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
If you're considering buying rental property in Slovenia, understanding what returns you can realistically expect is essential before making any investment decision.
This guide breaks down gross and net rental yields across Slovenia's cities, neighborhoods, and property types so you can compare options and plan your budget with confidence.
We constantly update this blog post to reflect the latest market conditions and official data available.
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.
Insights
- Slovenia's average gross rental yield sits around 4.8% in early 2026, but yields in Maribor and Celje often exceed 5.5% because property prices remain significantly lower than in Ljubljana.
- The 25% income tax on rental earnings is the single largest drag on net yields in Slovenia, reducing gross returns by roughly 1.5 percentage points for most landlords.
- Studios and one-bedroom apartments in Slovenia typically deliver the highest rent per square meter, making them the best-performing property type for yield-focused investors.
- Ljubljana's prime neighborhoods like Center and Trnovo often yield below 4.5% gross, while "practical renter zones" like Šiška and Moste can reach 5.5% or more.
- Slovenia's residential vacancy rate hovers around 4% nationally, but Ljubljana's tightest neighborhoods like Bežigrad often see vacancy below 3%.
- The Emonika mixed-use project near Ljubljana's main station is expected to lift rents in adjacent neighborhoods by improving connectivity and local amenities.
- Koper's year-round rental demand remains strong due to port and logistics employment, unlike seasonal coastal towns where vacancy spikes outside summer months.
- Full-service property management in Slovenia typically costs 8% to 12% of monthly rent, plus a tenant-placement fee equal to half a month's rent or more.
What are the rental yields in Slovenia as of 2026?
What's the average gross rental yield in Slovenia as of 2026?
As of early 2026, the average gross rental yield across Slovenia's residential market is approximately 4.8%, meaning a property worth 200,000 euros would typically generate around 9,600 euros in annual rent before expenses.
Most typical residential properties in Slovenia fall within a gross yield range of 4.0% to 6.0%, with the lower end concentrated in prime Ljubljana and coastal waterfront locations and the higher end found in university cities like Maribor and Celje.
This 4.8% average puts Slovenia roughly in line with other Central European markets, slightly below countries with higher perceived risk but competitive for a eurozone economy with stable institutions.
The single most important factor influencing gross yields in Slovenia right now is the gap between Ljubljana's high property prices and the relatively lower prices in secondary cities, which creates a two-speed market where location choice matters more than almost any other variable.
What's the average net rental yield in Slovenia as of 2026?
As of early 2026, the average net rental yield in Slovenia is approximately 3.3%, which reflects what landlords actually keep after paying taxes, fees, and covering typical operating costs.
The gap between gross and net yields in Slovenia typically ranges from 1.2 to 1.8 percentage points, depending on how efficiently the property is managed and whether the owner self-manages or uses a professional service.
Income tax on rental earnings is the biggest expense that pulls down net yields in Slovenia, with landlords paying 25% tax on a base reduced by only a 10% standardized cost deduction, which means roughly 22.5% of gross rent goes directly to taxes.
Most standard investment properties in Slovenia deliver net yields between 2.5% and 4.5%, with the lower end typical for prime locations with professional management and the higher end achievable in secondary cities where owners handle tenants themselves.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Slovenia.
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 yield is considered "good" in Slovenia in 2026?
In Slovenia's early 2026 market, a gross rental yield of 5.5% or higher is generally considered "good" by local investors because it translates to roughly 3.5% net after taxes and expenses, which meaningfully outpaces bank deposit rates.
The threshold that separates average-performing properties from high-performing ones in Slovenia sits around the 5.0% mark, with anything above that considered attractive and anything below 4.5% typically only justified by lifestyle appeal or expected long-term capital appreciation.
How much do yields vary by neighborhood in Slovenia as of 2026?
As of early 2026, gross rental yields in Slovenia can vary by 2 to 3 percentage points between neighborhoods within the same city, which means choosing the right location can double the difference between an underperforming and a high-performing investment.
The highest yields in Slovenia typically appear in "practical renter zones" with strong tenant demand but moderate purchase prices, such as Šiška, Moste, and Vič in Ljubljana, or Tabor and Studenci in Maribor, where gross yields often reach 5.5% to 6.5%.
