Waterfront properties often evoke images of luxury, serenity, and an unparalleled lifestyle, making them a dream investment for many. However, owning one comes with unique advantages and challenges that must be carefully weighed. To provide a comprehensive view, we consulted architect Kristina Eleršek. She shared her insights on the architectural and practical aspects of living on a waterfront property.
The pros and cons of buying a waterfront property in Croatia

Kristina Eleršek says that from an architectural perspective, “the quality of life in a building by the sea, as with any other location, can be very high or significantly diminished. It largely depends on the location constraints and the approach to design, construction, and maintenance.
Constraints may include an unfavorable plot shape, surroundings impacted by illegal or excessive construction, or coastal degradation”. Other issues can be “the reduced quality of life due to mass tourism or lack of privacy, obstructed sea views, proximity to noise sources or pollution, lack of essential amenities”.
Conversely, the quality of life in a waterfront property can be exceptional when designed and maintained properly.
“A well-designed waterfront property on a spacious plot with an unobstructed sea view is undeniably a significant asset for its owner,” states Eleršek.
The connection to nature and the calming sound of the waves can contribute significantly to mental well-being. Also, waterfront living fosters a unique lifestyle around outdoor activities and an immersive natural environment. Moreover, waterfront properties for sale often represent a sought-after investment, especially in destinations such as Croatia. Buyers looking for luxury beach houses often prioritize proximity to the sea, making these properties a desirable choice.
The specific challenges of waterfront living and how to deal with them

The proximity to the sea and salty air can have many benefits for our health. However, it can have quite the opposite effect on our waterfront property. We asked the architect what are the potential drawbacks or challenges associated with such properties, particularly concerning construction and durability.
“Potential challenges include:
- greater exposure to moisture, salt, wind, and tidal effects (depending on proximity)
- soil subsidence (depending on the location)
- moisture retention and freezing within the structure
- seismic activity, and more.
All external factors lead to micro-damage in the structure, which over time reduces its essential properties.
Properties near the sea are subject to wear and tear from the environment”.
This is why these properties require careful selection of materials and protective measures to ensure longevity. Structural engineers are responsible for assessing impacts on the structure, and incorporating these factors into their detailed calculations.
“The structural project (static calculation) is a mandatory part of the documentation required for a building permit”, says Eleršek.
Also, it is important to note that all buildings have a lifespan as materials change and degrade over time.
“Buildings are designed to last 50 years, assuming proper maintenance. According to the Construction Act, every building owner is responsible for its maintenance”.
Do luxury beach houses and other waterfront properties require more maintenance?

Environmental factors such as humidity and salt in the air affect the durability of materials used in construction. Does owning a property by the sea in Croatia necessitate more frequent investments in maintenance and repairs?
The Zadar-based architect says that “local conditions have a significant impact on the material durability. This is why the proper selection of materials and protective measures is crucial.
It is essential for the building to be constructed by the rules outlined in the project documentation. These rules derive from laws, regulations, technical codes, and professional standards. For instance, there are solutions to prevent corrosion (coatings) or slow material degradation (concrete additives)”.
Eleršek emphasizes the importance of the energy efficiency and thermal protection project (building physics). This document is a crucial part of the main project that an architect must submit to obtain a building permit.
“It outlines measures to prevent heat loss and water vapor condensation. Calculations are performed for the entire building, its materials, and external factors, all of which must meet certain requirements for the building to receive approval. All components installed, such as windows and doors, must comply with prescribed standards”.
However, “problems arise when investors, for the sake of savings, simplicity, or expediency, opt for lower-quality materials or workmanship than specified, compromising longevity. Additionally, many construction errors occur when work is performed by unqualified workers or property owners themselves”.
It is very important to follow the rules and hold up to the standards. In long term, that approach can save one a lot of money and trouble.
For example, “in a building constructed according to standards and properly maintained, issues such as moisture and mold should not occur”.
The importance of expert design of the waterfront property

The real estate design can help us make the most of the property location. We asked the architect to provide us with guidelines on how to design the interior and exterior to maximize the sea view while protecting the property from weather conditions.
Eleršek says that “a house should be positioned relative to cardinal directions, views, and desired exposures or protections.
Living areas where most time is spent are typically oriented southward (with adequate sun protection). However, if the sea is to the north, it makes sense to orient the house to capture sea views.
In pleasant climates and coastal areas, special attention is given to outdoor spaces such as terraces, loggias, and balconies due to the habit of spending time outdoors. If these spaces are protected from summer sun, winter rain, and wind, and provide privacy, they can be used year-round”.
The architect highlights the importance of entrusting decisions to a licensed designer. They will know how to maximize sea views, adequate sunlight, and protection from wind, sun, and other undesirable factors within the existing location constraints. All that while complying with spatial plans, laws, regulations, technical codes, and professional standards.
Where to look for waterfront properties for sale in Croatia?

If you’re searching for waterfront properties for sale in Croatia, look no further than Šibenik and Zadar counties. These regions boast stunning coastlines, crystal-clear waters, and a perfect mix of natural beauty and modern amenities.
Zadar is also called the “homeland of the sun”, due to its many sunny days. It has a perfect geographical position which makes it easy for you to reach it from any part of Europe. On the other hand, Šibenik is a historic city with vibrant cultural and musical scenes.
Buying a property in both of these regions is ideal for investment and owning a (vacation) home. For example, check out this house with a pool in the Zadar region. You also might like this apartment first row to the sea situated on an island near Šibenik. The island is connected to the mainland via a bridge which makes it super accessible.
If you want us to help you find the right waterfront property for sale in Croatia, contact us, we will gladly help you!
Photo: Photo by Oskars Lipatovs, iStock, Victor Moragriega, Lex Photography, Pexels.