Authored by the expert who managed and guided the team behind the Slovenia Property Pack
Yes, the analysis of Ljubljana's property market is included in our pack
If you're thinking about buying property in Ljubljana in 2026, you're probably wondering whether prices are fair, if a crash is coming, or if waiting might save you money.
We've put together this guide using official Slovenian statistics, central bank reports, and EU data to give you a clear picture of where the Ljubljana housing market stands right now.
This article covers current housing prices in Ljubljana and we update it regularly as new data comes out.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Ljubljana.
So, is now a good time?
Our verdict for January 2026 is "rather yes" for buyers looking at Ljubljana, meaning it's not a screaming bargain but conditions are reasonable for those ready to commit long-term.
The strongest signal is that demand still outstrips supply in Ljubljana according to the Bank of Slovenia, which typically prevents sharp price drops and supports long-term value.
Another key signal is that price growth has cooled significantly from the boom years, with Ljubljana existing flats up only about 3.4% year-on-year in Q3 2025, suggesting the market is normalizing rather than overheating.
Supporting factors include Ljubljana's positive net migration, a large university student population creating steady rental demand, and building permits actually declining in 2024, which keeps supply tight.
The best strategy right now is buying a well-located apartment in neighborhoods like Bežigrad, Šiška, Vič, or Trnovo for either living in or renting out long-term, since these areas offer the strongest tenant demand and resale liquidity.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property decision.
Is it smart to buy now in Ljubljana, or should I wait as of 2026?
Do real estate prices look too high in Ljubljana as of 2026?
As of early 2026, Ljubljana property prices look somewhat stretched compared to fundamentals, with the Bank of Slovenia's composite overvaluation indicator reaching double digits and price-to-income ratios sitting about 5% above the long-term average.
One clear on-the-ground signal is that Slovenia's overall dwelling prices actually dipped by about 1.1% quarter-on-quarter in Q3 2025, which suggests buyers are pushing back on asking prices and some sellers are adjusting expectations.
However, existing flats in Ljubljana municipality specifically still rose about 3.4% year-on-year in that same period, meaning demand in the capital remains stronger than in the rest of the country and prime properties are holding value better.
You can also read our latest update regarding the housing prices in Ljubljana.
Does a property price drop look likely in Ljubljana as of 2026?
As of early 2026, the likelihood of a meaningful property price decline in Ljubljana over the next 12 months looks low to medium, mainly because structural demand still exceeds supply and household credit metrics remain manageable.
A plausible price change range for Ljubljana over the next year would be somewhere between a 5% decline and a 5% gain, with flat to modest growth being the most likely scenario given current momentum.
The single most important macro factor that could trigger a price drop in Ljubljana would be a sharp rise in mortgage interest rates, which would squeeze affordability and reduce the pool of qualified buyers.
However, this scenario looks unlikely in the near term since the European Central Bank has been easing rates and the Bank of Slovenia reports that a very large share of new Ljubljana mortgages are now at fixed rates, which insulates existing buyers from rate shocks.
Finally, please note that we cover the price trends for next year in our pack about the property market in Ljubljana.
Could property prices jump again in Ljubljana as of 2026?
As of early 2026, the likelihood of a renewed price surge in Ljubljana over the next 12 months looks low to medium, since it would require both cheaper financing and continued supply constraints to happen at the same time.
If conditions align favorably, a plausible upside scenario for Ljubljana prices over the next year could be gains of 5% to 8%, though double-digit jumps like those seen during 2021-2022 seem unlikely without a major shift in market dynamics.
The single biggest demand-side trigger that could push Ljubljana prices higher would be a significant drop in mortgage rates combined with continued net migration into the city, which would boost both affordability and buyer numbers simultaneously.
Please also note that we regularly publish and update real estate price forecasts for Ljubljana here.
Are we in a buyer or a seller market in Ljubljana as of 2026?
As of early 2026, the Ljubljana property market remains closer to a seller's market in desirable neighborhoods, though conditions have become more negotiable compared to the peak frenzy of previous years.
While Ljubljana doesn't publish a precise months-of-inventory figure like some markets, the Bank of Slovenia explicitly states that demand still outstrips supply, which typically means less than 4 to 5 months of inventory and gives sellers more leverage in negotiations.
