What are the price trends and forecasts in Ljubljana right now? (2026)

Ljubljana's property market remains tight, and buyers in 2026 face strong competition for quality homes in the Slovenian capital.

We break down the current housing prices in Ljubljana, the neighborhoods gaining traction, and what experts expect for the months and years ahead.

This blog post is updated regularly to reflect the latest official data and market shifts.

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.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Ljubljana. If you’d like to learn more about us, you can check our presentation page.

What are the current property price trends in Ljubljana as of 2026?

What is the average house price in Ljubljana as of 2026?

As of early 2026, the estimated average price for a typical residential property in Ljubljana is around €340,000 (approximately $400,000 USD or €340,000 EUR), though this varies widely depending on the property type and neighborhood.

To give you a more practical benchmark, the average price per square meter for properties in Ljubljana in January 2026 sits around €4,600 (roughly $5,400 USD or €4,600 EUR), with apartments in prime areas often exceeding €5,000 per square meter.

If you look at the realistic price range that covers roughly 80% of property purchases in Ljubljana, you're looking at anywhere from €200,000 to €650,000 (about $236,000 to $766,000 USD), which captures everything from smaller existing apartments in outer districts to family houses in popular neighborhoods.

How much have property prices increased in Ljubljana over the past 12 months?

Property prices in Ljubljana have increased by an estimated 4% to 7% over the past 12 months (January 2025 to January 2026), which is a noticeable slowdown compared to the double-digit growth seen in previous years.

Across different property types, the range of price increases varies: new-build apartments saw the strongest gains at around 6% to 8%, while older existing apartments and houses grew more modestly at 3% to 5%.

The single most significant factor driving this price movement in Ljubljana over the past year has been the persistent supply shortage, as the city simply doesn't build enough homes to meet the demand from its growing population of young professionals and families.

Which neighborhoods have the fastest rising property prices in Ljubljana as of 2026?

As of early 2026, the top three neighborhoods with the fastest rising property prices in Ljubljana are Šiška (including Koseze), Bežigrad, and parts of the Moste-BTC area, all of which are benefiting from urban renewal and strong buyer demand.

The approximate annual price growth for these top neighborhoods ranges from 6% to 9%, with Šiška and Bežigrad leading at around 7% to 9% annually, while Moste-BTC follows closely at 6% to 8%.

The main demand driver behind this growth is the combination of improved transport links, new residential developments, and proximity to jobs and universities, making these areas attractive to both young professionals and families seeking more space at slightly lower prices than the city center.

By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Ljubljana.

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.

Which property types are increasing faster in value in Ljubljana as of 2026?

As of early 2026, the ranking of property types by value appreciation rate in Ljubljana is: new-build apartments (strongest), followed by quality existing apartments, then townhouses/row houses, and finally detached houses and villas.

The top-performing property type, new-build apartments, is seeing annual appreciation of approximately 6% to 8% in Ljubljana, outpacing other segments thanks to their energy efficiency and modern layouts.

The main reason new-build apartments are outperforming in Ljubljana is the severe shortage of quality modern stock, combined with buyers' strong preference for move-in-ready homes that don't require expensive energy retrofits.

Finally, if you're interested in a specific property type, you will find our latest analyses here:

• How much do properties cost in Ljubljana?
• How much should you pay for an apartment in Ljubljana?
• How much should you pay for a studio in Ljubljana?

What is driving property prices up or down in Ljubljana as of 2026?

As of early 2026, the top three factors currently driving property prices in Ljubljana are: the persistent shortage of housing supply, strong demand from the city's growing population of young professionals and students, and relatively stable mortgage conditions following ECB rate adjustments.

Among these, the single factor with the strongest upward pressure on Ljubljana property prices is the chronic undersupply of new homes, as the city builds far too few units to meet demand, keeping competition fierce for every quality listing.

If you want to understand these factors at a deeper level, you can read our latest property market analysis about Ljubljana here.

What is the property price forecast for Ljubljana in 2026?

How much are property prices expected to increase in Ljubljana in 2026?

As of early 2026, property prices in Ljubljana are expected to increase by approximately 3% to 6% over the full year, reflecting a moderation from the rapid growth seen in previous years.

The realistic range of forecasts from different analysts spans from a conservative 2% to 3% (if economic conditions weaken) up to an optimistic 7% to 8% (if supply remains extremely tight and rates fall further).

The main assumption underlying most price increase forecasts for Ljubljana is that the structural housing shortage will persist, as construction activity remains too slow to meaningfully close the gap between supply and demand.

