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
Ljubljana's property market in early 2026 is defined by a striking pattern: fewer transactions, but prices that refuse to drop, especially in the most desirable neighborhoods.
This guide breaks down which areas in Ljubljana offer the best value, the strongest yields, and the highest growth potential for foreign buyers right now.
We constantly update this blog post to reflect the latest market conditions and official data.
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.
What's the Current Real Estate Market Situation by Area in Ljubljana?
Which areas in Ljubljana have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Ljubljana are Stara Ljubljana (the Old Town core around Mestni trg), Krakovo and Trnovo near the Ljubljanica river, and Rožna dolina with its scarce villa plots.
In these premium Ljubljana neighborhoods, you can expect to pay between 5,800 and 7,500 euros per square meter for a renovated apartment, with smaller units sometimes pushing even higher.
Each of these areas commands top prices for different reasons:
- Stara Ljubljana (Mestni trg, Stari trg, Gornji trg): historic core with extremely limited supply and heritage protection.
- Krakovo and Trnovo: river adjacency, green spaces, and walking distance to the center create a "quiet but central" premium.
- Rožna dolina: low-density villa belt where plot scarcity, not just building quality, drives prices upward.
Which areas in Ljubljana have the most affordable property prices in 2026?
As of early 2026, the most affordable neighborhoods in Ljubljana for property buyers are Fužine, Polje with Zalog in the east, Sostro on the southeastern edge, and parts of outer Šentvid in the northwest.
In these more budget-friendly Ljubljana areas, typical asking prices range from 3,200 to 4,200 euros per square meter, with better-condition units near transit reaching up to 4,600 euros per square meter.
The main trade-offs vary by area: Fužine has large housing estates where building quality and reserves can be unpredictable, Polje and Zalog are farther from the center and more car-dependent, and Sostro feels more suburban with fewer walkable amenities.
You can also read our latest analysis regarding housing prices in Ljubljana.
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.
Which Areas in Ljubljana Offer the Best Rental Yields?
Which neighborhoods in Ljubljana have the highest gross rental yields in 2026?
As of early 2026, the Ljubljana neighborhoods delivering the highest gross rental yields are Nove Jarše in the Moste district, Savsko naselje in Bežigrad, Dravlje along the Celovška corridor, and parts of Vič outside the villa belt, with yields typically ranging from 4.2% to 5.2%.
Across Ljubljana as a whole, gross rental yields for apartments generally fall between 3% and 5%, with prime central locations offering lower returns around 2.7% to 3.6% due to higher purchase prices.
Here is why these neighborhoods outperform others for rental returns:
- Nove Jarše (Moste): proximity to BTC City jobs and good public transit keep tenant demand steady while prices stay moderate.
- Savsko naselje (Bežigrad): strong student and young professional population ensures low vacancy at reasonable rents.
- Dravlje (Šiška): good connectivity to the center with lower purchase prices than central neighborhoods.
- Vič (non-villa areas): reliable demand from university students and young workers near campus zones.
Finally, please note that we cover the rental yields in Ljubljana here.
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Which Areas in Ljubljana Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Ljubljana perform best on Airbnb in 2026?
As of early 2026, the Ljubljana neighborhoods that perform best on Airbnb are the Old Town core around Mestni trg and Stari trg, the Trubarjeva cesta area with Poljane, Tabor on the edge of the center, and station-adjacent streets near Masarykova cesta.
Top-performing Airbnb properties in these central Ljubljana locations can generate between 1,200 and 2,500 euros per month during busy periods, though actual revenue depends heavily on unit size, quality, and seasonal demand.
Each area has a specific advantage for short-term rentals:
- Old Town (Mestni trg, Stari trg): highest average nightly rates due to walkability to all major sights and riverfront.
- Trubarjeva cesta and Poljane: close to center with slightly better value, appealing to budget-conscious tourists.
- Tabor: edge-of-center location with easy arrival logistics and lower competition than the historic core.
- Near Masarykova cesta: convenient for guests arriving by train or bus, good for short business stays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Ljubljana.
Which tourist areas in Ljubljana are becoming oversaturated with short-term rentals?
The Ljubljana areas showing signs of short-term rental oversaturation are the historic Old Town around the riverfront pedestrian core, Tabor as a popular spillover zone, and the immediate center-fringe blocks near Prešernov trg.
In the Old Town core alone, listing density has grown significantly, and seasonal occupancy outside summer months can drop noticeably compared to peak periods.
