Altum Capital

How Foreigners Can Buy Property in Slovenia

editor — Fri, 05 Jun 2026 14:22:11 +0000

How Foreigners Can Buy Property in Slovenia: Conditions, Taxes and What Really Matters

How foreigners can buy property in Slovenia is one of the most misunderstood aspects of the market.

Most buyers start with listings, locations and prices. In reality, the outcome of a transaction is determined much earlier — at the stage of eligibility, deal structure and legal due diligence.

This is where most costly mistakes are made.

A successful purchase in Slovenia does not start with choosing a property. It starts with understanding what is actually possible.

Key Points

– foreigners can buy property in Slovenia;
– eligibility depends on citizenship and legal status;
– property ownership does not grant residency;
– taxes include transfer tax (DPN) or VAT (DDV);
– transaction structure should be defined before selecting a property.

No time to read? Listen to the audio version (7:18) of the article: How Foreigners Can Buy Property in Slovenia: Conditions, Taxes and What Really Matters.

How Foreigners Can Buy Property in Slovenia: Who Is Eligible

Eligibility depends on citizenship, legal status and international agreements.

EU, EEA and Swiss citizens can purchase property without restrictions.

For third-country nationals, the principle of reciprocity applies, or the acquisition is structured through a Slovenian company (d.o.o.).

In practice, this means one critical thing:

The same property can be legally accessible to one buyer and unavailable to another.

This is why defining the structure of the transaction comes first — before any property search begins.

Why Structure Matters More Than the Property

Most buyers focus on the asset. Experienced investors focus on the structure.

The way a transaction is set up determines:

– whether the purchase is legally possible;
– how taxes are applied;
– how easily the property can be sold later;
– what risks exist after completion.

Choosing the wrong structure is one of the most expensive mistakes in cross-border real estate transactions.

When a Slovenian Company (d.o.o.) Is Used

Buying through a Slovenian company is not a workaround — it is a legal solution used in specific cases.

Typically when:

– direct purchase is restricted;
– the acquisition is investment-driven;
– a specific ownership or tax structure is required.

However, this comes with obligations:

– accounting and compliance;
– annual reporting;
– administrative costs;
– different tax treatment upon resale.

A company must remain compliant regardless of activity.

Does Buying Property Grant Residency?

No.

Property ownership in Slovenia does not provide any automatic right to residency.

Ownership, residency and tax residency are separate legal frameworks and should not be confused.

Where Most Problems Occur

In practice, issues rarely arise with apartments.

They arise with land.

Particularly:

– agricultural and forest land;
– plots with zoning restrictions;
– protected areas;
– properties with discrepancies between actual and registered condition.

A plot may look ideal — but be legally unusable for its intended purpose.

These risks are often invisible without proper due diligence.

How the Purchase Process Works

1. Buyer Analysis

Eligibility and transaction structure

2. Property Selection

Based on confirmed structure

3. Legal Due Diligence

Verification of:

– ownership;
– encumbrances and easements;
– cadastral data;
– permits and documentation;
– usage and zoning restrictions.

Official sources include:
– Land Register (Zemljiška knjiga) — ownership, mortgages and encumbrances
– Real Estate Cadastre (Kataster nepremičnin) — land data, zoning and property records

4. Negotiation

Price, timeline, payment terms

5. Contract Signing

6. Tax Formalities

7. Registration

Legal ownership is transferred only after registration in the Land Register.

Taxes When Buying Property in Slovenia

Secondary Market

Property Transfer Tax (DPN): 2%

In practice, this tax is usually paid by the buyer, although legally assigned to the seller and transferable by agreement.

New Developments

VAT (DDV):

– 9.5% for residential property under specific conditions;
– 22% in other cases, including commercial property.

Guidance is provided by the Financial Administration of Slovenia (FURS).

Total Cost of Acquisition

Beyond the purchase price:

– transfer tax or VAT;
– notary fees;
– registration costs;
– legal advisory;
– translation services;
– banking fees;
– company maintenance (if applicable).

Underestimating these costs is a common mistake.

Common Mistakes Foreign Buyers Make

– starting with property search instead of eligibility;
– buying land without verifying development potential;
– skipping legal due diligence;
– underestimating tax exposure;
– choosing an incorrect ownership structure.

Most of these risks can be identified early.

How Investors Approach the Market

Professional investors do not ask:

“What should I buy?”

They ask:

“How will I exit this investment?”

They evaluate:

– liquidity;
– location quality;
– legal clarity;
– ownership structure;
– future buyer demand.

Exit strategy often matters more than entry price.

Conclusion

Slovenia remains a stable and attractive real estate market in Europe.

Understanding how foreigners can buy property in Slovenia is essential for a successful transaction. However, successful transactions are not defined by the property itself, but by the quality of preparation behind the purchase.

This is why understanding how foreigners can buy property in Slovenia is critical before starting a property search. The key decisions are made before the deal — not during it.

About ALTUM CAPITAL

ALTUM CAPITAL advises on real estate transactions in Slovenia, including complex acquisitions involving foreign buyers, land and investment structures.

Our experience shows that most risks can be eliminated before a property is even selected.

FAQ

Can foreigners buy property in Slovenia?

Yes, depending on citizenship and legal status.

Do you need residency to buy property?

No.

Does buying property grant residency?

No.

How long does the process take?

Typically 1–3 months, depending on the transaction.

Can you buy remotely?

Yes, with the correct legal structure.

Before You Buy

Before selecting a property, it is essential to assess the transaction in advance.

This allows you to:

– confirm eligibility;
– define the optimal structure;
– estimate taxes;
– reduce legal and financial risks.

Contact

Contact us to assess your eligibility, structure the transaction correctly and access current property opportunities in Slovenia.

This material has been specifically prepared for the ALTUM CAPITAL real estate agency website.

Сообщение How Foreigners Can Buy Property in Slovenia появились сначала на Altum Capital.

