Authored by the expert who managed and guided the team behind the Slovenia Property Pack
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Where are the best places to invest in Ljubljana right now? Is the city center still the top pick, or are neighborhoods like Šiška, Bežigrad, and Vič gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the city. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Ljubljana and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
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1) Koseze is gaining popularity for its peaceful setting and rising property values, fueled by suburban living demand
Koseze is quickly becoming a top choice for those seeking a peaceful lifestyle and rising property values.
In 2023, the average price of apartments in Koseze saw a significant increase, with the median price reaching EUR 3,990/m² in Ljubljana. This surge in property values makes Koseze an attractive option for homebuyers looking for a good investment. The demand for suburban living is a key driver behind this trend, as more people are drawn to the tranquility and space that areas like Koseze offer.
High interest rates and construction costs are pushing people away from city centers, leading to a 25-30% drop in residential property sales in urban areas in 2023. This shift highlights the growing appeal of suburban living. Koseze is also seeing benefits from local infrastructure improvements, such as the extension of tram lines and the renovation of historic areas, which enhance its long-term value.
Community-oriented living is gaining popularity, and Koseze's strong social fabric is a big draw for those seeking a serene environment. The media often highlights the perks of suburban living, further boosting the area's desirability. Real estate agents are noticing increased interest in Koseze properties, driven by the area's peaceful surroundings and improving amenities.
Investments in local infrastructure, like the extension of tram lines, are making Koseze even more appealing. These developments not only improve connectivity but also add to the area's charm and convenience. The renovation of historic areas is another factor contributing to Koseze's rising property values, as it enhances the neighborhood's aesthetic and cultural appeal.
As more people seek a better work-life balance, Koseze's serene environment and community feel are becoming increasingly attractive. The area's rising property values reflect this growing demand, making it a smart choice for potential homebuyers. With its combination of tranquility, community, and improving infrastructure, Koseze is well-positioned to continue its upward trend in the real estate market.
Sources: Colliers Report, Slovenian Report
2) Šiška is popular for its affordable homes and closeness to green spaces, appealing to young families
Šiška is becoming a hotspot for young families due to its affordable housing options.
Back in 2023 and 2024, property prices in Šiška were significantly lower than in other parts of Ljubljana. Imagine snagging a 1-bedroom home for about $490,000, while similar digs in the city center could set you back around $1,190,000. This price gap is a game-changer for families looking to buy their first home without emptying their savings.
But it's not just about the price. Šiška is close to lush green spaces, which is a big draw for families. The city has been busy turning old industrial sites into parks and recreational areas, making life more enjoyable for everyone. These green spaces are perfect for kids to play and for families to spend quality time outdoors.
Šiška also scores high on convenience. It's well-connected to public transportation, making it easy for families to commute to work or school. This accessibility adds to the district's charm, making it a practical choice for those who want to be close to the city center without the hefty price tag.
For young families, Šiška offers a blend of affordability, nature, and convenience that's hard to beat. The district's transformation and strategic location make it a smart investment for those looking to settle down in a vibrant community.
Sources: Properstar, Mestna občina 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.
3) Bežigrad is thriving with excellent rental yields due to its proximity to the University of Ljubljana and strong student demand
Bežigrad is a hot spot in Ljubljana for excellent rental yields.
Thanks to its close proximity to the University of Ljubljana, Bežigrad is a magnet for students. With over 37,000 students enrolled, including a significant number of international students, the demand for rental properties is high. Students, especially the 3,640 from abroad, often prefer living off-campus, making Bežigrad a prime choice.
Living near the university is a big deal for students, and Bežigrad offers just that. Its location is ideal for those who want to be close to campus but enjoy the freedom of off-campus living. This convenience is a major factor in the district's popularity among students.
Bežigrad's appeal isn't just about location; it's about lifestyle. Students are drawn to the area not only for its proximity to the university but also for the vibrant community and amenities that cater to their needs. This combination makes it a sought-after area for student housing.
Investors looking at Bežigrad can expect strong rental demand driven by the student population. The steady influx of students each year ensures a consistent market for rental properties, making it a reliable investment opportunity.
For those considering buying property in Bežigrad, the district's rental market is robust and shows no signs of slowing down. The ongoing demand from students guarantees a stable and potentially lucrative investment.
Sources: Global Property Guide, University of Ljubljana, Times Higher Education
4) Vič is gaining attention for its residential and commercial developments, offering strong investment potential
Vič is quickly becoming a prime spot for property investment thanks to its mix of residential and commercial developments.
In 2023, property prices in Vič saw a notable rise, with house prices climbing by 9% and apartment prices by 6%. This increase happened even as overall property transactions dipped, signaling a strong demand and potential for property value growth.
