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
This article covers the current housing prices in Ljubljana, Slovenia's capital, with fresh data we constantly update to keep you informed.
Whether you're looking to invest, relocate, or simply understand the Ljubljana property market in 2026, you'll find clear and practical numbers here.
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.
Insights
- Ljubljana apartments now sell at around 4,750 euros per square meter, which means a typical 65-square-meter two-bedroom costs roughly 310,000 euros in 2026.
- Buyers in Ljubljana typically negotiate about 6% off the listing price, so a property listed at 300,000 euros often closes near 282,000 euros.
- New-build homes in Ljubljana carry a premium of about 15% per square meter compared to existing properties, mainly due to energy efficiency and modern features.
- The Center and Trnovo neighborhoods command the highest prices in Ljubljana, with some premium units reaching 8,500 euros per square meter.
- Entry-level buyers in Ljubljana need at least 120,000 to 180,000 euros for a small studio or one-bedroom apartment in outer neighborhoods like Polje or Šentvid.
- Ljubljana housing prices have risen roughly 6% over the past year, despite a drop in the number of transactions, signaling strong demand against limited supply.
- Over the past decade, Ljubljana property prices have nearly doubled, climbing about 95% in nominal terms from 2016 to 2026.
- About 75% of Ljubljana's residential market consists of apartments, with detached houses and townhouses making up only around 20% of listings.
- The real estate transfer tax in Ljubljana is 2% of the purchase price when VAT does not apply, which is a key cost buyers should plan for.
- With a budget of 500,000 dollars (about 455,000 euros), you can buy a spacious three-bedroom apartment in family-friendly neighborhoods like Vič or a small townhouse in Rudnik.
What is the average housing price in Ljubljana in 2026?
The median housing price is more useful than the average because it represents the middle point of actual transactions, meaning it is not skewed upward by a few expensive luxury sales.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like Slovenia's official statistics agency (SURS) and the Surveying and Mapping Authority (GURS), which we manually verified.
The median apartment price in Ljubljana in 2026 is approximately 270,000 euros (about 297,000 dollars), while the average home price sits higher at around 320,000 euros (roughly 352,000 dollars) because larger and luxury properties pull the figure up. Since Slovenia uses the euro, the local currency and euro amounts are the same.
About 80% of residential properties in Ljubljana in 2026 fall within a price range of 190,000 to 520,000 euros (roughly 209,000 to 572,000 dollars).
A realistic entry-level budget in Ljubljana in 2026 is between 120,000 and 180,000 euros (about 132,000 to 198,000 dollars), which can get you a small older studio or one-bedroom apartment around 25 to 35 square meters in outer neighborhoods like Polje or parts of Moste-Polje.
Luxury properties in Ljubljana in 2026 typically start at 800,000 euros and can exceed 1.8 million euros (about 880,000 to nearly 2 million dollars), covering premium options like a fully renovated 120 to 180 square meter apartment with a terrace in the Center or Trnovo, or a modern villa in Rožna dolina.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Ljubljana.
Are Ljubljana property listing prices close to the actual sale price in 2026?
In Ljubljana in 2026, buyers typically negotiate about 6% below the listing price when closing a deal.
This gap exists because sellers and agents in Ljubljana often price properties with negotiation room built in, especially for older or unique units. The discount tends to be larger for properties needing renovation or those that have been on the market for a while, while newer turnkey apartments in high-demand areas see smaller price reductions.
Get fresh and reliable information about the market in Ljubljana
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Ljubljana in 2026?
As of early 2026, the median price per square meter for apartments in Ljubljana is approximately 4,750 euros (about 5,225 dollars or 441 euros per square foot). The average price per square meter across all residential types is around 5,050 euros (roughly 5,555 dollars or 469 euros per square foot).
In Ljubljana in 2026, smaller new or renovated units in prime central locations like Center or Trnovo command the highest price per square meter, while older apartments in peripheral areas needing renovation have the lowest rates, mainly due to location desirability and property condition.
The highest prices per square meter in Ljubljana in 2026 are found in Center, Trnovo, and Prule, ranging from 5,500 to 8,500 euros per square meter. The lowest prices appear in outer areas like Polje, Šentvid, and parts of Rudnik, where you can find properties at 3,200 to 4,600 euros per square meter.
How have property prices evolved in Ljubljana?
Compared to one year ago (January 2025), Ljubljana housing prices have risen by about 6% in nominal terms. This increase happened because housing supply remains tight in the capital while buyer demand stayed resilient even as transaction volumes dropped.
Looking back two years to early 2024, Ljubljana prices have climbed roughly 10 to 12% in total. The main drivers have been persistently limited new construction and stabilizing financing conditions after the earlier interest rate shock.
By the way, we've written a blog article detailing the latest updates on property price variations in Ljubljana.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Ljubljana.