The lowest yields show up in lifestyle-premium locations where buyers pay for charm rather than income potential, including Ljubljana's Center and Trnovo districts, or waterfront pockets in Piran and prime Koper, where gross yields often fall to 3.5% to 4.5%.
The main reason yields vary so dramatically across Slovenia's neighborhoods is that purchase prices reflect lifestyle desirability and capital appreciation expectations, while rents reflect what tenants can actually afford, and these two forces don't move together.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Slovenia.
How much do yields vary by property type in Slovenia as of 2026?
As of early 2026, gross rental yields across different property types in Slovenia range from roughly 4.0% for family houses up to 6.0% or more for well-located studios and one-bedroom apartments.
Studios and one-bedroom apartments currently deliver the highest average gross yields in Slovenia because they command the highest rent per square meter and attract the deepest pool of tenants, including students, young professionals, and expats.
Family houses typically deliver the lowest gross yields in Slovenia because their higher purchase prices and ongoing maintenance costs are rarely offset by proportionally higher rents.
The key reason yields differ between property types in Slovenia is that smaller units maximize rent per square meter while larger properties spread rental income across more expensive floor area, and tenants won't pay twice the rent just because an apartment is twice the size.
By the way, you might want to read the following:
What's the typical vacancy rate in Slovenia as of 2026?
As of early 2026, the typical residential vacancy rate in Slovenia's rental market is approximately 4%, meaning most landlords can expect their property to be occupied around 11 months per year on average.
Vacancy rates across Slovenia's neighborhoods range from around 3% in high-demand Ljubljana districts like Bežigrad and Center to 6% or 7% in less central locations and smaller cities with weaker job markets.
The main factor driving vacancy rates up or down in Slovenia is proximity to employment centers and universities, with areas near Ljubljana's business districts and Maribor's educational institutions experiencing the fastest tenant absorption.
Slovenia's 4% average vacancy rate is relatively tight compared to many European markets, reflecting the country's chronic undersupply of rental housing, especially in Ljubljana where demand consistently outpaces new construction.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Slovenia.
What's the rent-to-price ratio in Slovenia as of 2026?
As of early 2026, the average rent-to-price ratio in Slovenia is approximately 0.40% per month, which means a property purchased for 200,000 euros would typically support a monthly rent of around 800 euros.
Buy-to-let investors in Slovenia generally consider a monthly rent-to-price ratio above 0.45% favorable because this translates directly to a gross annual yield above 5.4%, and the rent-to-price ratio is simply the gross yield expressed on a monthly basis.
Slovenia's rent-to-price ratio is competitive within Central Europe, sitting slightly above mature Western European capitals where ratios often fall below 0.35%, but below higher-risk emerging markets where ratios can exceed 0.6%.
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 neighborhoods and micro-areas in Slovenia give the best yields as of 2026?
Where are the highest-yield areas in Slovenia as of 2026?
As of early 2026, the highest-yield neighborhoods in Slovenia include Tabor and Studenci in Maribor, practical residential zones in Celje, and Ljubljana's "non-glamorous but convenient" districts like Šiška, Moste, and Rudnik.
These top-performing areas in Slovenia typically deliver gross rental yields in the 5.5% to 6.5% range, with some student-adjacent pockets in Maribor occasionally exceeding 7% for well-located studios.
The main characteristic these high-yield areas share is strong renter demand driven by jobs or universities combined with purchase prices that haven't yet been bid up by lifestyle buyers or capital-gains speculators.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Slovenia.
Where are the lowest-yield areas in Slovenia as of 2026?
As of early 2026, the lowest-yield neighborhoods in Slovenia are Ljubljana's Center and Trnovo districts, Piran's old town and seafront, and prime waterfront pockets in Izola and Koper.
These low-yield areas in Slovenia typically deliver gross returns in the 3.5% to 4.5% range, with some trophy properties in Piran's historic core yielding below 3.5%.
