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 guide gives you real numbers about apartment prices in Ljubljana in 2026, based on official Slovenian data and our own market tracking.
We constantly update this blog post to reflect the latest figures from authoritative sources like SURS (Slovenia's statistics agency) and GURS (the Surveying and Mapping Authority).
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 sell at around 4,750 euros per square meter in 2026, which is roughly 55% higher than Slovenia's national median of about 3,050 euros.
- 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 apartments in Ljubljana carry a premium of about 15% per square meter compared to resale properties, mainly due to energy efficiency standards and modern layouts.
- The Center and Trnovo neighborhoods command the highest prices in Ljubljana, with some premium renovated units reaching 8,500 euros per square meter.
- Outer neighborhoods like Fužine and Polje offer apartments at 3,200 to 4,600 euros per square meter, making them accessible entry points for first-time buyers.
- Slovenia's 2% real estate transfer tax is among the lowest in Europe, keeping total buyer closing costs to roughly 2.5% to 4.5% of the purchase price.
- The Bank of Slovenia recommends an 80% loan-to-value cap, meaning most buyers need a 20% down payment, though foreigners often prepare 25% to 30%.
- Ljubljana's rental vacancy rate sits at just 3% in January 2026, one of the tightest markets in Central Europe, which supports property values.
- Utility costs for a 60-square-meter Ljubljana apartment typically run 120 to 260 euros monthly, with heating being the largest variable expense in winter.
How much do apartments really cost in Ljubljana in 2026?
What's the average and median apartment price in Ljubljana in 2026?
As of January 2026, the median apartment price in Ljubljana is approximately 270,000 euros (about 297,000 dollars), while the average sits higher at around 320,000 euros (roughly 352,000 dollars) because larger and luxury properties pull the figure upward.
When you look at price per square meter, the median in Ljubljana comes in at around 4,750 euros (about 5,220 dollars or 440 euros per square foot), while the average reaches approximately 5,000 euros per square meter (about 5,500 dollars or 465 euros per square foot).
About 80% of residential apartments in Ljubljana in 2026 fall within a price range of 190,000 to 520,000 euros (roughly 209,000 to 572,000 dollars), which gives you a realistic picture of what standard properties cost in Slovenia's capital.
How much is a studio apartment in Ljubljana in 2026?
As of January 2026, a typical studio apartment in Ljubljana costs between 135,000 and 170,000 euros (about 148,000 to 187,000 dollars), depending on location, condition, and whether the building has been renovated.
Entry-level studios in outer neighborhoods like Polje or Fužine start around 100,000 to 130,000 euros (about 110,000 to 143,000 dollars), while high-end or renovated studios in central areas like Trnovo or Center can reach 180,000 to 220,000 euros (about 198,000 to 242,000 dollars).
Studios in Ljubljana typically measure between 25 and 35 square meters, and they tend to command the highest price per square meter because they are popular with singles, students, and investors looking for rental income.
How much is a one-bedroom apartment in Ljubljana in 2026?
As of January 2026, a typical one-bedroom apartment in Ljubljana costs between 190,000 and 260,000 euros (about 209,000 to 286,000 dollars), with the median landing around 212,000 euros based on current market conditions.
Entry-level to mid-range one-bedroom apartments in neighborhoods like Moste or Šentvid range from 170,000 to 230,000 euros (about 187,000 to 253,000 dollars), while high-end or renovated units in central Ljubljana or Bežigrad can reach 280,000 to 350,000 euros (about 308,000 to 385,000 dollars).
One-bedroom apartments in Ljubljana typically measure between 40 and 50 square meters, making them the most common choice for young professionals and couples entering the property market.
How much is a two-bedroom apartment in Ljubljana in 2026?
As of January 2026, a typical two-bedroom apartment in Ljubljana costs between 270,000 and 380,000 euros (about 297,000 to 418,000 dollars), with the median hovering around 310,000 euros for a standard 65-square-meter unit.
Entry-level to mid-range two-bedroom apartments in outer neighborhoods start around 250,000 to 320,000 euros (about 275,000 to 352,000 dollars), while high-end or renovated units in prime locations like Center or Trnovo can reach 400,000 to 550,000 euros (about 440,000 to 605,000 dollars).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Ljubljana.
How much is a three-bedroom apartment in Ljubljana in 2026?