The clearest sign of oversaturation is political: Slovenia's government has moved to cap short-term rentals with new rules allowing municipalities to set local limits, and the areas with the most visible housing pressure will be targeted first.
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 Areas in Ljubljana Are Best for Long-Term Rentals?
Which neighborhoods in Ljubljana have the strongest demand for long-term tenants?
The Ljubljana neighborhoods with the strongest long-term tenant demand are Rožna dolina and Vič near the university, Bežigrad (especially Savsko naselje), Šiška along the Dravlje and Koseze corridors, and Nove Jarše in the Moste district.
In these high-demand Ljubljana areas, well-priced apartments in good condition typically rent within two to four weeks, and vacancy rates remain among the lowest in the city.
Different tenant profiles drive demand in each neighborhood:
- Rožna dolina and Vič: university students create consistent academic-year demand near campus.
- Savsko naselje (Bežigrad): young professionals and couples value the easy commute and neighborhood amenities.
- Dravlje and Koseze (Šiška): families appreciate parks, schools, and a quieter feel with good transit access.
- Nove Jarše (Moste): workers at BTC City and nearby business zones need affordable, well-connected housing.
What makes these areas particularly attractive to long-term tenants in Ljubljana is the combination of reliable public transit connections to the center and access to everyday amenities like supermarkets, health services, and green spaces within walking distance.
Finally, please note that we provide a very granular rental analysis in our property pack about Ljubljana.
What are the average long-term monthly rents by neighborhood in Ljubljana in 2026?
As of early 2026, average long-term monthly rents in Ljubljana range from around 600 euros in outer areas like Fužine and Polje to over 1,900 euros for larger apartments in the center, with most mid-range neighborhoods falling between 900 and 1,300 euros for a typical two-bedroom unit.
In the most affordable Ljubljana neighborhoods like Fužine, Polje, and Zalog, entry-level one-bedroom apartments rent for approximately 600 to 820 euros per month.
In average-priced neighborhoods such as Bežigrad, Šiška, and Nove Jarše, mid-range two-bedroom apartments typically rent for 1,050 to 1,500 euros per month.
In the most expensive Ljubljana areas like Stara Ljubljana, Krakovo, and Trnovo, high-end two-bedroom apartments command 1,300 to 1,900 euros per month, with studios and one-bedrooms starting around 850 to 1,250 euros.
You may want to check our latest analysis about the rents in Ljubljana here.
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Which Are the Up-and-Coming Areas to Invest in Ljubljana?
Which neighborhoods in Ljubljana are gentrifying and attracting new investors in 2026?
As of early 2026, the Ljubljana neighborhoods that are gentrifying and attracting the most investor interest are the Vilharjeva cesta and Masarykova cesta corridor near the Passenger Centre, Tabor on the center-fringe, and the Trubarjeva to Poljane edge where renovation projects are transforming older stock.
These gentrifying Ljubljana areas have seen price appreciation outpacing the city average by an estimated 2 to 4 percentage points annually over recent years, as buyers compete for properties with central access at prices below the historic core.
Which areas in Ljubljana have major infrastructure projects planned that will boost prices?
The Ljubljana area with the highest infrastructure-driven price potential is the Passenger Centre zone around the main railway station, where the Vilharjeva, Masarykova, and Dunajska cesta corridors intersect.
Two major projects are transforming this area: the Ljubljana railway station modernization led by DRI, which will create a modern transit hub, and the Emonika mixed-use development adding offices, hotel capacity, and apartments right at this junction.
Historically, Ljubljana neighborhoods that have benefited from major transport or amenity upgrades have seen price premiums of 10% to 20% materialize within five years of project completion, as improved accessibility draws new residents and businesses.
You'll find our latest property market analysis about Ljubljana here.
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.
Which Areas in Ljubljana Should I Avoid as a Property Investor?
Which neighborhoods in Ljubljana with lots of problems I should avoid and why?
The Ljubljana neighborhoods where investors should proceed with extra caution include flood-prone micro-locations near Ljubljansko barje in the south, certain older blocks in Fužine with deferred maintenance, and properties directly on heavy traffic corridors throughout the city.
Here are the specific issues affecting each area:
- Low-lying areas near Ljubljansko barje: flood risk means higher insurance costs, potential capital expenditure, and harder resale.
- Parts of Fužine: older panel buildings may have underfunded reserves, facade issues, or upcoming major works assessments.
- Properties on major traffic corridors: persistent noise leads to higher tenant turnover and caps long-term desirability.
