Authored by the expert who managed and guided the team behind the Slovakia Property Pack
Everything you need to know before buying real estate is included in our Slovakia Property Pack
Slovakia welcomes foreign property buyers with relatively open regulations and attractive investment opportunities across both capital and regional cities.
As we reach mid-2025, the Slovak real estate market offers diverse options from luxury apartments in Bratislava's historic center to high-yield properties in emerging cities like Košice and Prešov.
If you want to go deeper, you can check our pack of documents related to the real estate market in Slovakia, based on reliable facts and data, not opinions or rumors.
Foreign buyers can purchase most property types in Slovakia, with EU citizens enjoying almost unrestricted access while non-EU citizens face some limitations on agricultural land.
The Slovak property market offers attractive opportunities with prices ranging from under €1,000/m² in emerging cities to €3,000+/m² in prime Bratislava locations, with rental yields reaching 4-6% in key markets.
| Aspect | EU Citizens | Non-EU Citizens |
|---|---|---|
| Residential Property | ✓ Unrestricted | ✓ Generally allowed |
| Agricultural Land | ✓ Allowed | ✗ Restricted |
| Residency Required | No | No |
| Mortgage Access | ✓ Available (3-4%) | ✓ Available (3-4%) |
| Total Purchase Costs | 3-7% of price | 3-7% of price |
| Capital Gains Tax | Exempt after 5 years | Exempt after 5 years |
| Best Value Cities | Košice, Prešov, Žilina | |
Can foreigners buy property in Slovakia without restrictions?
Yes, foreigners can buy property in Slovakia, but the level of freedom depends on your nationality and the type of property you want to purchase.
EU citizens enjoy almost the same property rights as Slovak citizens and can freely purchase residential properties, apartments, and most types of land throughout Slovakia. The only minor restrictions apply to certain protected natural areas or properties of special national significance.
Non-EU citizens can purchase apartments and buildings without major restrictions, making Slovakia relatively open compared to some neighboring countries. However, they face limitations when buying agricultural land, forests, or properties in protected natural areas. In some cases, non-EU buyers may need to establish a Slovak company to purchase certain types of land.
The most important restriction for non-EU citizens concerns agricultural and forestry land, which remains largely off-limits unless you've been residing in Slovakia for a specific period or operate through a Slovak business entity.
Overall, Slovakia's property market is quite accessible to foreign buyers, especially for residential properties in urban areas where most international investors focus their attention.
Do you need residency or a visa to buy Slovak real estate?
No, you don't need to be a resident or hold any type of visa to purchase real estate in Slovakia.
Slovakia allows foreign nationals to buy property regardless of their residency status, making it one of the more accessible European markets for international buyers. You can purchase property as a tourist, business visitor, or without ever having visited the country.
However, it's important to understand that property ownership alone doesn't grant you residency rights in Slovakia. If you plan to stay in the country for more than 90 days within a 180-day period, you'll need to apply for a residence permit through other means such as employment, business activities, study, or family reunification.
Property ownership can support your residence permit application by demonstrating ties to Slovakia and proving you have accommodation, but it's not a standalone pathway to residency like in some other European countries.
It's something we develop in our Slovakia property pack.
Can you buy Slovak property remotely without visiting?
Yes, you can complete the entire property purchase process in Slovakia without being physically present in the country.
Remote transactions are possible by granting power of attorney to a trusted representative, typically a lawyer or real estate agent, who can act on your behalf throughout the purchase process. This representative can view properties, negotiate terms, sign contracts, and handle the registration process at the land registry.
The key requirement is that the seller's signature on the purchase contract must be officially notarized, but as a buyer, you can sign remotely through your authorized representative. All documents can be prepared, reviewed, and executed without your physical presence.
Many international buyers successfully purchase Slovak properties while remaining in their home countries, especially when working with experienced local professionals who understand the remote purchase process.
Modern technology facilitates virtual property tours, video conferences with agents and lawyers, and electronic document sharing, making remote purchases increasingly straightforward and secure.
What's the step-by-step process for buying property in Slovakia?
The property purchase process in Slovakia follows a clear legal framework that protects both buyers and sellers.
First, you'll conduct market research and property selection, determining your budget and identifying suitable properties. Once you find a property, you'll enter negotiations with the seller to agree on price and terms.
Next comes the crucial due diligence phase where you verify the seller's ownership rights and ensure the property is free from encumbrances, debts, or legal issues. This step is critical because Slovak law only recognizes transfers from the rightful owner.
The purchase contract must be written in Slovak or Czech (or include a certified translation) and requires specific elements to be legally valid. The seller's signature must be officially notarized, though buyers can sign without notarization.