As of January 2026, a typical three-bedroom apartment in Ljubljana costs between 380,000 and 520,000 euros (about 418,000 to 572,000 dollars), with the median around 423,000 euros for a standard 90-square-meter unit.
Entry-level to mid-range three-bedroom apartments in family-friendly neighborhoods like Vič or parts of Šiška range from 350,000 to 450,000 euros (about 385,000 to 495,000 dollars), while high-end or renovated units in central areas can reach 550,000 to 750,000 euros (about 605,000 to 825,000 dollars) or more.
Three-bedroom apartments in Ljubljana typically measure between 85 and 100 square meters, and they are relatively scarce in the market, which keeps prices firm even during slower transaction periods.
What's the price gap between new and resale apartments in Ljubljana in 2026?
As of January 2026, new-build apartments in Ljubljana typically cost 10% to 20% more per square meter than comparable resale properties, with the premium averaging around 15% in most neighborhoods.
The average price per square meter for new-build apartments in Ljubljana reaches approximately 5,200 to 5,600 euros (about 5,720 to 6,160 dollars or 485 to 520 euros per square foot), reflecting modern construction standards and energy efficiency.
Resale apartments in Ljubljana average around 4,700 euros per square meter (about 5,170 dollars or 437 euros per square foot), though well-maintained properties in prime locations can command prices closer to new-build levels.
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Can I afford to buy in Ljubljana in 2026?
What's the typical total budget (all-in) to buy an apartment in Ljubljana in 2026?
As of January 2026, the typical all-in budget to buy a standard 60-square-meter apartment in Ljubljana is approximately 290,000 to 300,000 euros (about 319,000 to 330,000 dollars), including purchase price and all transaction costs.
The all-in budget includes the purchase price plus transfer tax (2%), notary fees (100 to 500 euros), land registry fees, and potentially a share of the real estate agent commission, which together add roughly 2.5% to 4.5% to your total cost.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Ljubljana property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Ljubljana.
What down payment is typical to buy in Ljubljana in 2026?
As of January 2026, the typical down payment to buy an apartment in Ljubljana is around 20% of the purchase price, which translates to approximately 56,000 euros (about 62,000 dollars) for a median-priced 280,000-euro apartment.
The minimum down payment that most Slovenian banks require is 20%, based on the Bank of Slovenia's recommended 80% loan-to-value cap for housing loans, though some banks may accept slightly less for well-qualified borrowers.
To secure favorable mortgage terms and interest rates in Ljubljana, a down payment of 25% to 30% is recommended, especially for foreign buyers who may face stricter documentation requirements from lenders.
You can also read our latest update about mortgage and interest rates in Slovenia.
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.
Which neighborhoods are cheapest or priciest in Ljubljana in 2026?
How much does the price per m² for apartments vary by neighborhood in Ljubljana in 2026?
As of January 2026, the price per square meter for apartments in Ljubljana ranges from about 3,200 euros (about 3,520 dollars) in outer areas to 8,500 euros (about 9,350 dollars) in premium central locations, a spread of more than 160%.
The most affordable neighborhoods in Ljubljana include Fužine, Polje, and Šentvid, where you can find apartments at 3,200 to 4,600 euros per square meter (about 3,520 to 5,060 dollars), offering good value for budget-conscious buyers.
The most expensive neighborhoods in Ljubljana are Center, Trnovo, and Prule, where prices range from 5,500 to 8,500 euros per square meter (about 6,050 to 9,350 dollars), driven by historic charm, walkability, and scarcity of supply.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Ljubljana.
What neighborhoods are best for first-time buyers on a budget in Ljubljana in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Ljubljana are Fužine, Moste-Polje, and Šentvid, where prices remain significantly below the city average.
In these budget-friendly Ljubljana neighborhoods, typical apartment prices range from 150,000 to 250,000 euros (about 165,000 to 275,000 dollars), making homeownership accessible without stretching your finances too thin.
These neighborhoods offer good public transport connections, schools, supermarkets, and green spaces, giving first-time buyers in Ljubljana a livable environment without the premium of central locations.
The main trade-off of buying in these budget-friendly Ljubljana neighborhoods is longer commute times to the city center (typically 20 to 30 minutes by bus) and older building stock that may require renovation investment.