Ljubljana real estate market 2025

editor — Tue, 05 May 2026 18:52:33 +0000

Ljubljana Real Estate Market 2025: prices, demand, and why waiting costs more

The real estate market in Ljubljana has shifted into a phase where buyers are no longer asking if prices are too high — but whether quality property can still be bought at a reasonable level.

In practice, opportunities are becoming increasingly limited.

No time to read? Listen to the audio version of this article (4:18) Ljubljana real estate market 2025

According to Geodetska uprava Republike Slovenije, 2025 shows a clear pattern:

rising prices
increasing transaction volumes
persistent supply shortage

This combination defines a structurally expensive market.

Prices in Ljubljana: current levels

€4,800–5,200/m² — average transaction range
€5,500–7,000/m² — quality apartments in strong locations
€7,000+/m² — premium and new developments

At ALTUM CAPITAL, we observe that these price levels were largely set in projects launched in 2022–2023. As these units enter transactions in 2025 and are recorded in official data, they reinforce a new market baseline.

→ This is not a spike. It is a reset.

Demand is returning — without price correction

+25–30% growth in transactions in 2025
mortgage demand stabilizing
strong presence of equity buyers

Liquidity:

quality properties: 2–6 weeks
weaker assets: 3–6 months+

→ buyers are active, but selective.

Prime locations driving the market

Center → 5.500–8.500 €/м²
Trnovo → 5.000–7.000 €/м²
Rožna dolina → 6.000+ €/м²
Šiška → 4.200–6.500 €/м²
Bežigrad → 4.500–6.500 €/м²
Moste/Polje → 3.500–5.000 €/м²
Črnuče → 3.800–5.200 €/м²
Rudnik → 3.800–5.200 €/м²
Koseze → 5.500–7.500 €/м²

Why prices remain stable

Limited supply

New developments do not meet demand.

Strong buyer profile

up to 40–50% cash transactions
international capital plays a key role

Shift in expectations

The expected market correction did not happen.

→ strong properties are purchased quickly.

What buyers are looking for

High demand:

50–90 m² apartments in Ljubljana
central and near-central locations
parking, elevator, terrace
energy-efficient buildings

Price gap between strong and weak assets: up to 50%

Buying property in Ljubljana: what it means today

For buyers:
waiting for a “perfect moment” often results in a higher entry price.

→ Explore available apartments in Ljubljana

Investment perspective

rental yield: ~3–5% annually
primary value: capital preservation
horizon: 5–10 years

→ Ljubljana is increasingly seen as a safe asset market in Europe

→ View current investment opportunities

Conclusion

Ljubljana real estate is no longer undervalued.

It is a market defined by:

~€5,000/m² baseline
growing transaction volume
limited supply
shortage of quality assets

In such markets, price follows scarcity — not speculation.

Data and methodology

This article is a high-level analytical summary based on 2025 transaction data from Geodetska uprava Republike Slovenije (ETN database).

Detailed figures, regional breakdown and full transaction data are available in the full report.

About the author

ALTUM CAPITAL is a real estate consulting and investment agency specializing in residential and commercial real estate in Slovenia. ALTUM CAPITAL provides full support for investments in Slovenia. The agency works with both local and international buyers and investors.

Сообщение Ljubljana real estate market 2025 появились сначала на Altum Capital.

Slovenia real estate market 2025

editor — Mon, 27 Apr 2026 18:25:01 +0000

Slovenia Real Estate Market 2025: Prices, Trends and Structural Shift

The Slovenia real estate market in 2025, including Ljubljana property prices and national housing trends, is not entering a new growth cycle.
It is stabilising after a period of uncertainty, reflecting broader Slovenia housing market trends, with part of the demand returning to a more predictable environment.

This analysis is based on 2025 transaction data from Geodetska uprava Republike Slovenije (ETN database) and on-the-ground market experience of ALTUM CAPITAL.

No time to read? Listen to the audio version of this article (5:14)
Slovenia real estate market 2025

A structural imbalance continues to define the market

The key condition has not changed:

Housing supply in Slovenia remains structurally limited.

This constraint continues to determine:

price levels
transaction volume
behaviour of market participants

In practical terms, the market is anchored within a relatively stable price corridor:
approximately €3,000–€3,500 per m² in regional and secondary locations and €5,000+ per m² in Ljubljana and prime segments.

Even as activity fluctuates, this supply constraint prevents any meaningful price correction.

Demand has not disappeared — it has paused

The decline in transaction volume does not indicate weak demand.

It reflects:

postponed decisions
tighter financing conditions
higher entry barriers

As conditions stabilise, part of this demand is returning.
This is not growth — it is normalisation of activity.

The market is splitting into two distinct groups

A structural shift is now clearly visible:

The Slovenia real estate market is dividing into two types of participants.

New buyers

face higher capital requirements
are more sensitive to financing conditions
show slower decision-making

Existing owners and investors

leverage accumulated equity
operate with greater flexibility
continue selective acquisitions

This divergence is becoming a defining feature of the market.

Entry into the market is becoming more selective

Access to real estate in Slovenia increasingly depends on:

available capital
existing assets
ability to structure transactions

In practice, transactions are increasingly structured rather than straightforward, reflecting tighter financing conditions and higher buyer selectivity.

Liquidity is becoming more selective

Market liquidity has not disappeared — it has become uneven.

Well-priced and high-quality properties continue to transact,
while secondary assets remain longer on the market and require price or positioning adjustments.

Price geography: Ljubljana vs the rest of Slovenia

Ljubljana remains the primary price benchmark of the market,
with a consistent gap between the capital and regional locations.

This reinforces a stable structural corridor across Slovenia rather than a uniform national pricing model.