The main reason yields are compressed in these areas is that purchase prices include a substantial lifestyle and capital-appreciation premium that tenants simply cannot afford to pay in rent, creating a permanent gap between what investors pay and what the property earns.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Slovenia.
Which areas have the lowest vacancy in Slovenia as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy in Slovenia include Bežigrad and the Center fringe in Ljubljana, Center and Lent-adjacent areas in Maribor, and Koper's logistics-connected residential zones.
These low-vacancy areas in Slovenia typically see vacancy rates between 2% and 4%, meaning landlords rarely experience more than two to three weeks of downtime per year between tenants.
The main demand driver keeping vacancy low in these areas is proximity to major employers and universities, with Bežigrad benefiting from Ljubljana's job concentration and Koper from the port's year-round logistics workforce.
The trade-off investors typically face when targeting these low-vacancy areas is that purchase prices are higher and gross yields lower, so while income is more reliable, the percentage return on capital is reduced.
Which areas have the most renter demand in Slovenia right now?
The neighborhoods currently experiencing the strongest renter demand in Slovenia are Ljubljana's Bežigrad, Šiška, and Vič districts, Maribor's Tabor and Center areas, and Koper city's residential zones near the port.
The type of renter driving most demand in these areas is young professionals and students in Ljubljana and Maribor, plus logistics and port workers in Koper who need year-round accommodation close to their jobs.
In Slovenia's highest-demand neighborhoods, rental listings typically get filled within one to three weeks, with well-priced studios and one-bedroom apartments in central Ljubljana sometimes finding tenants within days of being posted.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Slovenia.
Which upcoming projects could boost rents and rental yields in Slovenia as of 2026?
As of early 2026, the top three projects expected to boost rents in Slovenia are the Emonika mixed-use development at Ljubljana's main transport hub, the Rakova jelša public housing project improving Ljubljana's eastern districts, and the Divača-Koper second railway track strengthening the port's logistics capacity.
The neighborhoods most likely to benefit from these projects are Ljubljana's Center edge and Bežigrad-adjacent corridors near Emonika, Ljubljana's Polje and Fužine areas near Rakova jelša, and Koper's residential zones that serve port workers.
Once these projects are completed, investors might realistically expect rent increases of 5% to 12% in directly affected neighborhoods, with the largest gains around Emonika where improved amenities and transit access will attract higher-paying professional tenants.
You'll find our latest property market analysis about Slovenia here.
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What property type should I buy for renting in Slovenia as of 2026?
Between studios and larger units in Slovenia, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments perform best in Slovenia for rental yield and occupancy, consistently outperforming larger units on both metrics because they attract the widest tenant pool at the most efficient price point.
Studios in Slovenia typically yield between 5.5% and 6.5% gross (around 550 to 650 euros monthly rent on a 100,000 euro property, or approximately 600 to 700 USD), while two and three-bedroom apartments often yield 4.5% to 5.5% gross despite higher absolute rents.
The main factor explaining this difference is that rent per square meter decreases as unit size increases, so landlords pay proportionally more for space that doesn't generate proportionally more income.
However, larger units become the better investment choice in Slovenia when targeting stable family tenants or corporate expats on multi-year contracts, since these renters stay longer and reduce turnover costs that can eat into studio returns.
What property types are in most demand in Slovenia as of 2026?
As of early 2026, well-located apartments are the most in-demand property type in Slovenia, particularly renovated units with good energy efficiency ratings near employment centers or public transport.
The top three property types ranked by current tenant demand in Slovenia are compact one-bedroom apartments, studios in university and job-center areas, and practical two-bedroom family apartments in commuter-friendly zones.
The primary trend driving this demand pattern is Slovenia's urbanization and the growing number of single-person and two-person households, combined with rising energy costs that make efficient, well-insulated apartments more attractive than older or larger alternatives.
Family houses in suburban locations are currently underperforming in rental demand and likely to remain so, because tenants who can afford house-level rents often choose to buy instead, leaving landlords with longer vacancy periods and a smaller tenant pool.
What unit size has the best yield per m² in Slovenia as of 2026?