After signing, you'll submit the contract and registration application to the Real Estate Cadastre (land registry). Standard registration takes about 30 days for a €66 fee, while expedited service costs €266 and takes approximately 15 days.
| Stage | Documents Required | Timeframe |
|---|---|---|
| Property Selection | ID, proof of funds | Variable |
| Due Diligence | Land registry extract, ownership deed | 1-2 weeks |
| Contract Signing | Purchase contract, ID, utility clearance certificate | 1-3 days |
| Registration | Application form, contract, fee payment proof | 15-30 days |
| Ownership Transfer | Registration certificate | Upon approval |
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Is hiring a lawyer necessary for Slovak property purchases?
While Slovak law doesn't require you to hire a lawyer for property purchases, it's highly recommended for foreign buyers.
The Slovak legal system strictly protects ownership rights, and only the rightful owner can legally transfer property. Without proper legal assistance, you risk encountering fraudulent sellers, hidden encumbrances, or invalid contracts that could result in losing your investment.
A qualified Slovak lawyer will conduct thorough due diligence, verifying ownership through the land registry, checking for liens or mortgages, ensuring the property matches its legal description, and confirming all necessary permits are in place.
Legal fees typically range from €500 to €2,000 depending on the property value and complexity of the transaction, representing a small fraction of your total investment but providing crucial protection.
Many foreign buyers who skip legal assistance later encounter problems with contract interpretation, registration issues, or discover undisclosed problems that could have been identified during professional due diligence.
What are all the costs when buying or selling Slovak property?
Slovakia offers relatively low transaction costs compared to many European countries, with no property transfer tax since its abolition in 2005.
Your main costs include notary fees at €4 per signature verification, land registry fees of €66 for standard registration or €266 for expedited service, and real estate agent commissions typically ranging from 2-5% of the purchase price, usually paid by the buyer unless otherwise negotiated.
Legal fees vary based on service complexity but generally range from €500-2,000, while property valuation (if required for mortgage) costs €150-300. You'll also need to budget for translation services if documents aren't in Slovak or Czech, typically €20-50 per page.
Additional costs include the certificate of no utility arrears from the property manager (€10-20) and potential currency exchange fees if transferring funds from abroad.
Annual property tax is set by local municipalities and varies significantly by location and property type, typically ranging from €50-500 per year for apartments. It's something we develop in our Slovakia property pack.
Can foreigners get mortgages in Slovakia?
Yes, foreigners including non-residents can obtain mortgages from Slovak banks, though requirements are stricter than for Slovak citizens.
Slovak banks typically require a down payment of 10-30% of the property value, with most requiring at least 20% for foreign buyers. As of June 2025, average interest rates for 5-year fixed mortgages range from 3-4%, competitive with other EU countries.
Banks will assess your income, including foreign income with proper documentation and translation, credit history (they may check international credit bureaus), employment stability, and the property's valuation by their approved assessor.
To increase approval chances, work with a mortgage specialist familiar with foreign applications, provide comprehensive income documentation including tax returns, maintain a clean credit history, and consider opening a Slovak bank account before applying.
Some banks offer special programs for EU citizens or residents of neighboring countries, potentially offering better terms or simplified procedures.
What taxes do foreign property owners pay in Slovakia?
Foreign property owners in Slovakia face a straightforward tax regime with no discrimination against international investors.
Rental income is taxed at 19% for annual income up to approximately €47,500, rising to 25% for amounts exceeding this threshold. You can deduct legitimate expenses like property management, maintenance, insurance, and mortgage interest before calculating taxable income.
Slovakia doesn't impose a separate capital gains tax. Gains from selling property are tax-exempt if you've owned the property for at least five years or used it for non-business purposes during that period. Shorter ownership periods may trigger income tax on the gains.
Annual property tax is determined by municipalities and varies widely. In Bratislava, expect €100-500 annually for a typical apartment, while smaller cities charge significantly less.
Double taxation treaties with many countries may reduce your overall tax burden, allowing you to claim credits for Slovak taxes paid against your home country obligations.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Slovakia 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 Slovak cities offer the best investment value in 2025?
Slovakia's property market offers diverse opportunities across different cities, each with distinct advantages for investors.
Bratislava remains the premium market with prices averaging €2,700-3,041/m² but offers strong capital appreciation potential and rental yields of 4-4.4%. The capital attracts international tenants and maintains consistent demand, particularly in districts like Staré Mesto for luxury properties.
Košice presents exceptional value at €1,200-1,350/m² with high rental yields driven by its status as Slovakia's second city, growing tech sector, and student population. The city offers the best balance of affordability and rental returns.
