Authored by the expert who managed and guided the team behind the Slovenia Property Pack
Everything you need to know before buying real estate is included in our Slovenia Property Pack
Slovenia's house market in 2026 is really three different markets: Ljubljana (the most expensive by far), the Coast around Piran and Portoroz (driven by tourism and second-home buyers), and everywhere else (often dramatically more affordable).
We constantly update this blog post to reflect the latest official data and market shifts, so you always get fresh numbers.
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 Slovenia.
How much do houses cost in Slovenia as of 2026?
What's the median and average house price in Slovenia as of 2026?
As of early 2026, the median house price in Slovenia sits at around €185,000 (approximately $220,000 or £175,000), while the average house price reaches roughly €215,000 ($255,000) because expensive properties in Ljubljana and the Coast pull the average upward.
The typical price range covering roughly 80% of house sales in Slovenia in 2026 runs from about €115,000 ($137,000) at the lower end to €295,000 ($350,000) at the upper end, with most transactions landing somewhere in between.
The gap between median and average prices in Slovenia reveals a market where a handful of high-value transactions in Ljubljana and coastal areas skew the average significantly higher, while most buyers actually purchase homes closer to or below the median figure.
At the median price of €185,000 in Slovenia, a buyer can typically expect a detached family house of around 140 to 170 square meters on a plot of roughly 500 to 700 square meters, though this house will usually be located outside Ljubljana and likely need some modernization given that the median transacted house was built around 1973.
What's the cheapest livable house budget in Slovenia as of 2026?
As of early 2026, the minimum budget for a livable house in Slovenia starts at around €120,000 to €140,000 (approximately $143,000 to $166,000), which gives you a buffer above the cheapest recorded transactions to cover basic repairs and closing costs.
At this entry-level price point in Slovenia, "livable" typically means a structurally sound older house that may need cosmetic updates, has functional heating and plumbing, and passes basic inspection, though energy efficiency and modern insulation will often be lacking.
These cheapest livable houses in Slovenia are usually found in regions like Prekmurje around Murska Sobota and Lendava, Bela krajina near Crnomelj and Metlika, and parts of Zasavje such as Trbovlje and Hrastnik, where demand is lower and local economies are quieter.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Slovenia here.
How much do 2 and 3-bedroom houses cost in Slovenia as of 2026?
As of early 2026, a typical 2 to 3-bedroom house in Slovenia (usually around 90 to 140 square meters) costs between €150,000 and €260,000 ($178,000 to $309,000) nationwide, though prices jump sharply in Ljubljana where you would need €400,000 to €550,000 for a similar home.
For a 2-bedroom house in Slovenia in 2026, the realistic price range runs from about €130,000 ($155,000) in more affordable regions like Maribor or Celje, up to €380,000 ($452,000) in Ljubljana's outer districts.
A 3-bedroom house in Slovenia in 2026 typically costs between €170,000 ($202,000) in secondary cities and €480,000 ($571,000) in Ljubljana, reflecting the extra space and often better condition that buyers expect with an additional bedroom.
When moving from a 2-bedroom to a 3-bedroom house in Slovenia, buyers should expect a premium of roughly 20% to 30% for the extra room, though this gap narrows in rural areas where space is less of a constraint and widens significantly in Ljubljana where every square meter counts.
How much do 4-bedroom houses cost in Slovenia as of 2026?
As of early 2026, a typical 4-bedroom house in Slovenia (often 160 to 220 square meters) costs between €220,000 and €360,000 ($262,000 to $428,000) nationwide, rising to €500,000 to €800,000 ($595,000 to $952,000) in Ljubljana depending on plot size and renovation level.
For a 5-bedroom house in Slovenia in 2026, the realistic price range starts around €280,000 ($333,000) in affordable regions and climbs to €650,000 ($773,000) in Ljubljana, with coastal locations often matching or exceeding Ljubljana prices.
A 6-bedroom house in Slovenia in 2026 typically costs between €350,000 ($416,000) in secondary markets and €900,000 to €1,500,000 ($1.07 million to $1.78 million) in prime Ljubljana neighborhoods like Koseze or Rozna dolina, where the GURS report noted a sale reaching €1.35 million.
Please note that we give much more detailed data in our pack about the property market in Slovenia.
How much do new-build houses cost in Slovenia as of 2026?
As of early 2026, a typical new-build family house in Slovenia costs between €260,000 and €420,000 ($309,000 to $500,000) nationwide, jumping to €500,000 to €900,000 ($595,000 to $1.07 million) in the Ljubljana area where premium developments push prices even higher.
New-build houses in Slovenia in 2026 carry a premium of roughly 15% to 30% compared to older resale houses, mainly because buyers pay for modern energy efficiency standards, contemporary layouts, and often face VAT rather than transfer tax depending on the sale structure, while limited supply keeps prices firm.