For these areas to become viable investment options, you would need to see either significant infrastructure improvements (like flood mitigation for barje-adjacent zones), major building renovations with properly funded reserves, or traffic calming measures that reduce noise exposure.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Ljubljana.
Which areas in Ljubljana have stagnant or declining property prices as of 2026?
As of early 2026, Ljubljana does not have neighborhoods with outright declining prices, but the outermost car-dependent pockets and units requiring heavy renovation are experiencing flat or underperforming values compared to the rest of the market.
While headline indices show Ljubljana prices up overall, these weaker segments have effectively stagnated in real terms, with price growth of 0% to 2% annually versus 5% or more in better-located areas.
Here is what is holding back prices in each case:
- Outer east and south areas (Sostro, outer Rudnik): purely price-sensitive demand means these areas soften first when affordability tightens.
- Older unrenovated stock anywhere: buyers now price renovation risk aggressively, so outdated layouts sell at steep discounts.
- Peripheral blocks far from transit: younger buyers prioritize walkability and public transport over space, limiting demand growth.
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Which Areas in Ljubljana Have the Best Long-Term Appreciation Potential?
Which areas in Ljubljana have historically appreciated the most recently?
The Ljubljana areas that have shown the strongest appreciation over recent years are Stara Ljubljana (Old Town), Krakovo and Trnovo, Rožna dolina, and center-adjacent Poljane with Tabor.
Here is the approximate appreciation these top-performing Ljubljana areas have achieved:
- Stara Ljubljana (Old Town): maintained premium status with estimated 6% to 8% annual appreciation over recent cycles.
- Krakovo and Trnovo: river adjacency and scarcity drove roughly 5% to 7% annual gains.
- Rožna dolina: villa belt scarcity pushed appreciation to an estimated 5% to 6% per year.
- Poljane and Tabor: center-fringe renewal lifted prices by approximately 4% to 6% annually.
The main driver behind above-average appreciation in these Ljubljana areas is the combination of persistent supply scarcity, whether from heritage protection, plot constraints, or river and park adjacency, paired with durable demand from both locals and investors who value walkability to the center.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Ljubljana.
Which neighborhoods in Ljubljana are expected to see price growth in coming years?
The Ljubljana neighborhoods expected to see the strongest price growth in coming years are the Passenger Centre zone along Vilharjeva and Masarykova cesta, Tabor and the Poljane edge where renovation activity is high, and the Dunajska corridor near the station area.
Here are the projected growth drivers for each high-potential Ljubljana neighborhood:
- Passenger Centre zone (Vilharjeva, Masarykova): expected 6% to 10% annual gains as station and Emonika projects complete.
- Tabor: projected 4% to 6% annual growth as center-fringe gentrification continues.
- Poljane edge: anticipated 4% to 5% annual appreciation driven by walkability and fixer-upper conversions.
- Dunajska corridor near station: likely 5% to 7% annual growth as connectivity improvements re-rate older stock.
The single most important catalyst expected to drive future price growth in these Ljubljana neighborhoods is the completion of the railway station modernization and Emonika development, which will transform the area into a modern transit and services hub.
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 Do Locals and Expats Really Think About Different Areas in Ljubljana?
Which areas in Ljubljana do local residents consider the most desirable to live?
The Ljubljana areas that local residents consistently consider most desirable are Krakovo and Trnovo near the river, Rožna dolina and Murgle for villa living, Koseze in Šiška near Tivoli park, and the Old Town for those who prioritize lifestyle over space.
Here is what makes each area attractive to Ljubljana locals:
- Krakovo and Trnovo: quiet and green yet walking distance to the center, perfect for families wanting urban village life.
- Rožna dolina and Murgle: low-density villa neighborhoods with gardens, seen as "arrived" status for families.
- Koseze (Šiška): direct access to Tivoli park trails while staying practical for commuting.
- Old Town: café culture and historic charm appeal to younger professionals willing to trade space for location.
These locally-preferred Ljubljana areas attract established families in Rožna dolina and Murgle, younger professionals and couples in the Old Town, and a mix of both in Krakovo, Trnovo, and Koseze.
Local preferences in Ljubljana largely align with what foreign investors target, though locals tend to value quieter, greener areas like Krakovo and Rožna dolina more than foreigners, who often focus on Old Town properties with rental potential.
Which neighborhoods in Ljubljana have the best reputation among expat communities?
The Ljubljana neighborhoods with the best reputation among expats are the Old Town and center-fringe areas for walkability, Trnovo and Krakovo for a quieter village feel, and Bežigrad for practical apartment living with good connections.