What is actually changing in 2025

Three practical observations define the current phase:

1. The market has become more predictable
It is driven less by expectations and more by structural constraints.

2. Limited supply remains the key driver
It shapes both pricing and transaction behaviour across all segments.

3. Value is shifting toward scarcity
Prime locations and high-quality assets are gaining strategic importance.

Positioning within the broader European context

Compared to many EU markets, Slovenia remains a supply-constrained environment rather than a demand-driven one.

This explains why price levels remain stable even as transaction volumes fluctuate.

Conclusion

The Slovenia real estate market in 2025 is not accelerating.
It is restructuring.

The key shift is not in price levels —
but in who can participate in the market and under what conditions.

This structural transition defines the market more than any short-term price movement, raising the key question of whether the Slovenia real estate market is stabilising or restructuring.

Data and methodology

This article is a high-level analytical summary based on 2025 transaction data from Geodetska uprava Republike Slovenije (ETN database).

Detailed figures, regional breakdown and full transaction data are available in the full report.

About the author

Сообщение Slovenia real estate market 2025 появились сначала на Altum Capital.

Zaha Hadid to build a tower in Ljubljana

editor — Fri, 06 Mar 2026 09:25:57 +0000

A 100-meter-tall Severnica tower designed by Zaha Hadid will be built in Ljubljana.

A new business tower, approximately 100 meters tall, is planned for the capital of Slovenia. The design was developed by the world-renowned Zaha Hadid Architects. The building, named Severnica, will be located between Ljubljana’s northern ring road, Celovška Street, and the Aleja shopping center—an area that has been actively transformed in recent years into a new business cluster for the city.

Architecture and Specifications

The tower is conceived as a slender building with a flexible, fluid form, characteristic of Zaha Hadid’s designs. The building has a tripartite spatial structure with a common central communication core (stairs and five elevators). The sections are integrated into a single architectural volume and are not separate buildings. The two-level office volumes are cut out in a teardrop shape, creating spacious terraces for employees and shaping the building’s distinctive silhouette.

Key project features:
– The tower will have 22 above-ground levels, 21 of which are designated for office space.
– 4 underground levels
– A restaurant and bar on the ground floor and mezzanine
– Total gross floor area of 26,093 m²
– Approximately 740 workstations

With a declared height of over 100 meters, the Severnica tower will surpass the 85-meter Spektra residential tower and the 89-meter Kristalna palača and could become Slovenia’s tallest building, although this status is currently formally held by the upcoming Emonika skyscraper by Mendota Invest.

Construction permit received

The investor, Stolp Severnica, applied for an integrated construction permit in January of last year, and the permit has already been issued.

The exact start and completion dates for the project have not yet been disclosed. The investment cost has also not been announced.

You can listen to this article here or below.

Location and Urban Context

The site is located in the Šiška district at the intersection of Ljubljana’s northern ring road and Celovška Street, next to the Aleja shopping center. The area has been actively developing in recent years: the Spektra residential towers have already been completed, a new business center is being developed, and the WestLink CAMPUS complex is being built across the ring road.

This area is effectively forming a new northern business axis for the city.

State Restrictions and Requirements

The project is located adjacent to the historical and cultural route “Path of Remembrance and Comradeship” (PST). In this regard, the state has established strict conditions:

– protection of the tree avenue under the constant supervision of an arborist
– five-year monitoring of the tree condition and possible compensatory planting
– use of bird-safe glass surfaces
– archaeological supervision
– landscaping solutions taking into account the protected status of the area

Discussion on High-Rise Construction

Some members of the professional community are critical of the project. Architecture professor Tadej Glažar notes that buildings taller than 12 stories exceed the “human scale” and can create a stressful environment. Such conclusions, he says, were confirmed by research dating back to the 1980s in the United States.

Nevertheless, urban policy demonstrates a steady trend toward the formation of a vertical silhouette: over the past 15 years, Ljubljana has seen the construction of the Situla, Kristalna palača, InterContinental, Grand Plaza Hotel, Spektra, and the upcoming Emonika and Nordika projects.

What does this mean for the market?

Severnica is more than just another office building. It marks the northern part of Ljubljana’s transition to a fully-fledged business cluster.

If the project is implemented as announced, the city will gain:
– one of the most recognizable architectural landmarks
– a large office center with an international presence
– increased competition in the modern office space segment

The implementation timeline remains unclear, but the fact that the permit has been received means the project has moved from the conceptual stage to the legally secured phase.

This material was prepared specifically for the website of the ALTUM CAPITAL real estate agency.

Sources:
https://www.metropolitan.si/novice/slovenija/stolp-severnica-gradbeno-dovoljenje/
https://slovenskenovice.delo.si/novice/slovenija/v-ljubljani-bo-stala-114-metrska-stolpnica
https://info360.si/aktualno/siska-postaja-obmocje-neboticnikov-zrasla-bo-100-metrska-stolpnica/

Сообщение Zaha Hadid to build a tower in Ljubljana появились сначала на Altum Capital.

Slovenia as an Alternative Asset for International Investors

editor — Sun, 15 Mar 2026 10:37:33 +0000

Why real estate in Slovenia is an attractive alternative asset for international investors

The global investment environment is gradually changing. After a decade of cheap money and strong growth in equity markets, major financial institutions are beginning to reassess the structure of investment portfolios.

Analysts at UBS note the end of the interest rate-cutting cycle, rising levels of government debt, and increased volatility in capital markets. In such conditions, investors are increasingly turning to alternative assets—investments that are not directly dependent on fluctuations in the stock market.

No time to read — play the audio version of the article (5:12)
Slovenia as an Alternative Asset for International Investors

Slovenia as an Alternative Asset for International Investors. The global investment environment is gradually changing. After a decade of cheap money and strong growth in equity markets, major financial institutions are beginning to reassess the structure of investment portfolios.

These assets include private equity, infrastructure, and real estate. The latter is once again becoming one of the key components of long-term portfolios. The reason is simple: real estate combines the qualities that investors value most today—tangibility, scarcity, and stable income.