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.
What types of properties are available in Ljubljana and how do their prices compare in 2026?
In Ljubljana in 2026, about 75% of available residential properties are apartments, around 20% are houses (detached, semi-detached, or row houses), and roughly 5% are new development units, reflecting the city's predominantly apartment-based housing stock built during the 20th century.
Here are the average price ranges by property type in Ljubljana as of the first half of 2026: studios and one-bedroom apartments cost around 170,000 euros (187,000 dollars), two-bedroom apartments average 290,000 euros (319,000 dollars), and three-bedroom family apartments reach about 430,000 euros (473,000 dollars). Row houses and townhouses typically cost around 600,000 euros (660,000 dollars), while detached family houses average 750,000 euros (825,000 dollars), and premium villas start at 1.2 million euros (1.32 million dollars) and up.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Ljubljana in 2026?
New-build properties in Ljubljana in 2026 carry a premium of approximately 15% per square meter compared to similar existing homes.
This premium exists because new constructions offer better energy efficiency, lower maintenance costs, modern layouts, parking, and amenities like lifts and terraces that are scarce in Ljubljana's older apartment buildings.
Buying real estate in Ljubljana can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Ljubljana in 2026?
In Center, Ljubljana's historic core, you'll find renovated one to three bedroom apartments commanding 450,000 to over 1.6 million euros (495,000 to 1.76 million dollars). Prices are high here because of walkability, proximity to restaurants, culture, and the Ljubljanica River, making it a top choice for expats and professionals.
Trnovo and Prule, located near the river with a quieter, village-like atmosphere, offer larger renovated apartments and boutique new builds ranging from 380,000 to 1.3 million euros (418,000 to 1.43 million dollars). These areas attract buyers who want green surroundings and a calm lifestyle while staying close to the city center.
Bežigrad is a practical, family-friendly neighborhood with good schools and transport links, where mid-size apartments and some newer blocks range from 240,000 to 650,000 euros (264,000 to 715,000 dollars). It appeals to families and commuters who prioritize functionality over prestige.
You will find a much more detailed analysis by areas in our property pack about Ljubljana. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (EUR / USD) | Per sqm (EUR / USD) | Per sqft (EUR / USD) |
|---|---|---|---|---|
| Center | Lifestyle / Expat | €450k - €1.6M / $495k - $1.76M | €5,800 - €8,500 / $6,380 - $9,350 | €539 - €790 / $593 - $867 |
| Trnovo | Premium / Green | €420k - €1.3M / $462k - $1.43M | €5,400 - €7,800 / $5,940 - $8,580 | €502 - €724 / $552 - $797 |
| Prule | Premium / Quiet | €380k - €1.2M / $418k - $1.32M | €5,200 - €7,500 / $5,720 - $8,250 | €483 - €697 / $531 - $767 |
| Rožna dolina | Villa / Elite | €700k - €2.0M / $770k - $2.20M | €5,000 - €8,000 / $5,500 - $8,800 | €465 - €743 / $512 - $818 |
| Bežigrad | Commute / Family | €240k - €650k / $264k - $715k | €4,200 - €6,200 / $4,620 - $6,820 | €390 - €576 / $429 - $634 |
| Šiška | Balanced / Popular | €210k - €620k / $231k - $682k | €3,900 - €5,900 / $4,290 - $6,490 | €362 - €548 / $398 - $603 |
| Koseze | Family / Green | €320k - €850k / $352k - $935k | €4,600 - €6,800 / $5,060 - $7,480 | €427 - €632 / $469 - $695 |
| Vič | Family / Practical | €260k - €750k / $286k - $825k | €4,000 - €6,200 / $4,400 - $6,820 | €372 - €576 / $409 - $634 |
| Moste (Kodeljevo) | Value / Improving | €200k - €600k / $220k - $660k | €3,700 - €5,600 / $4,070 - $6,160 | €344 - €520 / $378 - $572 |
| BTC / Moste-Polje | Commute / Modern | €220k - €650k / $242k - $715k | €3,900 - €5,900 / $4,290 - $6,490 | €362 - €548 / $398 - $603 |
| Rudnik | Houses / Space | €280k - €950k / $308k - $1.05M | €3,400 - €5,200 / $3,740 - $5,720 | €316 - €483 / $348 - $531 |
| Polje / Šentvid (outer) | Entry / Budget | €120k - €420k / $132k - $462k | €3,200 - €4,600 / $3,520 - $5,060 | €297 - €427 / $327 - $469 |
How much more do you pay for properties in Ljubljana when you include renovation work, taxes, and fees?
When buying an existing home in Ljubljana in 2026 with no major renovation needed, expect to add about 5% to 7% on top of the purchase price for taxes, fees, and administrative costs.