As of early 2026, compact units between 30 and 50 square meters deliver the best gross rental yield per square meter in Slovenia, with the "sweet spot" being a functional one-bedroom apartment that feels spacious enough to attract both singles and couples.
For that optimal unit size in Slovenia, gross rental yield per square meter typically works out to around 10 to 14 euros per square meter per month (roughly 11 to 15 USD or 10 to 13 EUR), which is 20% to 40% higher than what larger apartments achieve per square meter.
Smaller units below 25 square meters can feel cramped and limit tenant appeal, while larger units above 70 square meters spread rent across too much floor area, and neither extreme matches the efficiency of mid-range compact apartments.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Slovenia as of 2026?
What are typical property taxes and recurring local fees in Slovenia as of 2026?
As of early 2026, Slovenia does not have a traditional annual property tax, but landlords pay income tax on rental earnings at 25% (on a base reduced by 10% for standardized costs), which for a typical apartment earning 800 euros monthly works out to around 2,160 euros per year (approximately 2,350 USD).
The main recurring local fee landlords must budget for in Slovenia is NUSZ, the municipal land-use charge, which varies by municipality and property location but typically costs between 100 and 400 euros annually (roughly 110 to 440 USD) for a standard apartment.
Together, income tax and NUSZ typically represent 25% to 30% of gross rental income in Slovenia, making the tax burden the single largest recurring expense that reduces what landlords actually keep.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Slovenia.
What insurance, maintenance, and annual repair costs should landlords budget in Slovenia right now?
Landlord insurance for a typical rental apartment in Slovenia costs between 150 and 350 euros annually (roughly 165 to 385 USD), covering basic property damage and liability, with higher premiums for older buildings or flood-prone locations.
The recommended annual maintenance and repair budget in Slovenia is 0.6% to 1.2% of property value for apartments (which includes building reserve contributions) and 1.0% to 2.0% for houses, translating to roughly 1,200 to 2,400 euros per year (1,300 to 2,600 USD) for a typical 200,000 euro property.
The repair expense that most commonly catches landlords off guard in Slovenia is heating system failures during winter, particularly in older apartments with individual boilers or buildings with aging central heating infrastructure.
In total, landlords in Slovenia should realistically budget 1,500 to 3,000 euros annually (approximately 1,650 to 3,300 USD) for combined insurance, maintenance, and repair costs, depending on property age and whether it's an apartment or house.
Which utilities do landlords typically pay, and what do they cost in Slovenia right now?
In Slovenia, tenants typically pay for electricity, heating and gas, water, and internet directly, while landlords cover building-level ownership fees and may temporarily pay utility bills during vacancy periods or tenant transitions.
When landlords are temporarily covering utilities during vacancy in Slovenia, the monthly cost typically runs between 120 and 250 euros (approximately 130 to 275 USD), with higher amounts during winter months when heating costs spike.
What does full-service property management cost, including leasing, in Slovenia as of 2026?
As of early 2026, full-service property management in Slovenia typically costs 8% to 12% of monthly rent (around 65 to 95 euros, or 70 to 105 USD, on an 800 euro rental), with the percentage varying by city and the scope of services included.
On top of ongoing management, tenant-placement or leasing fees in Slovenia usually run from half a month's rent to one full month's rent (400 to 800 euros, or roughly 440 to 880 USD), charged each time a new tenant is found.
What's a realistic vacancy buffer in Slovenia as of 2026?
As of early 2026, landlords in Slovenia should set aside approximately 8% of annual rental income as a vacancy buffer, which provides a conservative cushion even in the tightest rental markets.
This 8% buffer translates to roughly four weeks of vacancy per year, though landlords in high-demand Ljubljana neighborhoods often experience only two to three weeks of downtime, while those in smaller cities or less central locations may see five to six weeks.
