How to Buy Property in Slovenia as a Foreigner

Who can buy property in Slovenia?

Acquiring real estate as a foreigner in Slovenia may present challenges. Slovenia adheres to the reciprocity principle, which means that if your country permits Slovenians to purchase property, you are reciprocally allowed to do so in Slovenia. While many EU countries have this agreement, for those outside the EU, it is advisable to seek guidance from a local lawyer. They can verify your eligibility to purchase property and assist in obtaining a special permit from the Slovenian government if necessary.

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Investing in real estate in Slovenia can be appealing for several reasons. The country´s stable political environment and strong economy contribute to a favorable investment climate. Slovenia´s strategic location in Europe, bordering Italy, Austria, Hungary, and Croatia, enhances its accessibility and potential for economic growth. The picturesque landscapes, including the Julian Alps and pristine lakes, make it an attractive destination for both tourism and residential living. The capital, Ljubljana, with its well-preserved historic architecture and cultural vibrancy, is a key focal point for real estate investment.

Overall, the combination of stability, strategic location, natural beauty, and cultural richness positions Slovenia as an interesting option for those looking to invest in real estate.

Here are some sought-after real estate investment destinations:

  • Ljubljana - As the capital and largest city, Ljubljana is a major hub for business, culture, and education. The city´s charming Old Town, historic architecture, and vibrant atmosphere make it a sought-after location for real estate investment.
  • Bled - Famous for its stunning Lake Bled with an island and castle, Bled is a picturesque resort town. Properties with views of the lake and proximity to outdoor activities are highly desirable.
  • Maribor - As the second-largest city, Maribor has a rich cultural scene and historical significance. The city´s real estate market is influenced by its economic activities and educational institutions.
  • Piran - Located on the Adriatic coast, Piran is a charming coastal town with well-preserved medieval architecture. Properties along the coast or within the town are popular for those seeking a seaside lifestyle.
  • Portoro┼ż - A popular seaside resort town, Portoro┼ż attracts tourists and investors looking for properties near the Adriatic Sea. The coastal views and amenities make it an appealing location.
  • Nova Gorica - Located on the border with Italy, Nova Gorica is known for its casinos and entertainment. The real estate market here may attract investors looking for opportunities in a dynamic border town.

Where to find properties online:


The Slovenian banking system permits non-residents to apply for loans, provided they meet specific conditions and requirements. When seeking a property loan in Slovenia as a foreigner, you can take advantage of the "First Home" government program. This initiative offers subsidized loans with low-interest rates and extended repayment terms, specifically designed to assist eligible first-time homebuyers.

Due Diligence and Sales Contract 

While not legally obligatory in Slovenia, undertaking due diligence is strongly recommended. It is common practice to seek guidance from real estate agents or lawyers when embarking on this process, as they can uncover details that may not be immediately apparent. Conducting due diligence is best done prior to making any binding commitments.

In Slovenia, the sales document governing real estate transactions is referred to as the "Kupoprodajna pogodba." This agreement delineates the terms and conditions of the property sale, including specifics about the property, the buyer, the seller, and the agreed-upon price, and it holds legal significance. Typically, the purchase agreement is finalized during the later stages of the buying process.

Property Buying Costs and Taxes in Slovenia

Transaction Costs
    Who Pays?
Notary Fees 0.01% - 0.40% buyer
Registration Fee 0.01% - 0.50% buyer
Transfer Tax 2.00% buyer
Real Estate Agent´s Fee 1.00% - 2.00%
1.00% - 2.00%
Costs paid by buyer 3.02% - 4.90%  
Costs paid by seller 1.00% - 2.00%
Source: Global Property Guide