We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Ljubljana.

Which neighborhoods will see the highest price growth in Ljubljana in 2026?

As of early 2026, the neighborhoods expected to see the highest price growth in Ljubljana are Šiška (including Koseze), Bežigrad, and the area around the main train station influenced by the Emonika redevelopment.

The projected price growth for these top neighborhoods ranges from 5% to 9% in 2026, with station-area properties potentially at the higher end as the Emonika project progresses.

The primary catalyst driving expected growth in these neighborhoods is the combination of major infrastructure investment (especially the passenger center redevelopment), improved transport links, and ongoing gentrification that attracts young professionals.

One emerging neighborhood in Ljubljana that could surprise with higher-than-expected growth is the Moste-BTC area, where the transformation of the former Rog factory into a creative hub and proximity to retail/jobs gravity may spark renewed buyer interest.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Ljubljana.

What property types will appreciate the most in Ljubljana in 2026?

As of early 2026, the property type expected to appreciate the most in Ljubljana is quality apartments (both new-build and well-located existing units), followed by townhouses and then detached family houses.

The projected appreciation for the top-performing property type (quality apartments) is around 5% to 8% in Ljubljana during 2026, driven by their scarcity and high liquidity.

The main demand trend driving appreciation for apartments in Ljubljana is the influx of young professionals working in the city's growing tech sector, combined with over 37,000 university students creating constant rental demand.

In contrast, the property type expected to underperform in Ljubljana in 2026 is older houses requiring significant renovation, as buyers increasingly factor in high energy retrofit costs and prefer move-in-ready properties.

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.

How will interest rates affect property prices in Ljubljana in 2026?

As of early 2026, interest rates are expected to have a moderately supportive effect on Ljubljana property prices, as the ECB has stabilized rates and mortgage conditions have become more predictable for buyers.

The current ECB main refinancing rate sits at around 2.15%, and mortgage rates in Slovenia for new loans are approximately 3.1% to 3.5%, with most analysts expecting rates to remain stable or edge slightly lower through 2026.

A 1% change in interest rates typically affects property affordability in Ljubljana by shifting monthly mortgage payments by roughly €50 to €80 on a standard €250,000 loan, which can either bring new buyers into the market or push some to wait.

You can also read our latest update about mortgage and interest rates in Slovenia.

What are the biggest risks for property prices in Ljubljana in 2026?

As of early 2026, the three biggest risks for property prices in Ljubljana are: a potential tightening of credit conditions if inflation resurfaces, an economic slowdown that reduces buyer confidence, and the possibility of localized oversupply in specific new-build pockets.

Among these, the risk with the highest probability of materializing in Ljubljana is a credit squeeze, where banks become more cautious about lending and borrowers face stricter affordability checks, which could cool demand even while supply remains tight.

We actually cover all these risks and their likelihoods in our pack about the real estate market in Ljubljana.

Is it a good time to buy a rental property in Ljubljana in 2026?

As of early 2026, buying a rental property in Ljubljana can be a good decision if you focus on quality apartments in high-demand districts like Bežigrad, Šiška, or near the city center, where rental vacancy rates hover around 3% to 4%.

The strongest argument in favor of buying now is that Ljubljana's structural housing shortage supports both rental demand and long-term price appreciation, meaning your property is unlikely to sit empty or lose value if you buy wisely.

The strongest argument for waiting is that prices have risen significantly over recent years, affordability is stretched, and there's a chance that new supply coming online in 2026 and 2027 could create better buying opportunities in certain neighborhoods.

If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Ljubljana.

You'll also find a dedicated document about this specific question in our pack about real estate in Ljubljana.

Where will property prices be in 5 years in Ljubljana?

What is the 5-year property price forecast for Ljubljana as of 2026?

As of early 2026, cumulative property price growth in Ljubljana over the next 5 years is expected to be around 18% to 32%, depending on how supply, demand, and economic conditions evolve.

The range of 5-year forecasts spans from a conservative 15% to 18% (if new construction ramps up and affordability constraints bite) to an optimistic 30% to 35% (if the housing shortage persists and rates stay favorable).

This translates to a projected average annual appreciation rate of roughly 3.3% to 5.7% per year over the next 5 years in Ljubljana.

The key assumption most forecasters rely on for their 5-year predictions is that Ljubljana will remain Slovenia's primary economic and population hub, ensuring sustained demand despite any short-term market fluctuations.

Which areas in Ljubljana will have the best price growth over the next 5 years?