Unlike equities, whose value can change sharply under the influence of news or market sentiment, real estate typically develops more gradually and steadily. Returns are generated not only through price appreciation but also through rental income. In an inflationary environment this becomes particularly important: rental rates tend to adjust over time to rising prices, helping to preserve the purchasing power of capital.

Which way are investors looking?

Against this backdrop, investors are gradually looking beyond the largest European markets such as London or Paris and turning their attention to more compact and stable countries. One of these countries is Slovenia.

Slovenia is a relatively small market, and this is precisely what makes it interesting. New construction remains limited, and many cities develop cautiously and gradually. As a result, the supply of real estate grows slowly while demand remains stable. This is particularly evident in Ljubljana, where universities, international companies, and business activity are concentrated.

A similar situation can be observed on the coast—in Portorož and Piran—as well as in tourist destinations such as Bled. These locations enjoy strong international recognition and a limited supply of housing.

For investors, this means one important thing: the market offers a relatively small number of high-quality properties. Each new development therefore tends to become a distinctive asset.

Undervaluation of Slovenian real estate

Another factor is relative undervaluation. When comparing real estate prices in Slovenia with nearby European centers such as Vienna or Milan, the difference remains noticeable. At the same time, the country is a member of the European Union and the eurozone, with a transparent legal system and a high quality of life.

As a result, Slovenia is gradually appearing on the radar of international investors seeking stable and relatively conservative investments in European real estate.

At the same time, it is important to understand that real estate investment strategies can vary significantly. Depending on their objectives, investors may choose different types of properties and investment horizons.

The first strategy is rental property in the capital

Apartments in Ljubljana remain the most straightforward and liquid segment of the market. Demand for rentals is stable due to the presence of universities, international companies, and a growing number of professionals from abroad.

The second strategy is resort property

Apartments on the coast or in tourist regions can combine personal use with income from short-term rentals. This is particularly relevant in locations such as Portorož and Bled.

The third strategy is rare premium properties

The premium segment in Slovenia is relatively small. As a result, high-quality villas, penthouses, or unique locations often become long-term collectible assets.

The fourth strategy is new residential developments

Investments at the construction stage may offer additional potential for value growth after project completion, particularly in areas with limited supply.

The fifth strategy is a diversified real estate portfolio

Some investors combine several types of properties—for example, an apartment for long-term rental in the capital together with a resort property that generates seasonal income. Such a combination helps distribute risks and create a more stable income stream.

Today many international investors are returning to a simple idea: part of capital should be allocated to real, tangible assets. Real estate remains one of the most understandable and reliable instruments for such a strategy.

Conclusion

In this context, the Slovenian market is particularly interesting due to its limited scale and relatively small supply. It is compact, develops gradually, and is not overloaded with new projects.

For investors seeking stable European assets outside overheated metropolitan markets, Slovenian real estate is gradually emerging as an alternative investment class with long-term potential.

This article Slovenia as an Alternative Asset for International Investors was prepared specifically for the website of the real estate agency ALTUM CAPITAL.

Сообщение Slovenia as an Alternative Asset for International Investors появились сначала на Altum Capital.

Radon in Slovenian homes

editor — Wed, 04 Feb 2026 09:23:01 +0000

Radon in Slovenian Homes: A Hidden Health Risk and What to Do About It

Radon is one of the most underestimated health hazards in residential buildings. This naturally occurring radioactive gas is colorless, odorless, and tasteless, yet long-term exposure significantly increases the risk of lung cancer. According to the International Agency for Research on Cancer (IARC), radon is the second leading cause of lung cancer after smoking.

In Slovenia, this problem is particularly acute due to the country’s geological features.

What is radon and how does it enter buildings?

Radon is formed by the decay of uranium in the earth’s crust. From the soil, it penetrates buildings through microcracks in the foundation, construction joints, utility penetrations, drainage channels, and shafts.

Radon dissipates quickly outdoors, but it accumulates indoors, especially on the ground floors and in basements.

Why is radon dangerous?

The gas itself is quickly exhaled by humans, but its decay products settle in the respiratory tract. As they decay further, they emit alpha particles, which damage lung cells.

According to statistics, up to 10% of lung cancer cases in the country are directly related to household radon. In Slovenia, more than 100 people die annually from the effects of radon exposure. The risk increases exponentially for smokers.

Where is radon highest in Slovenia?

Radon levels are influenced by the geology of the site (soil porosity, karst rocks in the region, the presence of tectonic faults in the surrounding area), the type and age of the building itself, and the quality of waterproofing and ventilation.

The highest concentrations are found in regions with karst and gravelly soils. Areas with increased radon risk include, in particular, the following municipalities: Postojna, Logatec, Idrija, Cerknica, Kočevje, Sežana, Divača, Vrhnika, Ribnica, Pivka, Ig, Ivančna Gorica, Žužemberk, and others.

The state has also designated additional monitoring zones where regular, expanded measurements are conducted.

Permissible Radon Levels

Slovenia has a radon reference value of 300 Bq/m³. This is the level below which mandatory mitigation measures are generally not required.

If radon levels are significant and long-term, the property owner is required to take measures to reduce the gas concentration.

How to Measure Radon in a House or Apartment

Measurements are conducted by accredited laboratories and through government programs, as well as by self-measurement using household detectors.

The Slovenian Radiation Protection Authority offers the opportunity to temporarily rent simple measuring instruments for initial assessments.

Important: Official decisions on mandatory measures are made only based on certified measurements.

How to Reduce Radon Concentrations

Methods depend on the building’s design and the level of excess. In practice, the following are used:

1. Improved ventilation. This is the simplest and most effective step: regular ventilation, installation of supply and exhaust systems, and basement ventilation.
2. Sealing structures. Seal cracks and joints, seal utility inlets, and improve foundation waterproofing.
3. Engineering solutions. For high concentrations, ventilation of the soil under the floor slab, special radon drainage systems, and foundation reinforcement are used.