Which neighborhoods have the fastest-rising apartment prices in Ljubljana in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Ljubljana are selected pockets of Šiška, Bežigrad, and parts of Moste near the BTC retail area.
These fast-appreciating Ljubljana neighborhoods have seen year-over-year price increases of approximately 8% to 12%, outpacing the citywide average of around 6% growth.
The main driver behind the rapid price growth in these Ljubljana neighborhoods is the combination of new retail and amenity development, improved transport links, and spillover demand from buyers priced out of central areas.
You can also read our latest update about property price forecasts in Ljubljana.
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What extra costs will I pay on top of the apartment price in Ljubljana in 2026?
What are all the buyer closing costs when you buy an apartment in Ljubljana?
The estimated total buyer closing cost for a typical 280,000-euro apartment purchase in Ljubljana is approximately 7,000 to 12,500 euros (about 7,700 to 13,750 dollars), depending on how costs are split with the seller.
The main categories of closing costs buyers must pay in Ljubljana include real estate transfer tax (2% for resale), notary fees, land registry registration, and potentially a share of the real estate agent commission.
The largest closing cost for buyers in Ljubljana is typically the real estate transfer tax at 2% of the purchase price, which amounts to 5,600 euros on a 280,000-euro apartment, unless you're buying new-build where VAT applies instead.
Several closing costs in Ljubljana are negotiable, including who pays the real estate agent fee (up to 4% plus VAT) and whether the seller or buyer covers the transfer tax, so these should be clarified in your purchase agreement.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Ljubljana?
The typical percentage of the purchase price that buyers should budget for closing costs in Ljubljana is approximately 3% to 4%, assuming the seller covers the transfer tax as is customary in many transactions.
The realistic low-to-high percentage range that covers most standard apartment transactions in Ljubljana is 2.5% to 6%, with the higher end applying when the buyer contractually agrees to pay the transfer tax plus a larger share of agent fees.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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 are the ongoing monthly and yearly costs of an apartment in Ljubljana in 2026?
What are typical HOA fees in Ljubljana right now?
In Ljubljana, apartment owners pay building charges that function similarly to HOA fees, and for a typical 60-square-meter apartment, these total approximately 50 to 150 euros per month (about 55 to 165 dollars).
The range of building charges in Ljubljana varies from about 30 to 80 euros monthly (about 33 to 88 dollars) for basic older buildings to 100 to 200 euros (about 110 to 220 dollars) for newer buildings with lifts, concierge services, or planned major renovations.
What utilities should I budget monthly in Ljubljana right now?
The estimated total monthly utility cost for a typical 60-square-meter apartment in Ljubljana is approximately 150 to 200 euros (about 165 to 220 dollars), covering electricity, heating, water, waste, and internet.
The realistic range of monthly utility costs in Ljubljana varies from about 120 euros (about 132 dollars) for a small energy-efficient apartment to 260 euros (about 286 dollars) for a larger unit with higher heating needs.
Specific utilities included in the typical monthly budget in Ljubljana are electricity (40 to 80 euros), district heating (40 to 140 euros depending on season), water and waste (25 to 55 euros), and internet (25 to 40 euros).
Heating tends to be the most expensive utility for apartment owners in Ljubljana, especially during winter months when district heating bills can double, making this the biggest variable in your monthly budget.
How much is property tax on apartments in Ljubljana?
The estimated typical annual property tax equivalent for an apartment in Ljubljana is approximately 150 to 500 euros (about 165 to 550 dollars), paid as NUSZ (building land use compensation) to the municipality.
NUSZ in Ljubljana is calculated using a point system based on location zone, floor area, and the municipality's published point value, rather than a simple percentage of property value like traditional property taxes.
The realistic range of annual NUSZ in Ljubljana varies from about 100 euros (about 110 dollars) for small units in lower-value zones to 600 euros or more (about 660 dollars) for larger apartments in prime central areas.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Ljubljana.
What's the yearly building maintenance cost in Ljubljana?
The estimated typical yearly building maintenance cost for apartment owners in Ljubljana is approximately 600 to 1,800 euros (about 660 to 1,980 dollars) for a 60-square-meter apartment.
The realistic range of yearly maintenance costs in Ljubljana varies from about 500 euros (about 550 dollars) for newer buildings with minimal repairs to 2,500 euros (about 2,750 dollars) for older buildings with lifts and planned major renovations.
Expenses typically included in building maintenance costs in Ljubljana cover the building manager fee, cleaning of common areas, minor repairs, lift servicing, insurance for common areas, and reserve fund contributions for future work.
Building maintenance costs in Ljubljana are usually separate from but often billed together with what we might call HOA fees, so your monthly building statement typically combines management fees, utilities for common areas, and reserve fund contributions.
How much does home insurance cost in Ljubljana?
The estimated typical annual home insurance cost for an apartment in Ljubljana is approximately 150 to 300 euros (about 165 to 330 dollars), covering the unit structure and basic contents.
The realistic range of annual home insurance costs in Ljubljana varies from about 100 euros (about 110 dollars) for basic coverage on a small apartment to 500 euros or more (about 550 dollars) for comprehensive policies with earthquake, flood, and higher contents limits.
Home insurance is not legally mandatory for apartment owners in Ljubljana, but it is strongly recommended and typically required by banks if you have a mortgage, making it a practical necessity for most buyers.
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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 |
|---|---|---|
| Statistical Office of Slovenia (SURS) | Slovenia's official statistics agency producing verified, method-based housing data. | We used SURS for baseline price indices and energy cost data. We also referenced their housing statistics to validate apartment size assumptions. |
| Surveying and Mapping Authority (GURS) | The official government body recording all real estate transactions in Slovenia. | We anchored median price per square meter on GURS transaction records. We also used their data to verify neighborhood price variations. |
| Bank of Slovenia | Slovenia's central bank setting binding lending rules for mortgages. | We used their 80% LTV recommendation to estimate typical down payments. We also referenced their macroprudential guidelines for affordability context. |
| European Central Bank Data Portal | The official euro-area source for comparable interest rate data. | We used ECB data to ground mortgage rate expectations for early 2026. We also used their exchange rates for currency conversions. |
| Financial Administration of Slovenia | The government body administering tax collection including transfer tax. | We confirmed the 2% transfer tax rate and filing requirements. We also verified capital gains tax rules for property sales. |
| Chamber of Notaries of Slovenia | The professional body overseeing notaries who legally complete property transactions. | We used their guidance to explain notary roles and fee structures. We also referenced their land registry information for closing procedures. |
| Official Legal Database (PISRS) | The official repository for Slovenian laws including real estate transfer tax. | We verified that the 2% transfer tax is codified in law. We also confirmed legal requirements for property registration. |
| Official Gazette (Uradni list) | The official publication of binding regulations including reserve fund minimums. | We used published reserve fund rates to calculate minimum building charges. We also referenced NUSZ ordinance details for property tax estimates. |
| Energetika Ljubljana | The public district heating provider serving most Ljubljana apartments. | We used their published tariffs to estimate heating costs. We also tracked their 2025/2026 price changes for accurate seasonal budgets. |
| VOKA SNAGA | Ljubljana's municipal water and waste utility with published tariffs. | We used their official price lists to ground water and waste cost estimates. We converted tariffs into typical monthly allowances. |
| City of Ljubljana | The municipality providing local information on NUSZ and services. | We used their NUSZ guidance to explain how property charges work. We also referenced neighborhood amenity information. |
| eUprava | Slovenia's official government portal explaining administrative procedures. | We used their NUSZ explanation to clarify how the fee functions. We also referenced property registration procedures. |
| Global Property Guide | An established international property data source citing official Slovenian statistics. | We cross-referenced their price per square meter figures with official data. We also used their transaction cost summaries for verification. |
| Nepremicnine.net | Slovenia's largest property portal with extensive listing data. | We analyzed listings to verify neighborhood price ranges. We also used their data to validate typical apartment sizes. |
| Properstar | An international portal with transparent listing-based methodology. | We used their data as a market temperature check on asking prices. We triangulated their figures against official transaction data. |
| Triglav Insurance | Slovenia's largest insurer with published home coverage products. | We used their premium examples to estimate typical home insurance costs. We also referenced their coverage options for range estimates. |
| ICLG Real Estate Guide | A respected legal guide summarizing property transaction rules by country. | We verified closing cost structures and tax responsibilities. We also confirmed notary and registration requirements. |
| Dnevnik | A major Slovenian newspaper reporting concrete market statistics. | We used their reported median price figures as one anchor for Ljubljana levels. We cross-checked against official data. |
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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