property – a practical guide for sellers .

 

Frequently asked questions about the real estate market in Istria 2025

❓ What is the average price per square meter of an apartment in Pula in 2025?
According to eNekretnine data, the average apartment price in Pula in the first half of 2025 is around €2,418/m², while the highest paid square meter reached €4,100/m². Of course, it all depends on the location and condition of the property.

❓ Which locations in southern Istria have the highest number of sales?
Pula leads with the highest number of transactions, followed by Medulin, Vodnjan, Ližnjan, and Fažana. However, average prices per m² are higher in Fažana and Medulin than in Pula.

❓ What are the main reasons for the sales decline in 2025?
Weaker purchasing power, reduced interest from foreign buyers (especially German), new taxes, unrealistic asking prices, and high construction costs.

❓ How can I sell my property in Istria faster?
Realistic property valuation, professional photos and videos, property and documentation preparation, and choosing the best real estate agency significantly speed up the sales process.

❓ What to expect from the real estate market in 2025?
A return to reality – the value based on location, design quality, and functionality of the property will still find its audience. However, the “boom” of previous years will not repeat. The market will stabilize and reward true value, while overpriced properties will struggle to find buyers.

 

And finally...

The real estate market in southern Istria in 2025 is going through a period of significant adjustment – prices have reached historically high levels, while the number of transactions is noticeably declining. The analysis clearly shows that successful sales today require a realistic valuation, professional presentation, and quick response to changes in demand.

For sellers, this means being prepared to negotiate, investing in visibility, and offering a property that stands out among the competition. Buyers, on the other hand, have the opportunity to choose more carefully and negotiate, which further changes the market dynamics.

For investors, I suggest investing wisely – in quality, well-designed real estate projects that respect our natural environment and existing infrastructure, because only in this way can we attract quality clients and avoid problems with sales.

What I sincerely hope is that urban development plans will finally be arranged with more green areas and amenities, instead of mass construction without identity.

Regardless of whether you are a buyer, seller, or investor, being informed and taking timely actions remain the key to success. If you want to know how much your property is worth in the current conditions or how best to present it, our team is at your disposal.

📩 Contact us at Maris Real Estate and take advantage of our experience to achieve the best possible result in the Istrian real estate market.

Aljoša Vučetić, owner of Maris Real Estate Agency, Pula

In Pula, August 8, 2025