Radon and New Buildings

Modern building codes in Slovenia require that new residential and commercial buildings be designed with radon protection in mind.

Technical standard TSG-1-007:2023 — Zaščita pred radonom v stavbah (Technical Directive on the Protection of Buildings from Radon) defines:

– mandatory design solutions,
– foundation requirements,
– methods for preventing gas penetration.

If a building is constructed according to these standards, it is considered radon-proof.

Why is this important for real estate buyers?

For buyers, radon is a health issue, a factor in the long-term marketability of the property, and potential future remediation costs.

When purchasing a house or apartment, especially in high-risk areas, we recommend verifying radon level measurements at the location, paying attention to the type of foundation and ventilation, and taking into account the year of construction and the applicable building standards.

Conclusion

Radon is not a theoretical threat, but a real risk factor for thousands of homes in Slovenia. The good news is that the problem can be controlled: it can be measured, its concentration reduced, and taken into account when purchasing a property.

At ALTUM CAPITAL, we recommend our clients take radon safety seriously. This is an investment in health, living comfort, and the long-term value of their property.

This material was prepared specifically for posting on the ALTUM CAPITAL real estate agency website.

Sources: https://www.gov.si/teme/zmanjsevanje-izpostavljenosti-radonu/https://www.zvd.si/sevanje-in-dozimetrija/radon/?fbclid=IwY2xjawPpY19leHRuA2FlbQIxMABicmlkETFSYnAxTVJ5Wk5HR0lDT0Vvc3J0YwZhcHBfaWQQMjIyMDM5MTc4ODIwMDg5MgABHqJHv7omTXKrJdm9bFlmk2KH23Vhq_vONQPxXhJskuPJcr4vQ8SUECZQSDN3_aem_WLEobVLQAKGQvTSqFWV9iA

Сообщение Radon in Slovenian homes появились сначала на Altum Capital.

Housing in Europe – 2025 edition

editor — Thu, 22 Jan 2026 12:16:57 +0000

Housing in Europe – 2025 edition

There are large differences within Europe on how we live in terms of size, kind and quality of housing and whether we own or rent. The evolution of house prices and rents also varies significantly between countries. Housing in Europe – 2025 edition shows figures on many different aspects of housing.

How we live

This section shows the latest data on various aspects of housing, including types of housing, ownership, size, quality and people feeling discriminated against when looking for housing. Finally, it presents the environmental impact.

Type of housing

68% of people living in EU households own their home

The distribution of population by tenure status (owner or tenant) differs significantly among the EU countries. In 2024, 68% of the population living in EU households, owned their home, while the remaining 32% lived in rented housing. The highest shares of ownership were observed in Romania (94% of the population lived in a household owning their home), Slovakia (93%), Hungary (92%) and Croatia (91%).

Owning a home was more common in all EU countries, except for Germany. In Germany, renting was more common where 53% of the population were tenants. This was followed by Austria (46%) and Denmark (39%).

Just over half of the EU population live in a house

The distribution of population by type of housing (house, flat or other) differs among the EU countries. It also varies depending on whether you live in a city, town or suburb, or rural area.

In the EU in 2024, 51% of the population lived in ahouse, while 48% lived in a flat (and 1% lived in other accommodation, such as houseboats and vans). Houses are most common in two thirds of the EU countries. Ireland (90%) recorded the highest share of the population living in a house, followed by the Netherlands and Belgium (both 77%) as well as Croatia (76%). The highest shares for flats were observed in Spain (65%), Latvia (64%), and Malta (63%).

In cities, 73% of the EU population lived in a flat and 27% in a house. For towns and suburbs, the proportions were 57% of people living in a house and 43% in a flat, while in rural areas 83% of the population lived in a house and only 16% in a flat.

Size of housing

On average 1.7 rooms per person …

The size of housing can be measured as the average number of rooms per person: there were on average 1.7 rooms per person in the EU in 2024. Among the EU countries, the largest number was recorded in Malta (2.2 rooms per person), followed by Belgium, Luxembourg and the Netherlands (2.1 rooms). At the other end of the scale were Slovakia and Romania (both 1.1 rooms), Poland and Latvia (both 1.2 rooms on average per person).

… and 2.3 persons per household in the EU

A related indicator is the number of persons per household. There were on average 2.3 persons per household in the EU in 2024. Among the EU countries, this number ranged from 3.1 persons in Slovakia, 2.9 in Poland, 2.7 in Croatia and Ireland down to 2.0 persons in Germany, Denmark and Sweden and 1.9 persons in Finland and Lithuania.

Quality of housing

Around 17% of the EU population live in an overcrowded home …

The quality of housing can be measured in many ways. One way is whether people live in an overcrowded home. In the EU in 2024, 17% of the population were living in such a home, a share which fell from 19% in 2010.

In 2024, the highest overcrowding rates were observed in Romania (41%), Latvia (39%), and Bulgaria (34%), and the lowest in Cyprus (2%), Malta (4%) and the Netherlands (5%).

… and 33% live in an under-occupied home

The opposite of an overcrowded home is an under-occupied home, meaning that it is deemed too large for the needs of the household living in it. The classic cause of under-occupation is older individuals or couples remaining in their home after their children have grown up and left. In the EU in 2024, a third of the population (33%) lived in an under-occupied home, a share which has been fairly stable since 2010.

In 2024, the highest shares of under-occupied homes were recorded in Cyprus (70%), Ireland (67%) and Malta (64%), and the lowest in Romania (7%), Latvia (10%) and Greece (13%).

In the EU 9% of the population unable to keep the home adequately warm

It is not only the number of people living in a home dwelling which impacts the quality of life, but also the quality of the housing, such as the ability to keep the home adequately warm.