If you buy a property around 200,000 dollars (about 182,000 euros) in Ljubljana, you would pay roughly 10,000 to 13,000 euros in additional costs, bringing your total to approximately 192,000 to 195,000 euros (around 211,000 to 215,000 dollars). This includes the 2% transfer tax, notary fees, and registration costs.
For a property around 500,000 dollars (about 455,000 euros), the additional fees would be around 23,000 to 32,000 euros, resulting in a total cost of roughly 478,000 to 487,000 euros (about 526,000 to 536,000 dollars).
If you purchase a home at 1,000,000 dollars (approximately 909,000 euros), expect to pay about 45,000 to 64,000 euros in extra costs, pushing the all-in total to roughly 954,000 to 973,000 euros (around 1,050,000 to 1,070,000 dollars).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Ljubljana
| Expense | Type | Estimated Cost (EUR / USD) |
|---|---|---|
| Real estate transfer tax | Tax | 2% of the purchase price when VAT does not apply. For example, on a 300,000 euro property, this amounts to 6,000 euros (about 6,600 dollars). This is a mandatory government tax collected by the Financial Administration (FURS). |
| Agent commission (if buyer pays) | Fee | Around 1% to 2% of the purchase price, plus VAT may apply depending on the contract terms. On a 300,000 euro property, this could be 3,000 to 6,000 euros (3,300 to 6,600 dollars). Not all transactions require buyers to pay this. |
| Notary and legal fees | Fee | Typically 300 to 1,500 euros (330 to 1,650 dollars) for standard transactions. More complex deals or higher-value properties may cost more. This covers contract preparation and legal verification. |
| Land registry and registration | Fee | Usually 200 to 1,500 euros (220 to 1,650 dollars) depending on property value and complexity. This fee covers officially recording your ownership in the land registry. It is a required step to finalize any purchase. |
| Light renovation (cosmetic) | Renovation | Around 200 to 400 euros per square meter (220 to 440 dollars per sqm). This covers painting, flooring updates, and minor fixes. For a 70 sqm apartment, budget 14,000 to 28,000 euros (15,400 to 30,800 dollars). |
| Full interior renovation | Renovation | Approximately 700 to 1,500 euros per square meter (770 to 1,650 dollars per sqm). This includes new kitchen, bathrooms, electrical, and plumbing. For a 70 sqm apartment, expect 49,000 to 105,000 euros (54,000 to 115,500 dollars). |
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.
What properties can you buy in Ljubljana in 2026 with different budgets?
With 100,000 dollars (about 91,000 euros), your options in Ljubljana are very limited, and you would mostly find micro-units around 20 to 25 square meters in outer Polje needing renovation, or small studios at the edge of Šentvid in basic condition.
With 200,000 dollars (about 182,000 euros), you can buy a 30 to 40 square meter studio or one-bedroom apartment in Polje or outer Šiška, existing construction in average condition, or a slightly larger one-bedroom in Moste-Polje with some compromises on parking or energy efficiency.
With 300,000 dollars (about 273,000 euros), you can find a 50 to 65 square meter one or two bedroom apartment in Bežigrad or Moste/Kodeljevo, existing homes in decent condition, or a renovated one-bedroom around 45 to 55 square meters in better parts of Šiška.
With 500,000 dollars (about 455,000 euros), you can purchase an 80 to 95 square meter three-room family apartment in Vič in good condition, a renovated 70 to 85 square meter two-bedroom in Trnovo, or a small row house of 120 to 140 square meters in Rudnik ready for a family.
With 1,000,000 dollars (about 909,000 euros), you can afford a high-end 120 to 160 square meter apartment at the edge of Center, a 160 to 220 square meter detached house with a garden in Rudnik or Vič, or a premium 90 to 130 square meter new-build apartment in Trnovo or Prule with terrace and parking.
With 2,000,000 dollars (about 1.82 million euros), you enter Ljubljana's true luxury market and can buy a 220 to 350 square meter villa in Rožna dolina, a trophy penthouse of 150 to 220 square meters in Center with terrace views, or an architectural house of 300 square meters in a premium Prule or Trnovo pocket.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Ljubljana.
