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Understand the Kupoprodajna Pogodba

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When it comes to buying real estate in Slovenia, making sure you fully grasp the property sales contract is essential.

Indeed, not fully understanding the document you will sign can lead to financial losses, including the forfeiture of deposits, payment of penalties, unexpected costs, legal expenses, and potential poor investment decisions.

We've heard countless stories of people making costly mistakes when signing their property agreement in Slovenia. We want to help you avoid the same experience.

We'll give here a very brief overview regarding the property sales contract in Slovenia ; if you want a full checklist, please check our property pack for Slovenia.

What is the Kupoprodajna Pogodba in Slovenia?

In Slovenia, the key document for real estate transactions is known as the "Kupoprodajna pogodba," which translates to "purchase agreement" or "sales contract."

This agreement outlines the terms and conditions of the property sale, including details about the property, the buyer, the seller, and the agreed-upon price.

The purchase agreement is legally binding once both parties sign it. It serves as a guarantee for both the buyer and the seller, ensuring the seller is committed to selling the property at the agreed price and conditions, and that the buyer is committed to purchasing under those terms.

For international buyers or non-residents, the process is largely the same, but there might be additional considerations. For instance, non-EU citizens may require government approval before they can purchase property in Slovenia.

Typically, the purchase agreement is signed during the later stages of the buying process.

Before this, there might be a reservation agreement or a preliminary contract, especially if the buyer needs time to arrange financing or perform due diligence.

Regarding the deposit, it is common practice in Slovenia to pay a deposit upon signing the purchase agreement. This deposit, often around 10% of the purchase price, demonstrates the buyer's commitment and is usually held in escrow or by the real estate agent until the sale is finalized.

If the buyer backs out without a valid reason, they may lose this deposit. Conversely, if the seller backs out, they might have to pay the buyer twice the deposit amount as a penalty.

The property purchasing process in Slovenia might differ from other countries in terms of specific legal requirements, the role of notaries, and property registration processes.

For example, in Slovenia, the involvement of a notary is crucial for the validation of the purchase agreement and the transfer of property rights, which might not be the case in some other countries.

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What should be included in the property purchase agreement in Slovenia?

In Slovenia, the property purchase agreement, or "Kupoprodajna pogodba," must adhere to certain requirements, as outlined by Slovenian law.

The main law governing real estate transactions is the "Stvarnopravni zakonik" (Property Law Act), which specifies the essential elements and legal framework for property transactions.

A typical Slovenian property purchase agreement should contain several key elements:

Key Element Description

Identification of Parties

The full names, addresses, and identification details of both the buyer and the seller.

Property Details

A precise description of the property being sold, including its location, size, boundaries, and any relevant details about the building or land.

Sale Price and Payment Terms

The agreed-upon price for the property and details about how and when the payment will be made.

Transfer of Ownership

Terms regarding the transfer of ownership, including the date of possession.

Representations and Warranties

Statements by the seller about the property's condition, any debts or encumbrances on the property, and other legal assurances.


Both parties must sign the agreement for it to be legally binding.

Mandatory clauses in the agreement include the property description, sale price, and the obligations of both parties.

Additional clauses might address issues like the condition of the property at the time of sale, any fixtures or fittings included, and arrangements for utilities.

Conditions or contingencies can also be included. These might cover scenarios like the buyer obtaining financing, the results of a property inspection, or the sale being subject to certain permits or approvals. These contingencies provide a way for either party to back out of the agreement under specific circumstances without legal penalty.

In Slovenia, the purchase agreement must be authenticated by a notary. This notarization is a critical step in the legal process, ensuring that the agreement is valid and enforceable.

The notary also plays a role in the final property registration in the Land Registry.

Real estate agents in Slovenia can facilitate the transaction process. They help in finding properties, negotiating terms, and guiding both buyers and sellers through the legal and procedural aspects.

However, their role is more advisory and facilitative; the legal aspects, including the drafting and notarizing of the purchase agreement, are typically handled by legal professionals.

What's the signing process like?

In Slovenia, the process of signing a property purchase agreement, known as "Kupoprodajna pogodba," involves specific steps and requirements.

Both the buyer and the seller are required to sign the purchase agreement. It's a bilateral agreement, meaning it legally binds both parties.

The buyer or "the seller" can indeed be multiple people. In such cases, all parties involved on each side must sign the agreement. This is common in situations like joint ownership or if the property is being sold by multiple heirs.

The documents and information required from both parties typically include personal identification (like a passport or national ID card), proof of ownership from the seller (such as the extract from the Land Registry), and possibly proof of financing from the buyer.

The signing process generally follows these steps:

Step Description

Drafting the Agreement

A legal professional or real estate agent prepares the purchase agreement based on the terms agreed upon by both parties.

Review and Agreement

Both parties review the contract. They can negotiate and make amendments until they reach a mutual agreement.


The signing can be done in person or remotely. If done remotely, proper authentication methods, such as digital signatures recognized by Slovenian law, must be used. When signed in person, this usually happens in the presence of a notary.


The signed agreement is then notarized. The notary verifies the identities of the signatories and the legality of the document.

There isn't a fixed deadline for signing the agreement; it depends on the negotiation timeline between the buyer and the seller.