In the EU in 2024, 9% of the population did not have the ability to keep the home adequately warm. The highest shares were observed in Bulgaria and Greece (both 19%) followed by Lithuania and Spain (both 18%), while Finland, Slovenia and Poland (all below 3%) had the lowest shares.

Discrimination in housing

Almost 6% of people in the EU feel discriminated against when looking for housing

In 2024, nearly 6% of people in the EU who were looking for housing during the last 5 years, reported that they felt discriminated against at least once. Spain and Slovenia (both 9%) recorded the highest share, while Croatia, Hungary, Italy and Romania (all below 1%) had the lowest shares.

At EU level, the share of those who felt discriminated against was twice as high for people at risk of poverty (10%) compared to those not at risk (5%). The share for those at risk of poverty was higher in all EU countries, except in Malta, Greece, Croatia and Lithuania. The largest differences were observed in Cyprus (17% for those at risk of poverty compared with 2% for those not at risk), Belgium (17% compared with 6%) and Czechia (11% compared with 2%).

Environmental impact of housing

Household greenhouse gas emissions for heating and cooling: from 29 kg per capita in Sweden to 1 257 kg in Luxembourg

A part of greenhouse gas emissions come from households when burning fossil fuels for heating their homes, preparing warm water, cooking, and air conditioning. This represented 607 kg per capita in the EU in 2023, down from 921 kg in 2010. Among the EU countries in 2023, Luxembourg (1 257 kg per capita) had the highest value followed by Belgium (1 104) and Ireland (1 007). The lowest values were found in Sweden (29), Malta (77) and Finland (117).

Housing cost

This section contains data on the evolution of house prices and rents since 2010 and includes information on housing costs and construction prices in EU countries compared to the EU average. It also looks at how affordable housing is in cities and in rural areas

Evolution of house prices and rents

House prices up by 53% in the EU between 2010 and 2024

Looking at the trend of house prices in the EU between 2010 and 2024, there was an upward trend from 2013 to 2022 with significant annual increases of 8% in both 2021 and 2022. In 2023, prices saw a slight decline of 0.3%, followed by a 3% increase in 2024. In total, there was an increase of 53% between 2010 and 2024. There were increases in all EU countries except Italy and Cyprus. The largest increases were observed in Hungary (+231%), Estonia (+228%), and Lithuania (+179%).

Rents up by 25%

There was a steady increase of rents in the EU between 2010 and 2024 –25% in total, during the whole period. There was an increase in all EU countries except Greece (-16%). The largest increases were registered in Estonia (+208%), Lithuania (+177%), Ireland (+108%) and Hungary (+107%).

Inflation: prices up by 39%

Between 2010 and 2024 in the EU, inflation was 39%. During this period, there was inflation in all EU countries. The highest values were recorded in Hungary (86%), Estonia (76%) and Romania (71%). At the other end of the range were Greece (20%), Cyprus (23%) and Ireland (24%).

Housing costs between 49% below and 86% above the EU average

Housing costs (including water, electricity, gas and other fuels) compared to the EU average differ significantly between EU countries. The highest housing costs in 2024 compared to the EU average were found in Ireland (87% above the EU average), Denmark (86% above) and Luxembourg (78% above). The lowest, on the other hand, were observed in Bulgaria (38% below the EU average), Croatia (44% below) and Poland (49% below).

Looking at the evolution between 2010 and 2024, housing price levels compared to the EU average have increased in 17 EU countries and decreased in 10. The largest increase was observed in Ireland (from 17% above to 87% above the EU average) and the largest decrease in Greece (from 8% below to 29% below the EU average).

Construction producer prices up by 56% between 2010 and 2024

In 2024, the EU construction producer price index, or the cost of building new residential buildings for the construction was 122.7, representing an increase of 22.7% compared to the base year 2021.

Between 2010 and 2024, construction producer prices in the EU rose by 56%, with increases across all EU countries. The largest rises were observed in Hungary (172%), Bulgaria (145%) and Romania (137%), and the smallest in Greece (6%), Italy (23%) and Cyprus (25%).

Is housing affordable?

Housing cost overburden highest in cities

With house prices and rents rising, the cost of housing can be a burden. This can be measured by the housing cost overburden rate, which shows the share of the population living in a household where total housing costs represent more than 40% of disposable income.

In the EU in 2024, almost 10% of the population in cities lived in such a household, while the corresponding rate for rural areas was 6%. The highest housing cost overburden rates in cities were observed in Greece (29%) and Denmark (23%), and the lowest in Cyprus and Croatia (both 3%). In rural areas they were highest in Greece (28%) and Germany (11%), and lowest in Cyprus (1%).

The housing cost overburden was higher in cities than in rural areas in 23 EU countries and lower in 4. The extremes in this difference were Denmark (14 percentage points (pp), with 23% in cities and 9% in rural areas) and Lithuania (-4 pp, with 4% and 8%).

19% of disposable income dedicated to housing

Another way of seeing whether housing is affordable is by the share of housing cost in totaldisposable income. On average in 2024, EU households spent 19% of their disposable income on housing. This differed among the EU countries, with the highest shares in Greece (36%), Denmark (26%),Sweden and Germany (both 25%), while Cyprus (11%) had the lowest share.

Looking at those with a disposable income of below 60% of the national median income – people who could be considered as at risk of poverty, the share of housing in disposable income was 37% on average in the EU. On the other hand, for those with a disposable income of above 60% of the median income, the share amounted to 16%.

9% of people in the EU live in households with arrears on mortgage, rent or utility bills

Arrears on mortgage, rent or utility bills is another indication that housing costs could be too high.

In 2024, 9% of people in the EU lived in households with arrears on mortgage, rent or utility bills. Among the EU countries, Greece (43%) had the highest share followed by Bulgaria (19%) and Romania (15%). The lowest shares were found in Czechia (3%) followed by the Netherlands and Poland (both 4%).