How much do houses with land cost in Slovenia as of 2026?
As of early 2026, a typical house with land in Slovenia costs around €185,000 to €300,000 ($220,000 to $357,000) for a property with a standard plot, rising significantly when the land exceeds the norm or sits in desirable locations near Ljubljana or the Coast.
In Slovenia, the typical plot size that qualifies as a "house with land" is around 680 square meters according to official transaction data, meaning most houses already come with a reasonable garden or yard, and buyers only pay a meaningful premium when plots grow significantly larger or include buildable land.
We cover everything there is to know about land prices in Slovenia here.
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Where are houses cheapest and most expensive in Slovenia as of 2026?
Which neighborhoods have the lowest house prices in Slovenia as of 2026?
As of early 2026, the lowest house prices in Slovenia are found in regions like Prekmurje (around Murska Sobota and Lendava), Bela krajina (near Crnomelj and Metlika), and parts of Zasavje (Trbovlje and Hrastnik), along with outer districts of major cities like Polje and Moste in Ljubljana or Tezno in Maribor.
In these lower-priced areas of Slovenia in 2026, typical house prices range from about €80,000 to €150,000 ($95,000 to $178,000), with livable family homes often available for €120,000 ($143,000) or less if buyers accept older stock needing renovation.
These neighborhoods in Slovenia have the lowest house prices primarily because they sit far from major employment centers, have aging populations with weaker local economies, and offer fewer services and amenities compared to Ljubljana or coastal towns, making them less attractive to young professionals and families with remote work flexibility.
Which neighborhoods have the highest house prices in Slovenia as of 2026?
As of early 2026, the top three areas with the highest house prices in Slovenia are Ljubljana's premium districts (Rozna dolina, Trnovo, Krakovo, Center, and Koseze), the Slovenian Coast around Portoroz, Piran, and Izola, and Ljubljana's northern hillside neighborhoods, where demand consistently outpaces supply.
In these most expensive neighborhoods in Slovenia in 2026, typical house prices range from €500,000 to €1,500,000 ($595,000 to $1.78 million), with the GURS report documenting a sale in Koseze reaching €1.35 million and premium coastal properties in Portoroz commanding similar figures.
These neighborhoods command the highest house prices in Slovenia because they combine scarce buildable land with proximity to top employment, international schools, and lifestyle amenities, while the Coast adds the unique appeal of sea access and tourism-driven rental potential that attracts both domestic and foreign buyers.
The typical buyer in these premium Slovenia neighborhoods is either a high-earning professional or business owner from Ljubljana, a foreign expat seeking quality of life near international amenities, or an investor targeting rental income in tourist zones, often paying cash or with substantial equity from previous property sales.
How much do houses cost near the city center in Slovenia as of 2026?
As of early 2026, a house near the city center in Ljubljana (including Center, Trnovo, Rozna dolina, and Krakovo) typically costs between €500,000 and €1,200,000 ($595,000 to $1.43 million), while central Maribor around Lent runs €230,000 to €450,000 ($274,000 to $535,000), and central coastal towns like Piran and Portoroz range from €450,000 to €1,400,000 ($535,000 to $1.67 million).
Houses near major transit hubs in Slovenia, particularly around Ljubljana's main bus and train station area and along the LPP bus corridors, typically cost €400,000 to €700,000 ($476,000 to $833,000), tracking close to inner city pricing rather than offering a discount since good access commands a premium in this small country.
Houses near top-rated schools in Slovenia, such as areas around the International School of Ljubljana (ISL) which overlaps with Vic, Trnovo, and Rozna dolina, typically cost €500,000 to €900,000 ($595,000 to $1.07 million), with families competing for limited stock in these established neighborhoods.
In expat-popular areas of Slovenia like Rozna dolina, Trnovo, Vic, and Koseze in Ljubljana, plus Portoroz and Piran on the Coast, houses typically cost €450,000 to €1,000,000 ($535,000 to $1.19 million), as international buyers gravitate toward neighborhoods with English-speaking communities and proximity to international amenities.
We actually have an updated expat guide for Slovenia here.
How much do houses cost in the suburbs in Slovenia as of 2026?
As of early 2026, a typical house in the suburbs of Ljubljana costs between €325,000 and €375,000 ($387,000 to $446,000), based on official medians showing the northern Ljubljana surroundings at €350,000 and southern surroundings at €315,000 in mid-2025.
The price difference between suburban and city-center houses in Slovenia runs roughly €150,000 to €300,000 ($178,000 to $357,000) or about 30% to 50% less than prime central Ljubljana, making suburbs attractive for families needing more space without the capital's highest price tags.