The top three areas in Ljubljana expected to have the best price growth over the next 5 years are: the station area and Dunajska corridor (benefiting from Emonika redevelopment), Bežigrad (strong rental demand and central access), and Šiška including Koseze (family-friendly with improving amenities).

The projected 5-year cumulative price growth for these top-performing areas ranges from 25% to 40%, placing them ahead of the citywide average.

This outlook is largely consistent with our shorter-term 2026 forecast, but the 5-year view adds the Moste-BTC area as a potential outperformer because larger regeneration projects typically take several years to fully impact local property values.

The currently undervalued area in Ljubljana with the best potential for outperformance over 5 years is Črnuče, where family-house developments and improving transport connections could attract buyers seeking more space at lower entry prices.

What property type will give the best return in Ljubljana over 5 years as of 2026?

As of early 2026, the property type expected to give the best total return over 5 years in Ljubljana is well-located, energy-efficient 1 to 2 bedroom apartments, which combine strong rental income with solid appreciation potential.

The projected 5-year total return (appreciation plus rental income) for this property type in Ljubljana is approximately 35% to 55%, assuming you buy in a high-demand district like Bežigrad or Šiška.

The main structural trend favoring apartments over the next 5 years in Ljubljana is the city's growing population of young professionals and international students, who predominantly seek rental accommodation close to jobs and universities.

For buyers seeking the best balance of return and lower risk over 5 years, townhouses and row houses in established family neighborhoods like Vič or Koseze offer steady appreciation with less volatility than new-build speculation.

How will new infrastructure projects affect property prices in Ljubljana over 5 years?

The top three major infrastructure projects expected to impact property prices in Ljubljana over the next 5 years are: the Emonika/Passenger Centre redevelopment (adding apartments and transforming the main station area), the NUK 2 national library project (enhancing the city center's cultural appeal), and ongoing transport corridor improvements along Dunajska and connected routes.

The typical price premium for properties near completed infrastructure projects in Ljubljana is around 10% to 20% compared to similar properties further away, based on patterns observed in other European capitals and Ljubljana's own historic development zones.

The neighborhoods that will benefit most from these infrastructure developments in Ljubljana are the station-adjacent areas (streets near Vilharjeva and Dunajska), the city center around the future NUK 2 site, and parts of Bežigrad connected to improved transit routes.

How will population growth and other factors impact property values in Ljubljana in 5 years?

Ljubljana's population is projected to grow at roughly 0.4% to 0.6% per year, which may sound modest but translates to around 7,000 to 9,000 additional residents over 5 years in a city where housing supply already can't keep pace.

The demographic shift that will have the strongest influence on property demand in Ljubljana is the growing share of young professionals aged 25 to 40, many of whom work in tech and services and prioritize urban living with good transport links.

Migration patterns, including both domestic inflows from smaller Slovenian towns and international arrivals (students, remote workers, and professionals from neighboring countries), are expected to add further demand pressure on Ljubljana's housing stock over 5 years.

The property types and areas that will benefit most from these demographic trends in Ljubljana are 1 to 2 bedroom apartments in Bežigrad and Šiška (attracting young professionals) and townhouses in family-oriented districts like Vič (attracting households trading up).

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 is the 10 year property price outlook in Ljubljana?

What is the 10-year property price prediction for Ljubljana as of 2026?

As of early 2026, cumulative property price growth in Ljubljana over the next 10 years is expected to range from 35% to 70%, reflecting both the city's strong fundamentals and the inherent uncertainty of long-term forecasts.

The range of 10-year forecasts spans from a conservative 30% to 35% (if significant new supply comes online and affordability constraints limit demand) to an optimistic 65% to 75% (if Ljubljana maintains its capital-city premium and supply remains structurally tight).

This translates to a projected average annual appreciation rate of roughly 3% to 5.5% per year over the next decade in Ljubljana.

The biggest uncertainty factor in making 10-year property price predictions for Ljubljana is how successfully the city and national government address the housing shortage through new construction and policy changes, which could either sustain prices or create unexpected softening.

What long-term economic factors will shape property prices in Ljubljana?

The top three long-term economic factors that will shape property prices in Ljubljana over the next decade are: real wage growth and productivity improvements (determining what buyers can afford), the interest rate regime set by the ECB (affecting mortgage costs), and construction capacity plus permitting efficiency (determining how fast supply can respond).

The single long-term factor with the most positive impact on property values in Ljubljana will be the city's continued role as Slovenia's dominant economic, educational, and cultural hub, concentrating jobs and talent in ways that sustain housing demand.