The fact that Slovenia saw a quarterly price dip nationally while Ljubljana existing flats still posted year-on-year gains suggests that sellers in prime Ljubljana locations can still hold firm on pricing, but those with overpriced or less desirable properties are starting to adjust.
We have made this infographic to give you a quick and clear snapshot of the property market in Slovenia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Ljubljana as of 2026?
Are homes overpriced versus rents or versus incomes in Ljubljana as of 2026?
As of early 2026, Ljubljana homes look moderately overpriced versus incomes but more reasonably priced versus rents, especially for investors planning to hold properties long-term in high-demand rental neighborhoods.
The price-to-rent ratio in Ljubljana suggests that buying takes roughly 20 to 25 years of rent to pay off at current prices, which is above the 15-year benchmark considered balanced in many European markets but not extreme by capital city standards.
The price-to-income multiple in Ljubljana sits above its long-term average by about 5%, meaning a typical household needs to stretch more than usual to afford a home, though this is common across most EU capitals with strong job markets and limited housing supply.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Ljubljana.
Are home prices above the long-term average in Ljubljana as of 2026?
As of early 2026, Ljubljana property prices sit above their long-term average by a moderate margin, with the Bank of Slovenia's composite overvaluation indicator showing positive readings in the low-to-mid teens percentage-wise.
The recent 12-month price change for existing flats in Ljubljana municipality was about 3.4%, which is notably slower than the double-digit annual gains seen during the 2021-2022 boom and closer to the long-run historical pace of price growth.
When adjusted for inflation, Ljubljana prices are likely still somewhat above their prior cycle peak, but the gap is narrowing as nominal price growth cools and inflation erodes some of the previous gains in real terms.
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What local changes could move prices in Ljubljana as of 2026?
Are big infrastructure projects coming to Ljubljana as of 2026?
As of early 2026, the biggest infrastructure project set to impact Ljubljana property prices is the Emonika mixed-use development near the main train station, which could boost values in the surrounding area by improving connectivity and adding modern commercial and residential space.
The Emonika project is actively progressing, with construction contractor STRABAG publicly confirmed in early 2025, and the development is expected to transform the station district over the next several years as phases are completed.
For the latest updates on the local projects, you can read our property market analysis about Ljubljana here.
Are zoning or building rules changing in Ljubljana as of 2026?
The most important zoning change being discussed in Ljubljana is the ongoing update to the Municipal Spatial Plan (OPN MOL), which went through public consultation in late 2025 and could eventually allow more housing development in certain areas.
As of early 2026, the net effect of these zoning changes on Ljubljana property prices is likely to be modest in the short term, since planning processes in Slovenia move slowly and any new supply would take years to materialize even after approvals.
The areas most likely to be affected by these rule changes in Ljubljana include parts of the urban fringe and underutilized zones near transportation corridors, where rezoning could eventually unlock new apartment construction.
Are foreign-buyer or mortgage rules changing in Ljubljana as of 2026?
As of early 2026, the most significant rule changes being discussed in Ljubljana relate less to foreign buyers and more to property taxation and restrictions on short-term rentals, which could affect investor returns more than purchase access.
The Slovenian government's 2024 market report summary explicitly mentions ongoing discussions about property tax reforms and potential limits on platforms like Airbnb, which would most impact small apartment investors in tourist-heavy areas of Ljubljana's center.
On the mortgage side, the Bank of Slovenia continues to monitor macroprudential tools like debt-service-to-income limits and loan-to-value caps, though current calibration is described as appropriate with no immediate tightening expected.
You can also read our latest update about mortgage and interest rates in Slovenia.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Slovenia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Will it be easy to find tenants in Ljubljana as of 2026?
Is the renter pool growing faster than new supply in Ljubljana as of 2026?
As of early 2026, the renter pool in Ljubljana appears to be growing faster than new rental supply, which keeps the market favorable for landlords in most well-located neighborhoods.
The clearest demand signal is Ljubljana's positive net migration, as shown in official municipal statistics, combined with the University of Ljubljana's student population of tens of thousands, including a meaningful share of international students who need rental housing.
On the supply side, dwelling permits planned in Slovenia during 2024 actually declined year-on-year according to SURS, which means the construction pipeline is not ramping up fast enough to relieve pressure on the Ljubljana rental market anytime soon.