The most popular suburbs for house buyers in Slovenia in 2026 include Skofja Loka, Vodice, Medvode, Domzale, and Grosuplje, all within commuting distance of Ljubljana with good road connections, more available house stock, and a balance of affordability and access to jobs and schools.
What areas in Slovenia are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Slovenia include Celje (median house price €212,000), Maribor (median €210,000), and parts of the Kranj surroundings, all offering solid infrastructure, growing economies, and prices well below Ljubljana while maintaining good access to jobs and services.
In these improving but affordable areas of Slovenia in 2026, current typical house prices range from €180,000 to €280,000 ($214,000 to $333,000), allowing buyers to purchase larger, newer homes than they could afford in Ljubljana or on the Coast for the same budget.
The main sign of improvement driving buyer interest in these areas is the combination of EU-funded infrastructure upgrades, remote work flexibility allowing people to live farther from Ljubljana, and younger professionals discovering that cities like Celje and Maribor offer a high quality of life with better affordability and shorter commutes to outdoor recreation.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Slovenia.
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.
What extra costs should I budget for a house in Slovenia right now?
What are typical buyer closing costs for houses in Slovenia right now?
For house buyers in Slovenia in 2026, the estimated typical total closing cost ranges from 3% of the purchase price at the low end to 8% to 10% at the high end if you use a real estate agent and need more legal work, with 4% to 7% being the most common range.
The main closing cost categories for houses in Slovenia include the 2% real estate transfer tax (DPN), notary fees of €300 to €1,000 or more depending on complexity, land register and court fees of a few hundred euros, and potentially agent commissions which became more variable after a September 2025 court ruling removed the old cap.
The single largest closing cost for house buyers in Slovenia is usually the 2% real estate transfer tax, though agent commissions can rival or exceed this if you use a broker, making it essential to confirm all fees in writing before signing any agreements.
We cover all these costs and what are the strategies to minimize them in our property pack about Slovenia.
How much are property taxes on houses in Slovenia right now?
For a typical owner-occupied house in Slovenia in 2026, the estimated annual property-related charge (NUSZ, or fee for the use of building land) runs from €200 to €800 per year ($238 to $952), though premium urban zones or larger plots can push this higher.
Property tax in Slovenia is calculated through NUSZ, which is assessed by the tax authority on behalf of your municipality, with the amount depending heavily on local rates, property size, location zone, and whether the land is classified as building land, meaning budgets can vary significantly even between neighboring towns.
If you want to go into more details, we also have a page with all the property taxes and fees in Slovenia.
How much is home insurance for a house in Slovenia right now?
For a typical house in Slovenia in 2026, the estimated annual home insurance cost ranges from €200 to €500 ($238 to $595) for standard coverage, rising to €500 to €1,200 ($595 to $1,428) if you add broader protection for higher insured values, extra risks, or valuable contents.
The main factors affecting home insurance premiums for houses in Slovenia include the insured value of the property, the age and construction type of the house, the specific coverage package you choose (basic fire and theft versus comprehensive), your location's risk profile for flooding or other natural events, and any add-ons like liability coverage or valuable items protection.
What are typical utility costs for a house in Slovenia right now?
For a typical house in Slovenia in 2026, the estimated total monthly utility cost runs from €180 to €510 ($214 to $607), varying significantly based on the house's insulation quality, heating system, and the season.
The breakdown of main utility categories for houses in Slovenia includes electricity at €60 to €140 per month ($71 to $167) based on the official SURS price of €0.196 per kWh, heating at €80 to €250 per month ($95 to $297) averaged over the year with winter spikes, and water, waste, and internet combined at €40 to €120 per month ($48 to $143).
What are common hidden costs when buying a house in Slovenia right now?
For house buyers in Slovenia in 2026, common hidden costs that are often overlooked can total €5,000 to €30,000 ($5,950 to $35,700) or more, depending on the property's age, condition, and any legal or cadastral complications that only surface during the purchase process.
Typical inspection fees that buyers should expect when purchasing a house in Slovenia range from €300 to €800 ($357 to $952) for a solid practical inspection with basic diagnostics, rising to €800 to €1,500 ($952 to $1,785) if you add deeper structural, moisture, or specialist systems checks.
Beyond inspections, other common hidden costs when buying a house in Slovenia include renovation of older stock (the median transacted house was built around 1973), roof, facade, insulation, and heating system upgrades, moisture and water issues in older basements or hillside plots, and legal or registry cleanup for missing documentation or boundary mismatches.
The hidden cost that tends to surprise first-time house buyers the most in Slovenia is the extent of energy efficiency upgrades needed to make older houses comfortable and affordable to heat through Slovenia's cold winters, as many buyers underestimate how much insulation, windows, and heating systems can cost to bring up to modern standards.