Even though house prices have increased during the period from 2010 to 2024, the share of people living in households with arrears on mortgage, rent or utility bills decreased in the EU from 12% in 2010 to 9% in 2024. The shares decreased in 20 EU countries and increased in 7. The largest decrease was observed in Croatia (from 30% in 2010 to 9% in 2024), while the highest increase was found in Greece (from 31% to 43%).

Construction

This section focuses on the construction sector and shows the evolution since 2010. It also shows the most built up areas in Europe.

Construction sector

EU construction sector stable at 5.5% gross value added

One way of measuring the size of the construction sector is through the gross value added (GVA) generated by this economic activity as a share of total GVA.

In 2024, the construction sector represented 5.5% of GVA for the whole of the EU. Romania with 8.8% recorded the largest share followed by Slovakia at 8.6% and Croatia at 7.7%. Smaller shares were recorded in Greece (2.2%), Ireland (2.7%) and Malta (3.8%).

Between 2010 and 2024, the share decreased in 13 EU countries, increased in 12 and remained stable in Belgium and Austria. The largest increase was in Croatia, from 5.4% to 7.7% and the largest decrease was recorded in Spain, from 9.1% to 5.7%.

Île-de-France leads in the number of people employed in construction

Another way of looking at the size of the construction sector is by analysing the number of businesses (local units) and the number of people employed in them among the regions (by NUTS 2 regions).

In 2023, Lombardia in Italy had the highest number of businesses with 111 000 enterprises in the construction sector and 304 000 people employed. It was followed by Île-de-France, the capital region of France with 107 000 enterprises and the highest employment figure in this sector 374 000. In the third place was Zuid-Holland in the Netherlands with 84 000 businesses and 131 000 persons employed. Next were Rhône-Alpes and Provence-Alpes-Côte d’Azur in France followed closely by Cataluña in Spain.

Investment in housing in the EU: 5.3% of GDP in 2024

In the EU in 2024, 5.3% of GDP was invested in housing. This share differed among the EU countries, ranging from 8.0% in Cyprus, 6.8% in Italy, 6.2% in Germany down to 2.2% in Poland, 2.5% in Latvia and 2.6% in Greece.

Built-up areas

1.5 million dwellings granted building permits in 2024

In 2024, 1.5 million dwellings were granted building permits in the EU. Poland granted the highest number 287 000, followed closely by France 284 000. At the other end of the scale was Luxembourg with 3 900.

Looking at the EU’s building permits for housing between 2010 and 2024, their number has increased every year since 2014, except for a 5% drop in 2020. In 2021, it rose by 16%, reaching a peak of nearly 2 million. After that, it decreased to 1.9 million in 2022 and dropped further to 1.5 million in 2023 and 2024.

Overall, between 2010 and 2024, there was an increase of 5% in the number of building permits for dwellings in the EU. Among the EU countries, the number increased in 18 EU countries and declined in 9. The largest increase was in Bulgaria (+211%), followed by Malta (+98%), Spain (+96%). Decreases were observed in Italy (-50%), Finland (-49%) and France (-36%).

Almost 3% of land in the EU used for residential purposes

Finally, is a large part of the EU made up of residential areas? In 2022, 74% of land in the EU was used for agriculture and forestry, while only 3% was used for residential housing (including residential gardens).

The top 3 regions in the EU in 2022 with the largest shares of land used for residential areas were the German city regions of Bremen (34%) and Hamburg (33%), followed by the Belgian capital region of Brussels (32%). In contrast, Aragón in Spain (0.3%) recorded the lowest share followed by Övre Norrland in Sweden and Comunidad Floral de Navarra in Spain (both 0.4%).

Source: https://ec.europa.eu/eurostat/web/interactive-publications/housing-2025

Сообщение Housing in Europe – 2025 edition появились сначала на Altum Capital.

Real Estate in Slovenia: A Bubble or a Safe Haven?

editor — Thu, 15 Jan 2026 15:02:41 +0000

Slovenian Real Estate: Overvalued or a Safe Haven for Investors?

The Slovenian real estate market has demonstrated stability in recent years, standing out among its neighbors. Prices are growing moderately, supply is limited, and there are no sharp declines.

For investors, the key question is: are high property prices justified by market stability, or is the country overvalued relative to its size and growth potential? Let’s review the key indicators and take an analyst’s perspective on investment prospects.

Liquidity and Supply

– The Slovenian market is small: the transaction volume in 2024 was approximately 25,000 units nationwide.
– Most supply is concentrated in Ljubljana and resort areas.
– New developments are limited due to the slow permitting process and strict environmental requirements.

Low liquidity curbs sharp price fluctuations, making the market more predictable. The secondary market accounts for approximately 70% of all transactions, while new developments account for 30%, which also impacts stability.

Comparison with Neighboring Markets

The comparison shows that Slovenia occupies an intermediate position: entry is not cheap, but the market is predictable, without extreme downturns or bubbles.

Investment Logic

Slovenia is suitable for two strategies:

1. Long-term capital preservation. Low volatility and stable prices make real estate a safe asset, especially for international investors seeking a “safe haven.”

2. Moderate growth and rental income. Growth potential is limited, but rental yields in key cities (Ljubljana, Bled) are 3-5% per annum, which compensates for slow capital growth.

The market is not for speculation. Buying real estate in Slovenia is a solution for investors with a horizon of 5-10 years or more. Short-term transactions are less effective here due to low liquidity and limited supply.

Conclusion and Recommendations

Slovenia is not a cheap market, but it is stable. High prices reflect limited supply and predictability. The country is suitable for investors seeking long-term capital preservation, rather than those hoping for rapid growth or high speculative returns.

If your goal is growth and rapid turnover, it’s worth considering neighboring markets.

If your goal is a quiet, reliable asset, Slovenia remains one of the best options in Central Europe.