The area is buzzing with new projects, like the €45 million Westlink Campus office complex, which is expected to draw businesses to Vič. This commercial boom is matched by a rising demand for modern urban living spaces, fueled by job growth and a positive consumer outlook.
Vič also offers attractive rental returns. In early 2024, Ljubljana's average gross rental yield was 4.45%, making it appealing for investors looking for steady income.
Public transportation in Vič is top-notch, with most homes being within 500 meters of a bus stop. This convenience boosts its attractiveness to both residents and investors.
Sources: E-Prostor, Slovenia Times, Global Property Guide, LPP
5) Jarše is attracting interest with its modern apartments and high rental demand from young professionals
Jarše is becoming a hot spot for modern apartment complexes, attracting young professionals.
Since 2023, property prices in Jarše have been climbing, driven by a surge in interest from the middle and upper-middle-class, as well as expatriates. These groups are drawn to urban living with excellent connectivity and job opportunities. The area is buzzing with new developments, making it a prime location for those seeking high-quality residential properties.
Ljubljana, especially areas like Jarše, is seeing a boom in modern apartment projects. This is largely due to strong job prospects and a positive consumer outlook. Young professionals are flocking to the city, eager to take advantage of the abundant opportunities. The rental market is thriving, thanks to an influx of international students and professionals, which is pushing rental yields higher.
The University of Ljubljana is a significant factor, with its growing international student body. In 2023, 3,640 foreign students enrolled, boosting the demand for nearby rentals. Multinational companies are also drawing expatriate professionals, further fueling the need for modern apartments in Jarše.
Local real estate reports highlight the trend: young professionals are gravitating towards Slovenia's urban centers, particularly Ljubljana, where the tech industry is booming. This makes Jarše a magnet for those seeking vibrant city life.
With its modern apartment complexes and strong rental demand, Jarše is becoming a preferred choice for young professionals looking for a dynamic urban lifestyle.
Sources: Home Adore, Numbeo, Multifamily Affordable Housing
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6) Moste is gaining attention for its urban renewal projects, promising future property appreciation
Moste is turning heads among investors with its exciting urban renewal projects and the promise of rising property values.
Ljubljana's property market has been on a steady climb, especially in areas like the Old Town and Trnovo, where luxury housing projects are drawing international buyers. These neighborhoods are becoming the go-to spots for those looking to invest in high-end real estate.
The city is pouring resources into urban renewal, with projects like the Šmartinska initiative aiming to revitalize the area with 1,000 affordable units, lush green spaces, and parks. This is part of a broader effort to enhance infrastructure, including new sewage systems, waterworks, and urban furniture, alongside the renovation of the Central Market, which will feature an underground parking garage.
International investors are taking notice of Ljubljana's favorable property market. For instance, Zetland Capital from the UK is planning two residential developments with a total of 500 units. This surge in interest is also thanks to media outlets like the New York Times and Financial Times, which are spotlighting Ljubljana's transformation and its potential for future growth.
Moste is particularly appealing due to its ongoing urban renewal projects, which promise future property appreciation. The city's commitment to improving public amenities and infrastructure is a major draw for investors looking for long-term gains.
With these developments, Ljubljana is not just a place to live but a city with a vision, making it a prime location for those looking to invest in a promising market. Moste's transformation is a testament to the city's grand vision, attracting both local and international interest.
7) Polje is gaining interest for its new residential developments and competitive pricing
Polje is quickly becoming a hot spot for those looking to buy property, thanks to its fresh residential projects and attractive prices.
Take the Zlato Polje development, for instance. It features modern, energy-efficient buildings that promise a comfortable lifestyle. Located just 1.5 km from Kranj's center, these homes offer a perfect blend of tranquility and convenience, with all the necessary infrastructure close by.
While exact pricing isn't available, Polje is known for its competitive rates. Compared to areas like Vič-Rudnik and Šiška in Ljubljana, Polje likely offers better value, making it a smart choice for those seeking affordability without sacrificing quality.
The local government is also playing a big role in Polje's rise. They've been pouring resources into infrastructure and amenities, making the area more livable. New bike parks and other renovations are popping up, adding to Polje's charm.
Public transport is another highlight. With new eco-friendly buses, commuting is now easier and greener, enhancing the daily lives of residents.
All these factors make Polje an appealing option for potential buyers, offering a mix of modern living, convenience, and affordability.
Sources: BAZA Real Estate, Stoja Trade
8) Rožna Dolina is popular for its luxury homes and closeness to international schools, attracting affluent buyers
Rožna Dolina is a top choice for luxury homes because of its high property prices.
In 2023, the average property price in Rožna Dolina was over €6,000 per square meter, much higher than other parts of Ljubljana. This price tag shows the area's appeal to wealthy buyers looking for exclusive homes.