Are days-on-market for rentals falling in Ljubljana as of 2026?
As of early 2026, well-priced rental properties in good Ljubljana locations typically find tenants within about 2 to 5 weeks, while overpriced or poorly located units can sit for 2 to 3 months or longer.
The difference in marketing time between Ljubljana's best areas like Center, Bežigrad, and Vič versus weaker peripheral locations can easily be 3 to 4 weeks, since student and professional renters strongly prefer neighborhoods with good transit access and amenities.
One common reason days-on-market stays low in prime Ljubljana neighborhoods is the persistent undersupply of quality rental stock relative to steady demand from students, young professionals, and international workers.
Are vacancies dropping in the best areas of Ljubljana as of 2026?
As of early 2026, vacancies in Ljubljana's most desirable rental neighborhoods like Center, Trnovo, Koseze, Bežigrad, and Vič appear to remain low and stable, supported by consistent demand and limited new supply.
While precise vacancy rates are not officially published for Ljubljana neighborhoods, the combination of positive rent inflation, strong migration, and the Bank of Slovenia's assessment that demand outstrips supply all point to below-average vacancy in these prime areas compared to the city overall.
One practical sign that Ljubljana's best areas are tightening first is when landlords in those neighborhoods start receiving multiple applications within days of listing, allowing them to be more selective on tenant quality rather than competing on price.
By the way, we've written a blog article detailing what are the current rent levels in Ljubljana.
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Am I buying into a tightening market in Ljubljana as of 2026?
Is for-sale inventory shrinking in Ljubljana as of 2026?
As of early 2026, precise year-over-year inventory comparisons for Ljubljana are difficult to pin down from official sources, but the Bank of Slovenia clearly states that demand still outstrips supply, which indicates inventory remains tight relative to buyer interest.
While Ljubljana does not publish a formal months-of-supply metric, the persistent price growth in existing flats and the central bank's demand-supply assessment suggest the market is operating below balanced-market levels, likely somewhere around 3 to 5 months of effective inventory.
The most likely reason inventory stays tight in Ljubljana is that building permits declined in 2024 and existing homeowners have limited incentive to sell when prices are stable and financing conditions favor staying put.
Are homes selling faster in Ljubljana as of 2026?
As of early 2026, the estimated median time-to-sell for standard properties in Ljubljana is roughly 30 to 70 days for well-priced units in good locations, which is neither accelerating dramatically nor slowing down significantly compared to recent years.
Year-over-year, selling times in Ljubljana appear relatively stable, with the market showing more "normalized" behavior than the rapid-fire sales of the 2021-2022 boom period, though desirable properties in neighborhoods like Bežigrad and Šiška still move reasonably quickly.
Are new listings slowing down in Ljubljana as of 2026?
As of early 2026, we estimate that new for-sale listings in Ljubljana are roughly flat to slightly down compared to the previous year, though precise listing counts are not published in official Slovenian statistics, making this assessment directional rather than exact.
Ljubljana typically sees stronger listing activity in spring and early autumn, with winter months being quieter, so the current January period is seasonally slow but not unusually so compared to normal patterns.
The most plausible reason new listings remain subdued in Ljubljana is that existing homeowners with favorable fixed-rate mortgages see little reason to sell and move, combined with general caution in a market that has cooled from its recent highs.
Is new construction failing to keep up in Ljubljana as of 2026?
As of early 2026, new construction in Ljubljana appears to be falling short of household demand, with the Bank of Slovenia explicitly noting that demand continues to outstrip supply across the Slovenian housing market.
The recent trend in building permits for Slovenia shows a decline in 2024 compared to the previous year, according to SURS, which means the future pipeline of new homes is not expanding to meet current needs.
The single biggest bottleneck limiting new construction in Ljubljana is the slow and complex permitting and spatial planning process, as evidenced by ongoing OPN updates and national deadline extensions that delay projects from approval to groundbreaking.
We made this infographic to show you how property prices in Slovenia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Will it be easy to sell later in Ljubljana as of 2026?
Is resale liquidity strong enough in Ljubljana as of 2026?
As of early 2026, resale liquidity in Ljubljana is reasonably strong for mainstream residential properties, with the capital city functioning as one of Slovenia's most active and price-setting markets according to Bank of Slovenia tracking.