Here is why expats prefer these Ljubljana neighborhoods:
- Old Town and center-fringe: walkable to cafés, restaurants, and cultural venues without needing a car.
- Trnovo and Krakovo: close to the center but calmer, with riverside paths and a neighborhood community feel.
- Bežigrad: easy access to services, good transit, and a solid rental market if plans change.
The expat profile in these popular Ljubljana neighborhoods tends to be EU professionals working in government or international organizations, remote workers attracted by Ljubljana's quality of life, and younger couples testing Central Europe before committing long-term.
Which areas in Ljubljana do locals say are overhyped by foreign buyers?
The Ljubljana areas that locals often consider overhyped by foreign buyers are the historic Old Town core around Mestni trg, the riverfront promenade blocks, and some center-fringe streets where asking prices have climbed faster than livability has improved.
Here is why locals believe these areas are overvalued:
- Old Town (Mestni trg, Stari trg): prices are highest but parking is difficult, tourist crowds are constant, and units can be small.
- Riverfront promenade blocks: beautiful but noisy in summer and increasingly restricted for short-term rentals.
- Trendy center-fringe streets: some buyers pay premium prices for "up-and-coming" labels before amenities actually arrive.
Foreign buyers typically see investment potential, Airbnb income, and Instagram appeal in these areas, while locals prioritize practical factors like parking, noise levels, and neighborhood services for daily life.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Ljubljana.
Which areas in Ljubljana are considered boring or undesirable by residents?
The Ljubljana areas that residents commonly find boring or undesirable are the outer car-dependent pockets like far Sostro, the industrial-adjacent zones in parts of Moste beyond Nove Jarše, and some isolated blocks in outer Rudnik with few walkable amenities.
Here is why residents find these areas less appealing:
- Outer Sostro: feels disconnected and requires a car for most errands, lacking cafés and community spaces.
- Industrial-adjacent Moste: noise, truck traffic, and visual character make daily life less pleasant.
- Isolated outer Rudnik: big-box retail nearby but no neighborhood feel, and long commutes to the center.
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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 |
|---|---|---|
| SURS (Statistical Office of Slovenia) | Slovenia's official statistics agency used by policymakers and banks. | We used SURS to anchor national price momentum and verify that our Ljubljana estimates fit the wider market. We also relied on their housing price indices for trend direction. |
| GURS Real Estate Market Reports | State surveying authority with transaction-based evidence. | We used GURS for official price bands on Ljubljana new builds and market commentary. We also relied on their volume and pricing data to understand supply constraints. |
| e-Prostor Public Property Viewer | Official interface to property data maintained by GURS. | We recommend this tool for buyer due diligence on parcels and buildings. We used it to verify flood zones and building attributes for our risk assessments. |
| NEPREMICNINE.net | One of Slovenia's most widely used property listing platforms. | We used listing data to understand neighborhood price differentials and rent levels. We always label this as asking prices and triangulate with official trend data. |
| Slovenian Government STR Policy | Official government publication on short-term rental regulation. | We used this to quantify regulatory risk for Airbnb investors in Ljubljana. We included STR rule changes as part of our return calculations for affected areas. |
| Visit Ljubljana Tourism Statistics | City's official tourism organization citing SURS data. | We used this for Ljubljana-specific overnight statistics supporting STR demand analysis. We cross-checked their figures against national SURS releases. |
| DRI (State Infrastructure Company) | Primary source for major transport infrastructure projects. | We used DRI to verify the Ljubljana railway station modernization scope and timeline. We relied on this to justify infrastructure-driven appreciation in the station zone. |
| Emonika Development | Project's primary source with detailed program information. | We used Emonika to identify the exact location and scope of mixed-use development at the Passenger Centre. We cited this as a catalyst for up-and-coming area logic. |
| Banka Slovenije Publications | Slovenia's central bank providing macro and financial stability data. | We used central bank publications to ground our financing and affordability context. We referenced their stability reviews for early 2026 market framing. |
| Slovenian Government Reciprocity Rules | Official explanation of foreign ownership legal basis. | We used this to explain how foreigners can acquire property and why nationality matters. We steered non-EU buyers toward checking reciprocity early in the process. |
| Chamber of Notaries of Slovenia | Core authority on conveyancing and land registration. | We used this to explain that ownership is created by land register entry, not just contract signing. We emphasized this as essential knowledge for safe closing in Slovenia. |
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