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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 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 |
|---|---|---|
| UIRS Rental Market Analysis | It's produced by a Slovenian government research institute using a documented dataset and method. | We use it to anchor typical asking rents by city and segment and to describe what's driving demand. We then cross-check the rent direction with inflation and rent indices. |
| SURS Housing Price Indices | It's the national statistics office, and this is official published housing price data. | We use it to validate that prices were rising into 2024 and to set the context for early-2026 pricing pressure. We treat this as the official trend line behind our yield estimates. |
| SURS Vacant vs Occupied Dwellings | It's official census and stock data published through Slovenia's statistics portal. | We use it to estimate structural vacancy, which helps frame why long-term rental supply is tight in some cities. We explicitly separate this from rental vacancy. |
| GURS Real Estate Market Reports | GURS is the state body that maintains the property market evidence system and publishes official market reports. | We use it as the primary authority for how Slovenia tracks transactions and leases and for definitions and coverage. We also use it to justify why Slovenia's market data is comparatively robust. |
| GURS ETN Methodology | It documents how transaction and lease data flow into the official evidence system. | We use it to explain data coverage and limitations, including what is captured and what might be missed. We use that to keep our yield estimates realistic rather than overly precise. |
| Global Property Guide - Rental Yields | It's a long-running, widely cited cross-country property research publisher with transparent yield tables. | We use it as an external sanity check for gross yield ranges by location and segment. We then triangulate those ranges with Slovenia rent and price anchors. |
| Global Property Guide - Rent Trends | It provides a consistent time series for rent trends and cites underlying sources. | We use it to confirm whether rents were generally trending up or down into 2025 and early 2026. We use that direction when we roll forward 2025 rent levels. |
| Delo National Newspaper | It's a major national paper that practically distributes official stats when it cites market reports. | We use it to anchor ballpark purchase prices per square meter by city. We only use it where it clearly references underlying market reporting and we cross-check with official indices. |
| Eurostat House Price Index Metadata | Eurostat is the EU's official statistics authority and documents methodology clearly. | We use it to ensure we're comparing like-for-like when talking about price indices and regions. We also use it to explain what an index can and cannot tell you for yields. |
| FRED BIS Property Price Series | It's a convenient public interface to BIS-linked residential property price series with clear provenance. | We use it to cross-check the direction and timing of Slovenia's price cycle through 2025. We don't treat it as a replacement for local prices but as confirmation on momentum. |
| FURS Rental Income Taxation | It's the tax authority's official guidance page with the current rates and rules. | We use it to calculate the biggest known drag on net yields, which is income tax on rental income. We also use it to describe the standardized expense deduction option. |
| FURS Landlord Filing Guide | It's an official, plain-language compliance guide from the tax authority. | We use it to summarize what landlords actually do in practice, including deadlines and how tax is computed. We translate that into a simple net-yield haircut you can budget for. |
| eDavki NUSZ Process | It's the official Slovenian e-tax portal explaining how NUSZ is assessed and issued. | We use it to explain the recurring local charge that often surprises foreign buyers. We treat the amount as municipality-specific and model it as a small annual cost range. |
| eUprava NUSZ Overview | It's a government portal that standardizes citizen-facing explanations of municipal services. | We use it to confirm what NUSZ is charged on and that municipalities set zones. We use that to explain why costs differ by neighborhood and city. |
| SURS Energy Prices | It's official data on household energy prices from the national statistics office. | We use it to anchor utility cost assumptions, especially heating and gas, in real cost-per-kilowatt-hour numbers. We then convert that into a practical landlord budgeting range. |
| Emonika Project Site | It's the project's primary source describing scope and location. | We use it to identify a concrete, major pipeline development likely to shift rental micro-demand around Ljubljana's transport hub. We then translate that into which neighborhoods could see rent pressure. |
| City of Ljubljana Rakova jelša Project | It's an official municipality page with project status and timeline. | We use it as a verified example of new housing delivery with a 2026 completion year. We use it to explain where additional supply could moderate future rent growth locally. |
| GOV.SI Divača-Koper Second Track | It's an official government project page with scope, timing, and funding. | We use it to support the idea that Koper and Obala demand is tied to logistics connectivity. We then connect it to rent resilience in Koper and nearby coastal towns. |
| DRI Second Track Capacity | It's a primary technical source involved in national infrastructure delivery. | We use it for the "why it matters" numbers on train capacity that underpin job creation and housing demand around Koper. We translate that into neighborhood-level rental demand themes. |
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