This material was created specifically for posting on the website of the Altum Capital real estate agency.

Sources:
Statistični urad Republike Slovenije (SURS) — https://www.stat.si/
Eurostat — https://ec.europa.eu/eurostat
Global Property Guide — https://www.globalpropertyguide.com/
Investropa — https://investropa.com/blogs/news/ljubljana-price-forecasts
e-Prostor — https://www.e-prostor.gov.si/

Сообщение Real Estate in Slovenia: A Bubble or a Safe Haven? появились сначала на Altum Capital.

Subsidies for Energy-Efficient Renovations in Slovenia

editor — Tue, 30 Sep 2025 14:10:29 +0000

Subsidies for Energy-Efficient Renovations in Slovenia: How to Save in 2025

Subsidies for Energy-Efficient Renovations in Slovenia. In 2025, Slovenia and the EU will continue their energy efficiency support programs, which help reduce the cost of home renovations. Let’s explore how they work and why such investments are worth considering.

The Eco Fund, financed by the national budget and EU funds (including the Green Deal), offers grants and preferential loans for energy efficiency improvements. In 2024, the fund distributed approximately €21.5 million in subsidies for solar systems and up to €5 million to combat energy poverty. The budget for 2025 has not yet been announced, but an increase is expected thanks to the EU’s REPowerEU funds. According to the Ministry of the Environment, Climate, and Energy, more than 19,000 grant applications have been submitted in 2024.

Why is this relevant?

Rising energy prices make renovations profitable. The average home in Slovenia consumes approximately 4,000–5,000 kilowatt-hours per year, costing €100–150 per month. Insulation, new windows, or heat pumps reduce costs by 20–30%, saving up to €400–600 per year. Energy-efficient Class A and B homes may be 5–10% more expensive at resale, but precise data for Slovenia is limited.

Starting in 2030, new buildings in the EU must be zero-emission under the EPBD directive, and renovation guidelines will be introduced for older buildings.

Subsidies for 2025

The Eco Fund offers (based on 2024, similar expected):

— Insulation of facades and roofs: up to €35 per square meter or up to €18,000 for energy-poor buildings.
— Heat pumps and solar panels: up to €1,500–€2,500, depending on the type.
— Windows and doors: up to €50 per square meter.
— Smart systems: up to €1,000–€2,000 for automation.

Applications are submitted online through eUprava; review takes 30–60 days. Work is performed by certified contractors.

Example

In 2024, a typical renovation (insulation + windows) for a 120-square-meter house cost €10,000–€15,000. The subsidy covered €2,000–€3,000, with energy savings of 20–25%.

Market Impact

The Slovenian real estate market grew by 7–8% in 2024. Short-term rental regulations from 2025 require limits (60–150 days per year), but not direct energy efficiency.

What’s next?

2025 is a great time for renovations: subsidies are available, and contractors are in demand. Start with an energy audit at Eco Sklad to assess your home’s potential. We at Altum Capital can help you find properties in Ljubljana, Primorska, and the Alps—from energy-efficient homes to options with high investment potential. Contact us for a personal consultation!

Sources: https://www.ekosklad.si/english
https://www.gov.si/en/state-authorities/ministries/ministry-of-the-environment-climate-and-energy/
https://www.stat.si/StatWeb/en/news/Index/13073
https://ec.europa.eu/eurostat/statistics-explained/index.php/Electricity_price_statistics

Сообщение Subsidies for Energy-Efficient Renovations in Slovenia появились сначала на Altum Capital.

Slovenian Real Estate: Trends for 2025

editor — Thu, 11 Sep 2025 11:07:38 +0000

Slovenian Real Estate Market in 2025: What Knight Frank Research Shows

Prices Are Growing Slower, but Premium Properties Are Still in Demand. What’s in Store for Investors in Slovenia?

The new Knight Frank Wealth Report for Q1 2025 confirms that Slovenia’s real estate market remains reliable for investors, despite slowing price growth. Demand for luxury homes and energy-efficient properties is growing, especially among foreigners. We analyze the key findings and their significance for those planning to buy real estate in this beautiful country.

Prices Are Stabilizing

In 2024, housing in Slovenia increased in price by 3.6%, but in 2025 the growth will slow to 3%, Knight Frank predicts. In Ljubljana, a square meter in the premium segment costs about €8,000, in Piran and Koper – about €6,000. The number of transactions has decreased by 10% compared to 2023, but interest in prestigious locations such as Bled or the coast is not falling. This makes Slovenia attractive for those looking for stable investments.

Demand for premium and eco-properties

Knight Frank notes that private capital continues to support the luxury real estate market. In 2024, the number of ultra-rich (assets over $10 million) increased by 4.4%, and 44% of family offices (family offices are specialized companies that manage the finances and assets of ultra-rich families) plan to invest more in housing. In Slovenia, purchases by foreigners account for a third of transactions in the premium segment.

Energy-efficient houses (class A and B) sell for 10-12% more than regular ones. New rental rules in 2025 will require proof of energy efficiency for Airbnb and similar services, which will fuel demand for modernization.

New opportunities

Niche investments are gaining popularity – vineyards and estates in Goriška Brda or Dolenjska, where 15% of foreign buyers came in 2024. This is an opportunity for those who want a unique asset with good returns.

What’s next?

The Slovenian market promises stability in 2025, especially for premium properties. Now is a good time to buy: prices are growing moderately, and the choice is still wide. On our website, you will find houses and apartments in Ljubljana, Piran and the Alps, including energy-efficient options. Contact us to find a property that suits your goals.

Sources: Knight Frank, The Wealth Report 2025: https://www.knightfrank.com/wealthreport

https://www.globalpropertyguide.com/europe/slovenia/price-history Slovenia

Сообщение Slovenian Real Estate: Trends for 2025 появились сначала на Altum Capital.