However, once the agreement is signed, it typically stipulates a deadline for completing the sale, like transferring the funds and registering the change of ownership.

The contract's validity duration is usually defined within the agreement itself. This period encompasses the time from signing to the completion of all transactional obligations, like payment and transfer of property rights.

Registration with local authorities involves the notary submitting the agreement to the Land Registry of Slovenia. This step is crucial as it legally transfers ownership and is a public record of the transaction.

Amendments to the contract after signing are possible but require the consent of both parties. Any changes must be agreed upon and documented in an addendum, which also needs to be signed and notarized.

The typical timeframe for completing all necessary paperwork and approvals can vary.

It depends on factors like the efficiency of the Land Registry, the speed of financial transactions, and whether there are any contingencies in the contract that need to be resolved.

Generally, it could take several weeks to a few months from signing the agreement to complete all formalities.

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How is the payment handled when signing a property purchase contract in Slovenia?

Understanding the financial aspects of a property purchase in Slovenia is crucial for a smooth transaction.

When you sign the sales agreement, known as the "Kupoprodajna pogodba," there are several financial considerations to keep in mind.

Typically, upon signing the sales agreement in Slovenia, a down payment or deposit is required. This is often around 10% of the property's purchase price, but it can vary. This amount serves as a commitment to the transaction from the buyer's side.

In addition to the down payment, there might be upfront costs for legal services or notary fees, which are usually a small percentage of the property's value.

The down payment is commonly paid into an escrow account or held by the real estate agent or notary. This ensures that the money is secure and is only released once the sale is finalized or if certain conditions of the agreement are met.

The full payment of the property's price is typically due at a later date, which is specified in the sales agreement. This date is usually set to align with the transfer of ownership and registration in the Land Registry.

In Slovenia, property sales are subject to property transfer taxes.

As a buyer, you will be responsible for paying this tax, which is a percentage of the property's value. The exact rate can vary, so it's essential to check the current rate.

You can negotiate the down payment amount with the seller, although there are customary practices in the Slovenian market. The flexibility of the down payment amount largely depends on the seller's willingness to negotiate.

If the sale falls through due to conditions outlined in the agreement (like a failed inspection or financing contingency), the down payment may be refundable.

However, this depends on the specific terms of your contract.

Whether you can use a mortgage loan for the down payment depends on your arrangement with the lender. Some buyers use personal funds for the down payment and finance the remaining property price through a mortgage.

An attorney or real estate agent can guide you through the payment process, ensuring that all financial transactions comply with Slovenian law and the terms of the agreement. They can also help in setting up escrow arrangements and providing advice on negotiation and payment terms.

Besides the property transfer tax for the buyer, the seller may also have tax implications, particularly related to capital gains tax if the property has increased in value since its purchase.

As a buyer, you should also consider the ongoing property taxes once you own the property.

What are the potentials risks and pitfalls?

You might be interested in reading our article about the common risks and pitfalls surrounding a property transaction in Slovenia.

In Slovenia, the property purchase agreement, or "Kupoprodajna pogodba," is a legally binding document, and withdrawing from it can have significant consequences.

Both the buyer and the seller can potentially withdraw from the agreement, but this depends on the terms specified within the contract itself.

Generally, to withdraw without penalty, there must be a valid reason as stipulated in the agreement, such as a contingency clause not being met.

Slovenia does not typically have a statutory cooling-off period for real estate transactions once the purchase agreement is signed. This differs from some other countries where a short period is allowed for the buyer to reconsider their decision without penalty.

If either party withdraws without a valid motive, as defined by the agreement, they could face legal and financial consequences.

For instance, if a buyer backs out without justification, they may forfeit their down payment. Conversely, if the seller withdraws without cause, they might be liable to compensate the buyer.

If the buyer is unable to secure financing and this was stipulated as a contingency in the agreement, they may be able to withdraw from the contract without penalty.

However, if there was no such clause, the failure to secure financing doesn’t automatically allow withdrawal without consequences.

If one party fails to fulfill their obligations as outlined in the agreement, they could be subject to legal action. The penalties depend on the specific terms of the contract and the nature of the breach.

Penalties for breaching the agreement can include the loss of the down payment, compensation for damages, or legal sanctions.

If a buyer backs out unjustifiably, their down payment is typically forfeited. If the seller defaults, they might have to return the down payment and possibly pay additional damages.

In some other countries, there might be more flexibility with cooling-off periods, different financing arrangements, or varied legal implications for contract breaches. For example, in the U.S., real estate contracts often include specific contingencies that allow for withdrawal without penalty under certain conditions, like a failed home inspection.

Buyers should be wary of any hidden defects in the property, unclear legal status, or encumbrances.

Sellers, on the other hand, face risks like buyers backing out at the last moment or failing to secure financing. It’s crucial for both parties to conduct thorough due diligence.

If disputes arise during the agreement, they are typically resolved through legal means, such as mediation or court proceedings.

If defects or issues with the property are discovered after signing, the course of action depends on the terms of the contract and Slovenian law.

If the seller knowingly hid defects, they might be legally liable.

Disputes in real estate transactions can arise over property boundaries, defects, or misunderstandings about the terms. These are usually resolved through negotiation, mediation, or legal action.

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.