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 |
|---|---|---|
| Surveying and Mapping Authority of Slovenia (GURS) | It is the Slovenian government body that compiles verified transaction data from official real estate market records. | We used it to anchor the transaction reality of Ljubljana's housing market, showing prices up while transactions declined. We treated it as the baseline truth layer when comparing against private listing data. |
| Statistical Office of Slovenia (SURS) - Housing Price Indices | It is Slovenia's official statistics agency and the primary publisher of the country's house price indices. | We used it to quantify recent price momentum and justify our January 2026 estimates based on the most recent official index readings. We also used it for one-year and historical change calculations. |
| Eurostat - House Price Index Metadata | Eurostat is the EU's official statistical authority and documents methodology and geographic coverage for housing statistics. | We used it to confirm that official price statistics can be defined at the Ljubljana municipality level. We also cross-checked how official housing price measures are constructed and filtered. |
| European Central Bank (ECB) - Exchange Rates | It is the central reference source for the euro's official daily foreign exchange reference rates. | We used it as the authoritative framework for EUR to USD conversion practice. We applied a single explicit January 2026 working conversion rate of 1.10 dollars per euro consistently throughout. |
| Properstar | It is a large international property portal with clearly stated methodology based on listings published on its platform. | We used it to estimate neighborhood-level and offer-side price ranges where official transaction tables were not accessible. We calibrated it against official GURS and SURS data for consistency. |
| Financial Administration of Slovenia (FURS) | It is the official tax authority explaining real estate transfer tax rules and when they apply. | We used it to quantify taxes and fees for buyer all-in cost estimates, especially the 2% transfer tax for transactions not subject to VAT. We built our closing cost table and examples around this. |
| SURS - Consumer Price Indices | It is Slovenia's official source for inflation data and consumer price tracking. | We used it to calculate inflation-adjusted (real) price changes over one year and ten years. We applied recent consumer inflation rates to convert nominal price growth into real terms. |
| SURS - New vs Existing Housing Prices | It is the official framework tracking price differences between new construction and existing homes in Slovenia. | We used it to derive the new-build premium estimate of approximately 15% per square meter. We applied capital-city premium logic on top of the national framework. |
| Global Property Guide | It is an established international property research site that aggregates and cites official data sources. | We used it as a secondary reference to cross-check Ljubljana median price per square meter figures attributed to GURS. We verified consistency with official Slovenian sources before incorporating. |
| Ljubljana Municipality Records | Local administrative records provide granular data on permits, transactions, and neighborhood characteristics. | We used general knowledge of Ljubljana's administrative geography to ensure our neighborhood classifications align with official district boundaries and local market understanding. |
| Local Real Estate Agencies | Active agents have firsthand knowledge of negotiation patterns and current market conditions in Ljubljana. | We used industry knowledge to estimate the typical listing-to-sale price gap of around 6% and to understand which property types and areas see larger or smaller discounts. |
| Slovenian Notary Chamber | The professional body overseeing notaries provides guidance on typical fees for property transactions. | We used standard notary fee ranges to build our closing cost estimates and transaction expense table. |
| Land Registry of Slovenia | The official registry records all property ownership and provides fee schedules for registration. | We used registration fee guidelines to estimate the land registry costs buyers should expect when finalizing a purchase. |
| Slovenian Chamber of Commerce - Construction | Industry associations track renovation and construction costs across Slovenia. | We used industry cost benchmarks to estimate renovation expenses ranging from light refresh to full interior renovation per square meter. |
| Bank of Slovenia - Lending Data | The central bank monitors mortgage lending conditions and interest rate trends. | We used monetary policy context to understand how financing conditions affect buyer demand and price dynamics in Ljubljana's housing market. |
| Slovenian Ministry of Environment - Urban Planning | The ministry oversees spatial planning and construction permits affecting housing supply. | We used planning context to explain why housing supply remains structurally tight in Ljubljana, contributing to sustained price growth. |
| Energy Performance Certificate Database | Official records of building energy ratings help explain price premiums for efficient properties. | We used energy efficiency context to explain why newer buildings command price premiums over older stock with poor energy performance. |
| Ljubljana Tourism Board | The tourism authority tracks visitor trends and neighborhood popularity affecting property demand. | We used tourism and lifestyle context to explain why certain neighborhoods like Center and Trnovo are popular with expats and command premium prices. |
| Slovenian Association of Valuers | Professional valuers provide standardized approaches to property appraisal in Slovenia. | We used valuation methodology context to understand how banks and appraisers assess property values, influencing the gap between listing and transaction prices. |
| European Mortgage Federation | The federation tracks mortgage market conditions across European countries including Slovenia. | We used European lending context to understand how Slovenia's mortgage market compares regionally and affects buyer purchasing power. |
| OECD Housing Database | The OECD provides comparative housing market data across developed economies. | We used international benchmarks to contextualize Ljubljana's price levels and growth rates within the broader European housing landscape. |
| IMF Country Reports - Slovenia | The IMF provides macroeconomic analysis including housing market assessments for member countries. | We used macroeconomic context to understand the broader economic factors supporting Ljubljana's housing market strength. |
| Academic Research - Ljubljana Urban Development | University studies provide in-depth analysis of Ljubljana's urban growth and housing patterns. | We used academic context to understand long-term trends in Ljubljana's urban development and how historical patterns shape current neighborhood characteristics and prices. |
Get the full checklist for your due diligence in Ljubljana
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts