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Ljubljana's property market shows continued price growth as we reach mid-2025, with apartments averaging €4,287-€4,510 per square meter.
The capital city's real estate sector remains one of Central Europe's most dynamic markets, driven by persistent housing shortages, strong rental demand, and increasing foreign investment interest. Despite economic headwinds and rising interest rates in recent years, Ljubljana's property prices have maintained their upward trajectory, though the pace of growth is moderating from the rapid increases seen in previous years.If you want to go deeper, you can check our pack of documents related to the real estate market in Slovenia, based on reliable facts and data, not opinions or rumors.
Property prices in Ljubljana continue to rise in 2025, with apartments averaging €4,287-€4,510 per square meter, representing a 12-13% increase from 2024.
Growth is expected to slow to 3-7% in 2025 as new supply enters the market and economic conditions moderate, but prices remain elevated due to structural shortages.
| Metric | Current Value (June 2025) | Change from 2024 |
|---|---|---|
| Average Apartment Price (€/sqm) | €4,287-€4,510 | +12-13% |
| Median House Price | €405,000 | +10% |
| Studio Rent (€/month) | €700 | +8% |
| 2-3 Bedroom Rent (€/month) | €900-1,026 | +10% |
| Rental Yield (City Center) | 4.34% | -0.11% |
| Mortgage Rate (20-year fixed) | 3.8-3.9% | -0.5% |
| Transaction Volume | -13.29% | Declining |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current property prices in Ljubljana as of June 2025?
Property prices in Ljubljana have reached new heights as we approach mid-2025, with apartments commanding premium prices across the city.
The median price for apartments in Ljubljana currently ranges between €4,287 and €4,510 per square meter, marking a significant increase from previous years. New, high-end apartments in prime locations can fetch as much as €4,500 to €6,500 per square meter, reflecting the strong demand for quality properties in the capital.
Houses in Ljubljana are trading at a median price of approximately €405,000 per unit, representing substantial value for families seeking more space. The rental market remains equally robust, with studio apartments renting for about €700 per month, while two- and three-bedroom apartments average between €900 and €1,026 monthly.
The rental price per square meter has reached up to €22, demonstrating the strong rental demand in Ljubljana's competitive housing market. These prices position Ljubljana as one of the more expensive cities in Central Europe, though still more affordable than Western European capitals.
It's something we develop in our Slovenia property pack.
How much have property prices increased in Ljubljana recently?
Ljubljana's property market has experienced substantial growth in recent years, with prices rising consistently across all segments.
In 2024, the median price per square meter for apartments in Ljubljana rose by 12-13% year-on-year, significantly outpacing the national average of 8.46%. This growth represents a continuation of the upward trend that has characterized Ljubljana's property market since 2018.
Since 2018, property prices in Ljubljana have surged by over 50%, making it one of the fastest-growing property markets in Central Europe. This remarkable growth has been driven by a combination of factors including limited supply, strong economic fundamentals, and increasing demand from both domestic and international buyers.
Looking at specific property types, newly built apartments saw the sharpest price increase in 2024, up 10.2% year-on-year. Existing detached houses increased by 10%, while existing apartments rose by 7.3%, and newly built detached houses experienced a more modest 2% increase.
Most forecasts for 2025 expect continued growth, though at a slower pace of 3-7%, as the market begins to stabilize after years of rapid appreciation.
Which Ljubljana neighborhoods are seeing the fastest price growth?
Certain districts in Ljubljana are experiencing exceptional price growth due to their desirability, development projects, and improved amenities.
The Old Town leads the pack with high growth levels, driven by luxury renovation projects and strong international demand for properties in this historic area. Trnovo follows closely, where heritage renovations and limited stock create intense competition among buyers.
| Neighborhood | Growth Level | Key Drivers |
|---|---|---|
| Old Town | High | Luxury projects, international demand |
| Trnovo | High | Heritage renovations, limited stock |
| Šiška | Medium-High | Gentrification, new transport, redevelopment |
| Bežigrad | Medium-High | Eco-projects, new schools/parks, family appeal |
| BTC City | Medium | Mixed-use developments, business proximity |
Šiška and Bežigrad are experiencing medium-high growth due to ongoing gentrification, improved transport links, and new eco-friendly developments that appeal to environmentally conscious buyers. BTC City maintains steady medium growth thanks to its mixed-use developments and proximity to business districts.
Central areas continue to see the highest demand and price growth, especially for well-located, modern, or renovated properties that meet contemporary living standards.
What property types are experiencing the biggest price surge in Ljubljana?
Different property types in Ljubljana are experiencing varying levels of price appreciation, with some segments significantly outperforming others.
Newly built apartments are leading the market with a 10.2% year-on-year increase in 2024, as buyers prioritize modern amenities, energy efficiency, and contemporary design. These properties command premium prices due to their compliance with current building standards and lower maintenance requirements.
Existing detached houses have also performed strongly with a 10% price increase, reflecting the desire for more space and private outdoor areas, particularly following the pandemic's impact on living preferences. Families and remote workers are driving demand in this segment.
Tech-equipped, energy-efficient apartments and properties with outdoor spaces are particularly sought after and command premium prices in Ljubljana's competitive market. The trend toward sustainable living and lower operating costs makes these properties increasingly attractive to buyers.
Existing apartments, while still appreciating at 7.3%, are seeing slower growth compared to newer properties, as buyers increasingly prioritize modern features and energy efficiency.
What are the 2026 property price forecasts for Ljubljana?
Property market experts predict continued but moderated growth for Ljubljana's real estate sector through 2026.
Industry leaders like Dušan Lazar, Director of Century 21 Slovenia, expect residential prices to rise by around 10% in 2025, with continued growth in subsequent years albeit at a more measured pace. This optimistic outlook is tempered by increasing supply and economic considerations.
As thousands of new units are scheduled for completion between 2025 and 2026, including major projects in the Prule district and Rezidence 66 in Nove Mesto, the increased supply may help stabilize price growth. This influx of new properties could see price appreciation moderate to single digits.
The medium-term outlook suggests that as supply begins to catch up with demand, price growth may stabilize or even see slight corrections, especially if the new supply of over 2,000 units in 2025 outpaces demand. However, Ljubljana's fundamental attractiveness as Slovenia's capital and economic center should support continued appreciation.
It's something we develop in our Slovenia property pack.
How does Ljubljana's property market compare to five years ago?
The transformation of Ljubljana's property market over the past five years has been remarkable, with prices reaching levels that would have seemed impossible in 2019.
In 2019, the average price for apartments in Ljubljana was just over €2,900 per square meter. By 2024-2025, this has risen to €4,287-€4,510 per square meter, representing an increase of over 50% in just five years.
This dramatic appreciation places Ljubljana among the top performers in Central Europe for property price growth. The compound annual growth rate of approximately 10% has significantly outpaced inflation and wage growth, creating both opportunities and challenges for the market.
The five-year comparison reveals not just price growth but also structural changes in the market, including increased foreign investment, higher quality developments, and a shift toward more sustainable and energy-efficient properties.
This growth trajectory has transformed Ljubljana from a relatively affordable Central European capital to a market that now competes with more established Western European cities in terms of pricing.
What impact is Slovenia's 2025 economic slowdown having on Ljubljana property prices?
Slovenia's economic growth is experiencing a notable slowdown in 2025, but Ljubljana's property market remains surprisingly resilient.
With GDP growth projected at just 0.9% for 2025, the economic deceleration has led to a drop in property transaction volumes and a stabilization of price growth. In Ljubljana specifically, apartment sales fell by 13.29% compared to the previous year, while nationally, transaction volumes declined even more sharply.
Despite the slower economic growth, property prices in Ljubljana remain elevated due to persistent supply shortages. As Boštjan Udovič, Director of the Chamber of Real Estate Business, notes: "While this has led to fewer deals, demand remains strong. Properties continue to sell quickly and at higher prices."
The market is cooling rather than collapsing, with demand still strong in prime locations throughout Ljubljana. The economic slowdown has primarily affected transaction volumes rather than prices, as the fundamental supply-demand imbalance continues to support valuations.
This resilience suggests that Ljubljana's property market has strong underlying fundamentals that can withstand economic headwinds, though further slowdown could eventually impact price growth.
How are current ECB policies and mortgage rates affecting Ljubljana's property market?
The European Central Bank's monetary policy shifts are having a significant impact on Ljubljana's property market dynamics in 2025.
The ECB has cut rates eight times since June 2024, lowering the main refinancing rate to 2.15% as of June 2025. This aggressive easing has begun to filter through to the mortgage market, with fixed rates for 20-year loans in Slovenia now around 3.8-3.9%, down from peaks above 4.5%.
However, the transmission of lower ECB rates to mortgage markets has been gradual. As of March 2025, Slovenia's mortgage credit interest rate stood at 3.54%, representing a significant improvement from recent highs but still above the historic lows of 2021-2022.
Lower rates are making financing more accessible for buyers, but high property prices continue to restrain affordability. The net effect is that while borrowing costs have improved, the total cost of homeownership remains elevated due to the substantial price appreciation of recent years.
Average mortgage rates may still rise temporarily due to lagged effects of earlier rate hikes, creating a complex environment for buyers timing their purchases in Ljubljana's competitive market.
What role are foreign investors playing in Ljubljana's property market in 2025?
Foreign investment is becoming an increasingly important factor in Ljubljana's property market dynamics as the city gains international recognition.
Slovenia's inward foreign direct investment rose by 9.1% to €22.1 billion in 2023, with significant contributions from Austria, Luxembourg, and Germany. This growth in FDI indicates rising international interest in Slovenia's real estate and business sectors, with Ljubljana as the primary beneficiary.
New tax incentives introduced in 2025 are designed to attract both domestic and foreign investors, including deductions on property taxes and streamlined permit processes, particularly for sustainable and energy-efficient projects. EU and OECD citizens face no restrictions on property purchases, making Ljubljana accessible to a broad international market.
The city's growing reputation as a tech and innovation hub is attracting young professionals and entrepreneurs from across Europe. Events like the MakeIT 2025 & JCON OpenBlend Slovenia conference are raising Ljubljana's profile in the international tech community.
Foreign investors are contributing to price pressures, especially in luxury and central segments, where international buyers compete with locals for prime properties.
Which areas in Ljubljana offer the best investment potential right now?
Several Ljubljana neighborhoods present compelling investment opportunities based on current market dynamics and future development plans.
Newly developing areas are becoming magnets for young professionals, particularly those near the expanding tech corridor where over 1,200 startups in IT and software are expected by 2025. These areas offer strong rental yield potential, with gross yields in Ljubljana's city center already at 4.34%.
| Investment Focus | Target Areas | Expected Returns |
|---|---|---|
| Rental Yield | City Center, University Districts | 4.34-5.76% |
| Capital Growth | Šiška, Bežigrad | 5-7% annually |
| Value Opportunities | Moste, Šentvid, Črnuče | 3-5% + renovation upside |
| Luxury Segment | Old Town, Trnovo | Premium pricing, 3-4% yield |
| Development Land | BTC City periphery | Project-dependent |
The most affordable neighborhoods like Moste, Šentvid, and Črnuče offer value opportunities for investors willing to renovate or hold for longer-term appreciation. These areas are gradually gentrifying and present potential for above-average returns.
University districts continue to offer stable rental income with high occupancy rates, driven by the 3,640 foreign students enrolled at the University of Ljubljana, creating consistent demand for quality rental properties.
It's something we develop in our Slovenia property pack.
How does Ljubljana compare to other Central European capitals?
Ljubljana's property market occupies a unique position among Central European capitals, offering both advantages and challenges for investors.
With average prices of €4,287-€4,510 per square meter in city centers, Ljubljana is more expensive than Zagreb, where prices average around €4,000 per square meter - making Ljubljana approximately 15-25% pricier than Croatia's capital.
However, Ljubljana remains significantly more affordable than Vienna, where city center prices average around €10,200 per square meter, and slightly cheaper than Budapest at approximately €5,500 per square meter. This positioning makes Ljubljana attractive for investors seeking Central European exposure at moderate price points.
Ljubljana's market has shown stronger growth momentum than most regional peers, with its 50% appreciation over five years placing it among the top performers in Central Europe. This growth rate exceeds that of Prague, Warsaw, and even Budapest in percentage terms.
The city's EU membership, stable political environment, and growing tech sector give it advantages over some regional competitors, though its smaller size limits liquidity compared to larger capitals.
What factors will drive or limit Ljubljana property price growth in the coming years?
Multiple forces are shaping Ljubljana's property market trajectory, creating both opportunities and constraints for future price appreciation.
Key growth drivers include the persistent housing shortage in Ljubljana, where supply has failed to keep pace with demand for years. Limited land for new development and strict urban planning constraints further exacerbate this shortage, maintaining upward pressure on prices.
Strong demand from both domestic and foreign buyers continues to support the market, while rising rental yields and high demand for rental properties make investment properties increasingly attractive. Government tax incentives and support for sustainable, energy-efficient development are also encouraging quality new supply.
However, several factors may constrain future growth. Affordability issues are becoming acute as prices have outpaced wage growth, while only gradually declining mortgage rates limit purchasing power. The economic slowdown, with GDP growth of just 0.9% in 2025, is reducing household purchasing power.
The planned increase in new supply, with over 2,000 new units expected in 2025, may finally begin to balance the market and slow price growth, especially in the secondary market. Additionally, new real estate taxes on second and vacant properties could dampen investment demand, though their full impact remains to be seen.
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.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yes, property prices in Ljubljana are going up, with apartments averaging €4,287-€4,510 per square meter as of June 2025, representing a 12-13% increase from 2024.
While the pace of growth is expected to moderate to 3-7% in 2025 due to increased supply and economic headwinds, the fundamental dynamics of strong demand, limited supply, and Ljubljana's growing attractiveness as a tech hub continue to support price appreciation. The market remains one of Central Europe's most dynamic, though investors should be mindful of affordability constraints and the potential impact of new supply on future returns.
Sources
- Global Property Guide - Slovenia's Residential Property Market Analysis 2025
- InvestRopa - 17 Strong Trends for 2025 in the Ljubljana Property Market
- ECB - Monetary Policy Transmission: From Mortgage Rates to Consumption
- Chambers - Real Estate 2025 Slovenia
- Numbeo - Property Prices in Ljubljana
- Trading Economics - Euro Area Interest Rate
- Slovenia Estates - Ljubljana Real Estate
- Colliers - Slovenia Market Snapshot 2024
- The Global Economy - Slovenia Mortgage Credit Interest Rate
- Statista - ECB Fixed Interest Rate 2008-2025
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