The estimated median days-on-market for resale homes in Ljubljana is roughly 30 to 70 days for standard properties priced correctly, which compares favorably to the 60 to 90 day benchmark often considered healthy liquidity in European secondary cities.
The property characteristic that most improves resale liquidity in Ljubljana is location near good public transit and amenities, with apartments in neighborhoods like Center, Bežigrad, Šiška, and Vič consistently attracting the broadest pool of buyers and renters.
Is selling time getting longer in Ljubljana as of 2026?
As of early 2026, selling time in Ljubljana appears roughly stable compared to last year, with the market behaving more normally than during the peak frenzy years but not showing signs of dramatically lengthening sale periods.
The current median days-on-market in Ljubljana likely ranges from about 30 days for highly desirable apartments in prime locations to 90 days or more for overpriced properties, unique homes, or units in less popular areas.
One clear reason selling time can lengthen in Ljubljana is when sellers price above what affordability-stretched buyers can realistically pay, since the price-to-income ratio is already above its long-term average and buyers have become more cautious.
Is it realistic to exit with profit in Ljubljana as of 2026?
As of early 2026, the likelihood of selling a Ljubljana property with profit is medium to high over a typical holding period, assuming you buy at fair market value and hold for at least 5 to 7 years to ride out any short-term volatility.
The estimated minimum holding period that most often makes exiting with profit realistic in Ljubljana is about 5 years, which allows enough time for modest price appreciation to cover transaction costs and potential market dips.
Total round-trip costs in Ljubljana, including buying costs like notary fees, transfer taxes, and agency commissions plus selling costs, typically run about 6% to 10% of the property value, roughly 15,000 to 25,000 euros on a typical 250,000 euro apartment (approximately 16,000 to 27,000 USD).
The factor that most increases profit odds in Ljubljana is buying a well-located apartment in a neighborhood with strong rental demand, since this gives you both tenant income to offset holding costs and a deeper buyer pool when you eventually sell.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Ljubljana, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| SURS Residential Housing Price Indices | Slovenia's official national statistics office publishing verified price data. | We used this for quarterly and yearly price changes in Ljubljana. It gave us the most recent official trends for existing flats and new builds. |
| Bank of Slovenia Financial Stability Review | The central bank's official assessment of housing market risks. | We used this for valuation metrics like price-to-income ratios. It helped us judge whether Ljubljana prices look stretched versus fundamentals. |
| SURS Building Permits Statistics | Official government data on approved construction projects. | We used this to assess future housing supply trends. It showed us that permits declined in 2024, signaling continued supply constraints. |
| SURS Ljubljana Municipality Profile | Official municipal-level demographic and migration statistics. | We used this to gauge Ljubljana's demand drivers. It confirmed positive net migration supporting rental and purchase demand. |
| ECB Data Portal Mortgage Rates | Official European Central Bank dataset for housing loan rates. | We used this to understand financing conditions for Ljubljana buyers. It helped us assess how mortgage costs affect affordability. |
| ECB Data Portal Rent Inflation | Official Eurostat rent inflation data distributed via ECB. | We used this as a proxy for rental market tightness. Persistent positive rent inflation signals strong landlord pricing power. |
| Eurostat House Price Index | The EU's official statistics office with comparable cross-country data. | We used this to benchmark Ljubljana against broader EU trends. It helped us see whether local price moves are normal or outliers. |
| Portal GOV.SI Market Report | Official Slovenian government summary of housing market conditions. | We used this for policy context on taxation and short-term rental rules. It signaled regulatory risks that could affect investor returns. |
| University of Ljubljana | Official university statistics on student enrollment numbers. | We used this to support Ljubljana rental demand estimates. The large student population creates consistent demand in central neighborhoods. |
| STRABAG Press Release | Primary corporate source confirming a major Ljubljana development. | We used this to verify the Emonika project is moving forward. It showed us infrastructure investment that could boost nearby property values. |
| City of Ljubljana Planning Portal | Official municipal channel for zoning and spatial plan updates. | We used this to track local zoning changes. It showed us that planning updates are in progress but supply relief will take time. |
| OECD Housing Price Indicators | Major international organization with standardized housing metrics. | We used this as the conceptual framework for valuation ratios. It provided benchmark definitions for price-to-income and price-to-rent analysis. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Slovenia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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