You will find here the list of classic mistakes people make when buying a property in Slovenia.
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What do locals and expats say about the market in Slovenia as of 2026?
Do people think houses are overpriced in Slovenia as of 2026?
As of early 2026, sentiment among locals and expats on whether houses are overpriced in Slovenia is sharply divided by location: most feel priced out in Ljubljana where the median house costs €440,000 and in prime coastal areas, while buyers in secondary cities like Maribor and Celje more often say prices are "expensive but doable" if they accept older homes.
In Slovenia's housing market in 2026, well-priced houses in Ljubljana and on the Coast can sell within weeks or even days, while overpriced listings often sit for months as sellers prefer to wait rather than accept lower offers, creating a market where time on market varies dramatically based on pricing strategy.
The main reason locals and expats feel house prices are too high in Ljubljana and coastal Slovenia is that the median house transaction of €440,000 is simply out of reach for most local salaries unless buyers already have significant equity from a previous property sale or family wealth, while those looking outside these hotspots find the market more accessible.
Compared to one or two years ago, sentiment on house prices in Slovenia has shifted from frustration at rapid double-digit growth to acceptance of a slower but still rising market, with many buyers now viewing 2026 as a relatively calmer period to purchase compared to the frenzy of 2022 to 2024, even though prices remain at record levels.
You'll find our latest property market analysis about Slovenia here.
Are prices still rising or cooling in Slovenia as of 2026?
As of early 2026, house prices in Slovenia are still rising but at a slower pace than the boom years, with most signals pointing to modest growth or plateau behavior nationally while Ljubljana and prime coastal pockets remain structurally tight with limited supply.
The estimated year-over-year house price change in Slovenia sits at roughly 3% to 5% in early 2026, down significantly from the double-digit annual growth seen in 2022 and 2023, reflecting the impact of higher interest rates and reduced affordability tempering buyer demand.
Looking ahead over the next 6 to 12 months, experts and industry professionals in Slovenia expect house prices to continue rising modestly at 3% to 6% annually, with Century 21 Slovenia and other market observers ruling out a sharp correction due to fundamental supply-demand imbalances, though growth will remain location-dependent with Ljubljana and the Coast outperforming.
Finally, please note that we have covered property price trends and forecasts for Slovenia here.
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.
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 Slovenia, 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 e-Prostor (1H 2025 Real Estate Market Report) | It's the official government market record based on actual recorded transactions. | We used it as the main source for national and regional house price medians, percentiles, and typical land sizes. We then projected those 1H 2025 levels forward to early 2026 using official price-index trends. |
| Statistical Office of Slovenia (SURS) | SURS is Slovenia's official statistics agency with methodologically audited indices. | We used it to understand whether prices were rising or cooling and at what pace. We applied its growth rates to translate 1H 2025 transaction prices into early 2026 estimates. |
| Eurostat House Price Index | Eurostat is the EU's official statistical authority for cross-country comparisons. | We used it to cross-check the direction and speed of Slovenia's housing price movements. We also verified our early 2026 narrative against EU-reported timing and regional context. |
| Financial Administration of Slovenia (FURS) | It's the tax authority explaining real obligations in plain terms. | We used it to describe what happens in practice with transaction taxes and filings. We kept the extra costs section fact-based using their official guidance. |
| European e-Justice Portal | It's an EU portal summarizing official cost rules for each member state. | We used it to confirm that notary fees in Slovenia are regulated by tariff. We applied this as a neutral reference for closing cost estimates. |
| Chamber of Notaries of Slovenia | It's the official professional body with governing legal texts and tariffs. | We used it to justify that notary fee schedules are not negotiated guesses. We also referenced their land register guidance to explain why registration matters. |
| Bank of Slovenia | It's the central bank with housing market commentary for financial stability. | We used it to cross-check the market narrative on credit conditions and demand pressure. We treated it as a second opinion alongside GURS and SURS data. |
| SURS Energy Prices Release | SURS provides official household energy price data for budgeting purposes. | We used it to anchor utility budgeting to a real EUR per kWh figure. We built a simple monthly cost range for typical households based on this data. |
| Triglav Insurance Premium Table | It's from Slovenia's largest mainstream insurer with concrete premium examples. | We used it to anchor home insurance cost estimates to real example premiums. We produced an early 2026 budget range based on their documented pricing. |
| 24ur.com (Brokerage Commission Update) | It's a major Slovenian news outlet reporting on a court decision with attribution. | We used it only for the specific legal update affecting buyer costs after September 2025. We treated it as context for negotiating agent fees, not as a pricing dataset. |
| Global Property Guide | It aggregates official data with expert market analysis for investors. | We used it to cross-check market trends and expert forecasts. We verified regional price variations and sentiment against their comprehensive Slovenia coverage. |
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