The single long-term factor posing the greatest structural risk to property values in Ljubljana is a prolonged period of restrictive credit conditions or regulatory changes (like new property taxes or short-term rental restrictions) that reduce buyer purchasing power or investment appetite.

You'll also find a much more detailed analysis in our pack about real estate 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
GURS (Surveying and Mapping Authority of Slovenia)	It's the official government body that records and analyzes real transaction prices across Slovenia.	We used it as the ground truth for how prices and supply constraints behaved most recently. We also relied on its narrative conclusions about Ljubljana supply to frame what is plausible for 2026.
SURS (Statistical Office of Slovenia) - Q3 2025 HPI	It's Slovenia's official statistics agency and its house price index is the standard public benchmark.	We used it to anchor the latest verified year-on-year price trend heading into January 2026. We also used its split between new vs existing dwellings to explain which property types are moving faster.
SURS - Q1 2025 HPI (revised)	It's the same official HPI series with revisions based on expanded GURS transaction data.	We used it to cross-check how the market behaved by segment (new flats vs used flats vs houses). We treat it as a sanity check against any private-sector claims.
Eurostat - House Price Index	Eurostat is the EU's official statistics office ensuring harmonized comparisons across countries.	We used it to benchmark Slovenia against broader EU and euro area momentum. We also validated that our 2026 expectations are not wildly out of line with Europe-wide trends.
ECB Data Portal - Residential Property Prices	The ECB is the central monetary authority for the euro area and publishes standardized housing price series.	We used it to triangulate the direction and magnitude of house price changes for Slovenia. We also connected rate scenarios to housing outcomes in a euro-area framework.
Banka Slovenije - Financial Stability Review (Oct 2025)	It's the Slovenian central bank's flagship assessment of credit, rates, and systemic risk.	We used it to translate bank lending behavior into housing demand for 2026. We also identified downside risks like rates and credit quality for our forecasts.
Banka Slovenije - Macroprudential Instruments	These are the binding guardrails that directly affect how much households can borrow.	We used it to explain why demand can cool even when people want to buy. We also set realistic boundaries for 2026 price acceleration based on lending limits.
OECD - Housing Prices Indicators	The OECD is a major international organization with transparent cross-country methods.	We used it to sanity-check long-run price dynamics (real vs nominal) and affordability lenses. We also supported our 5 to 10 year framing beyond short-term noise.
Housing Europe - State of Housing Slovenia 2025	It summarizes policy and supply-side programs using documented legislation and targets.	We used it to ground the supply response story for the next decade. We also explained why prices may not crash even if sales volumes wobble.
SURS - Building Permits Statistics	Building permits are an official leading indicator of future housing supply.	We used it to judge whether new supply could meaningfully loosen Ljubljana's shortage in 2026 to 2030. We also explained why price relief tends to be slow.
STRABAG - Emonika Project Press Release	It's a primary source from a major contractor describing project scope and delivery details.	We used it to anchor one of Ljubljana's most concrete near-term developments adding apartments. We also identified which areas around the station may see faster demand.
National and University Library - NUK 2 Project	It's the official institution behind a major city-center cultural infrastructure project.	We used it to support the city-center amenity and regeneration argument in 5 to 10 year outlooks. We also used it as a credible reference for place-based demand drivers.
Global Property Guide - Slovenia Market Analysis	It aggregates official data and provides structured market commentary with clear sourcing.	We used it to extract segment-level price movements and rental yield benchmarks. We cross-referenced its figures with official SURS and GURS data.
Trading Economics - Euro Area Interest Rate	It provides real-time and historical ECB rate data with clear sourcing from official releases.	We used it to track the current ECB rate stance and forward expectations. We also connected rate movements to Ljubljana mortgage affordability scenarios.
TheGlobalEconomy.com - Slovenia Mortgage Rates	It compiles ECB-sourced mortgage rate data specifically for Slovenia with historical context.	We used it to establish the current average mortgage rate in Slovenia. We also compared current rates to historical averages to assess affordability.
World Population Review - Ljubljana	It aggregates UN and national statistics on city populations with regular updates.	We used it to establish Ljubljana's current population and growth rate. We also projected demographic demand pressure over the 5-year forecast horizon.
Worldometer - Slovenia Demographics	It presents UN population data in an accessible format with demographic breakdowns.	We used it to understand Slovenia's age structure and urbanization trends. We also contextualized Ljubljana's housing demand within national demographics.