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Housing in Slovenia


If you are looking for a place in Ljubljana or on the coast, it does not matter whether you decide to rent or buy, you will pay inflated prices. Since 1995 prices have been rising without any sign of letting down. Depending on the property, location, condition and age you will pay approximately €3000 per square metre when buying a home. Once you make your way outside of Ljubljana and the coastal towns and head towards the countryside, property prices tend to drop significantly.

Popular areas for the expatriate community is Ljubljana and Maribor.

Buying a Property

Following accession to the EU in 2004, EU citizens may now buy properties in Slovenia without restrictions. However, there are special procedures pertaining to the acquisition of agricultural land applicable to all foreign nationals.

Foreigners have been able to buy property since February 2003, on a reciprocal basis. Reciprocity is a principle verified by the Ministry of Justice (MoJ) on the basis of the Law on Reciprocity (Official Gazette No 9/99), and any attempt by a non-EU citizen to buy property requires a new application for the establishment of reciprocity to the MoJ, accompanied by:

• a notarised copy of passport;
• a statement of the purpose of acquiring property (primary residence, secondary residence, activity);
• a document containing details of the real estate issued by the Surveying and Mapping Authority;
• an administrative fee.

Before purchasing property in Slovenia, the buyer should obtain a tax number and EMSO number (comparable to a social security number) from the local authority where the property is located. This takes about three days.

Even if the buyer has decided on a particularly property, hire a real estate agent. The status of Estate Agents (nepremicnine) is regulated by a new law (2003). Estate Agents must now be licensed and registered, and pass exams. In theory, the quality of their work is now insured.

The buyer’s agent will then contact the seller and present the buyer’s offer. If accepted, the realtor will arrange for a contract to be procured and translated. A 10% deposit is paid upon signing.

A title search is then conducted. The Land Registry in Slovenia employs a modernised system and performing due diligence can be a breeze, and may be accomplished in just two working days. Whether the buyer decides to do this personally or have the agent do it for him, make sure that all the documents get translated to avoid any pitfalls.

For the final process, the agent must prepare a new copy of the land registry entry, community confirmation that no communal rights are being claimed against the property, and an official evaluation for proper payment of taxes. When all this is in order, the buyer just has to settle the remaining balance with the seller.

It takes an average of 391 days to complete the six procedures needed to register a property in Slovenia.

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