The demand for luxury homes here is growing, with more luxury property transactions happening each year. By 2024, this trend continued, proving that buyers are keen on high-end homes. It's a seller's market, with a high sales ratio indicating strong demand.
Rožna Dolina's appeal also comes from its proximity to prestigious international schools. It's near the British International School of Ljubljana, attracting international families who want quality education for their kids.
These families are drawn to the area for a well-rounded lifestyle, combining luxury living with top-notch educational opportunities.
Sources: Where the Rich Live in Slovenia, Luxury Residential Markets 2024
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.
9) Rudnik is attractive for its spacious properties and lower prices than the city center, perfect for long-term investments
Rudnik is a hotspot for property buyers due to its spacious homes and lower prices compared to the city center.
Imagine getting a semi-detached house in Rudnik for about €435,000, while similar homes in the city center cost much more. Rudnik offers more space for your money, with properties providing ample living areas at a fraction of the cost. For instance, a semi-detached house with 133.9 sqm of living space is priced at €435,000, which breaks down to roughly €3,250 per sqm. This makes Rudnik a smart choice for those wanting roomy homes without overspending.
Rudnik is not just about buying a home; it's about making a wise investment. Rental yields in Rudnik are on the rise as international students and professionals flock to the area. This growing demand is pushing up rental prices, making it a profitable spot for investors. The area is buzzing with new office and residential projects, signaling a steady increase in population and supporting long-term investment potential.
For those looking to invest, Rudnik's appeal is clear. The ongoing development projects are a testament to its growth, attracting more residents and boosting the local economy. This makes it an ideal location for long-term investments, as the area's value is expected to continue rising.
Rudnik's charm lies in its balance of affordability and spaciousness. It's a place where you can enjoy a larger home without the hefty city price tag. This combination of factors makes it a compelling choice for both homebuyers and investors looking for value and growth potential.
With its strategic location and growing popularity, Rudnik is set to become even more desirable. Its appeal is not just in its current offerings but in its future potential, making it a wise choice for those looking to invest in property.
Sources: ee24.com, RE/MAX Global
10) Šentvid is gaining interest for its affordable homes and excellent transport links, ideal for commuters
Šentvid is becoming a popular choice for those commuting to Ljubljana for work.
One of the main attractions is the affordable housing available in this district. Compared to pricier areas like the city center or Moste, Šentvid offers budget-friendly options, making it ideal for families and young professionals. This affordability is a big draw for those looking to settle down without breaking the bank.
Another reason people are flocking to Šentvid is its excellent transport links. The public transport system is reliable, with frequent buses connecting Šentvid to central Ljubljana in just about 12 minutes. This makes it super convenient for commuters who need to travel to the city for work or other activities. Plus, the 75% discount on bus tickets during weekends and holidays adds to the appeal, making travel not just easy but also affordable.
Even without specific surveys, the frequent and reliable transport services suggest that commuters are quite satisfied with the connectivity. The overall urban development projects in Ljubljana, which aim to improve housing and transportation infrastructure, also indirectly benefit Šentvid, enhancing its appeal as a residential area.
Šentvid's strategic location and affordability make it a practical choice for those working in Ljubljana. The district's development is supported by ongoing urban projects, which aim to improve housing and transportation infrastructure, indirectly benefiting Šentvid and enhancing its appeal as a residential area.
Sources: CEB News, AP Ljubljana
11) Zalog is gaining interest with its infrastructure upgrades and potential for future property price growth
Zalog is becoming increasingly attractive thanks to major infrastructure upgrades.
One standout project is the railway upgrade between Ljubljana and Borovnica, which includes Zalog. This initiative, backed by EUR 123.4 million from the Recovery and Resilience Facility, aims to eliminate bottlenecks, boost train speeds, and improve safety. These changes make Zalog more accessible and appealing for potential residents.
Another key development is the Ljubljana junction project, which will enhance railway sections and stations, including the tracks between Ljubljana Šiška, the main Ljubljana Railway Station, Ljubljana Moste, and Ljubljana Zalog. This will significantly improve connectivity, making Zalog a convenient spot for commuters and residents.
While we don't have specific data on property transactions in Zalog, the overall trend in Ljubljana shows rising property prices. This suggests that Zalog could see similar growth, attracting more interest from investors and homebuyers.
With Ljubljana's infrastructure focus, Zalog is positioned as a potential hotspot for future growth. This could lead to increased demand and higher property values in the area.
Investors and homebuyers are likely to take note of Zalog's ongoing improvements, as these changes enhance the area's livability and investment potential.
Sources: European Commission, Government of Slovenia, E-Prostor, Global Property Guide
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.