Prešov stands out for budget-conscious investors with prices under €1,000/m² and rental growth approaching 10% annually, making it ideal for first-time investors seeking maximum affordability.
| City | Avg Price €/m² | Rental Yield | Key Investment Driver |
|---|---|---|---|
| Bratislava | 2,700-3,041 | 4-4.4% | Capital appreciation, international demand |
| Košice | 1,200-1,350 | 5-6% | Tech growth, student rentals |
| Prešov | <1,000 | Growing 10%/yr | Ultra-affordable, rapid growth |
| Trnava | 1,500 | 4-5% | Proximity to Bratislava, industry |
| Žilina | 1,400 | 5.8% | Logistics hub, transport links |
| Ružomberok | <1,200 | Emerging | Infrastructure investment, lifestyle |
Where do foreigners typically buy property in Slovakia?
Foreign buyers concentrate in specific Slovak locations based on investment goals and lifestyle preferences.
Bratislava attracts the majority of international buyers, particularly in upscale districts like Staré Mesto (Old Town) for historic luxury properties, Ružinov for modern developments near the business district, and Petržalka for affordable apartments with excellent transport connections.
Košice increasingly draws foreign investors seeking higher yields and lower entry prices, with particular interest in properties near universities and the growing business district serving the tech sector.
Emerging cities like Trnava benefit from proximity to Bratislava while offering 40% lower prices, attracting investors who anticipate spillover growth from the capital. Žilina appeals to those focusing on logistics and industrial growth given its strategic location.
High-net-worth individuals often explore Slovakia's spa towns like Piešťany or mountain regions near Vysoké Tatry for second homes, though these represent niche markets.
EU citizens, particularly from Austria, Czech Republic, and Germany, form the largest foreign buyer group, followed by Ukrainian and Serbian investors seeking EU property exposure.
How much does property cost across Slovak cities?
Property prices in Slovakia vary dramatically between the capital and regional cities, offering opportunities for different investment strategies.
Bratislava commands the highest prices at €2,700-3,041/m² for apartments, with luxury properties in Staré Mesto exceeding €4,000/m². New developments in expanding districts like Rača or Dúbravka offer better value at €2,200-2,500/m².
Secondary cities offer exceptional value: Košice at €1,200-1,350/m² represents 55% savings versus Bratislava while maintaining strong rental demand. Banská Bystrica prices are 2-2.5 times cheaper than the capital, typically €1,100-1,300/m².
Emerging markets provide the lowest entry points: Prešov under €1,000/m², Trenčín around €1,200/m², and smaller regional centers like Poprad or Martin at €900-1,100/m².
House prices follow similar patterns but with larger gaps: a family house in Bratislava suburbs costs €250,000-400,000, while similar properties in regional cities range €100,000-200,000.
It's something we develop in our Slovakia property pack.
What mistakes do foreigners commonly make buying Slovak property?
Foreign buyers often encounter preventable problems that local expertise could help avoid.
The most critical mistake is insufficient due diligence, particularly failing to verify the seller's actual ownership rights. Slovak law strictly enforces that only the rightful owner can transfer property, and fraudulent sellers occasionally target foreign buyers who skip proper verification.
Many foreigners overpay by not researching local market prices thoroughly, especially in tourist areas or when dealing with agents who primarily serve international clients. Always compare multiple properties and consult local price databases.
Skipping legal assistance to save money frequently backfires when buyers discover contract errors, registration problems, or hidden property issues that professional review would have caught.
- Not checking for property encumbrances or unpaid utility bills
- Assuming renovation permissions are automatic, especially in historic buildings
- Ignoring local tax obligations and registration requirements
- Using standard bank transfers with poor exchange rates instead of currency specialists
- Buying without visiting the property in different seasons
- Not understanding the difference between ownership types (personal vs. cooperative)
- Failing to budget for ongoing maintenance and property management costs
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.
Slovakia's real estate market in 2025 presents compelling opportunities for foreign investors, with accessible regulations, competitive prices compared to Western Europe, and strong rental yields in emerging cities.
Success requires understanding local regulations, conducting thorough due diligence, and leveraging professional assistance to navigate the purchase process efficiently while avoiding common pitfalls that can trap unwary international buyers.
Sources
- Investropa - Slovakia Real Estate for Foreigners
- ToGetThere - Residence Permit Through Real Estate
- CMS Law - Real Estate Finance Guide Slovakia
- Slovensko.sk - Property Transfer Guide
- DLA Piper - Real Estate Taxation Slovakia
- Lawyers Slovakia - Property Purchase Guide
- Slovak Spectator - Housing Price Trends
- Housenix - Best Investment Cities Slovakia
- Global Property Guide - Slovakia Buying Guide
- Expat Network - Common Property Purchase Mistakes