A market report built from the prices Slovenian property actually sold for
Enter an address and a floor area. In half a minute you get a value range standing on comparable sales from the national transaction register, next to the local rents, the gross yield, the building permits within 500 m and what the cadastre records.
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- Sales since 2007
- Eight sections
- PDF in your own branding
What this does that a table of medians cannot
×2
A sale in the same building counts twice
The search starts in the building itself and widens only when there are too few comparables: the settlement, a 500 m circle, 1.5 km, and finally the municipality. Every sale is weighted by distance, by age and by how close its floor area is, and the report states how far it had to widen.
12months of rent
Rents and gross yield in the same document
The median lease for the same category in the same municipality, the monthly and annual rent for this floor area, and the gross yield. Slovenia publishes its lease register, and almost nobody puts it next to a purchase price.
500metres
Building permits within 500 m, three years back
Every administrative act in the ministry's register within 500 m, grouped by kind and sorted by distance. A crane 200 m away is a fact about this property rather than about the municipality, and a permit lands years before the first sale does.
1page of method
The arithmetic is printed, not hidden
How many transactions were in the sample, how wide the spread is, why confidence reads high or low, and which register answered. Every figure can be checked against the source, because the source is named.
A real report, start to finish
Below is a complete report for a real Ljubljana address, computed when this page was built, from the same register your own report reads. The header carries an agency brand where yours would go.
Your agency
Your name · +386 1 234 56 78 · hello@your-agency.si
your-agency.si
Market report
Brilejeva ulica 14, 1000 Ljubljana
apartment · 55.6 m² · built 1982
Prepared 2 Sep 2026
This estimate stands on sales in the building itself. The search never widened to the settlement: the register holds enough open-market sales of apartments of a similar size in this block over the last four years to put a range on them rather than on a neighbourhood average.
Over the years the table below covers, apartment prices in Ljubljana rose faster than rents did. The gross yield is therefore lower than it was five years ago, and that is the context the midpoint should be read in.
Value estimate
250,000 € – 280,000 €
- Midpoint
- 270,000 €
- Median per m²
- 4,847 €/m²
- Floor area
- 55.6 m²
- Comparable sales
- 10
- Confidence
- high
The range is the middle half of what comparable properties actually sold for per m², multiplied by this floor area. It is a statistical estimate from public records, not an appraisal.
Comparable sales
| Sold | Area | €/m² | Price | Distance | Built |
|---|---|---|---|---|---|
| 15 Jun 2026 same building | 62.0 m² | 4,887 €/m² | 303,000 € | 0 m | 1982 |
| 4 Feb 2026 same building | 46.8 m² | 5,064 €/m² | 237,000 € | 0 m | 1982 |
| 17 Jul 2026 same building | 78.6 m² | 4,746 €/m² | 373,000 € | 0 m | 1982 |
| 13 Jun 2024 same building | 62.0 m² | 3,548 €/m² | 220,000 € | 0 m | 1982 |
| 17 Oct 2025 same building | 33.4 m² | 6,168 €/m² | 206,000 € | 0 m | 1982 |
| 6 Nov 2025 same building | 78.6 m² | 4,809 €/m² | 378,000 € | 0 m | 1982 |
| 20 Nov 2023 same building | 62.0 m² | 3,871 €/m² | 240,000 € | 0 m | 1982 |
| 25 Oct 2023 same building | 46.8 m² | 4,444 €/m² | 208,000 € | 0 m | 1982 |
| 17 Apr 2025 same building | 78.6 m² | 3,880 €/m² | 305,000 € | 0 m | 1982 |
| 18 Apr 2025 same building | 78.6 m² | 4,580 €/m² | 360,000 € | 0 m | 1982 |
Open-market sales only (the register's deal type 1). Sales between relatives, auctions and expropriations are recorded but are not market prices.
Price distribution
- Lower quartile
- 4,521 €/m²
- Median
- 4,847 €/m²
- Upper quartile
- 5,008 €/m²
- Spread
- 10.0 %
Interquartile range over the median
A wide spread means comparable properties sold at very different prices, which is a reason to treat the midpoint with more caution than a narrow one.
Price trend in the municipality
| Year | Median €/m² | Year on year | Priced deals |
|---|---|---|---|
| 2026 | 4,695 €/m² | +13.4 % | 836 |
| 2025 | 4,141 €/m² | +12.8 % | 1,352 |
| 2024 | 3,672 €/m² | +7.6 % | 1,127 |
| 2023 | 3,414 €/m² | +3.6 % | 1,241 |
| 2022 | 3,295 €/m² | — | 1,401 |
Median price per m² for this category across the whole municipality, 2022 to 2026. It is context for the estimate above, not a substitute for it.
Rent and yield
- Median rent
- 8.7 €/m² a month
- For this area
- 483 € a month
- A year
- 5,796 €
- Gross yield
- 2.2 %
- Signed in
- 2024
Before vacancy, costs and tax
Gross, and only gross: nothing is deducted for empty months, agency, maintenance or tax. A net yield needs numbers this site does not hold.
Building work nearby
19 administrative acts on buildings within 500 m in the last 3 years.
| Kind of permit | Count |
|---|---|
| Gradbeno dovoljenje | 10 |
| Uporabno dovoljenje | 6 |
| Legalizacija objekta | 1 |
| Prijava pričetka gradnje | 1 |
| Upravni akti, izdani v inšpekcijskem postopku | 1 |
| Kind | Issued | Distance | Authority |
|---|---|---|---|
| Gradbeno dovoljenje | 3 Jun 2025 | 12 m | Upravna enota Ljubljana |
| Uporabno dovoljenje | 13 Jun 2026 | 201 m | Upravna enota Ljubljana |
| Gradbeno dovoljenje | 22 Sep 2023 | 242 m | UE Ljubljana |
| Uporabno dovoljenje | 18 Jul 2026 | 242 m | Upravna enota Ljubljana |
| Uporabno dovoljenje | 20 Aug 2025 | 245 m | Upravna enota Ljubljana |
| Gradbeno dovoljenje | 8 Aug 2024 | 258 m | Upravna enota Ljubljana |
| Gradbeno dovoljenje | 17 Dec 2024 | 289 m | Upravna enota Ljubljana |
| Gradbeno dovoljenje | 22 Oct 2024 | 295 m | Upravna enota Ljubljana |
| Uporabno dovoljenje | 21 May 2026 | 295 m | Upravna enota Ljubljana |
| Gradbeno dovoljenje | 25 Oct 2024 | 299 m | Upravna enota Ljubljana |
The permit register gives a point, not an address, and the distance is measured to that point. A permit is what was allowed to be built, which is not the same as what was built.
What the cadastre records
- Year built
- 1,982
- Floors
- 13
- Lift
- da
- Cadastral municipality
- DRAVLJE
- Building number
- 13
Kataster nepremičnin (GURS, javni dostop, CC BY 4.0)
How this was worked out
- Comparable sales were taken from the public transaction register (Evidenca trga nepremičnin, GURS), open-market deals only, of the same category.
- The search widened until there were enough of them. It stopped at: the same building.
- Each comparable was weighted by how near it is, how recent it is and how close its floor area is to this one. A sale in the same building counts double.
- The estimate is the weighted median price per m² and the weighted quartiles around it, multiplied by the floor area given.
- Confidence is high, from the number of comparables (10), how far apart their prices are, how old they are, and how far the search had to widen. It is a word and not a percentage on purpose.
Three things to do with the price
- The range is the middle half of what comparable apartments actually fetched per square metre. In a hurry, open nearer the lower quartile; with time, nearer the upper one.
- Sales in the same building are the strongest thing you can put in front of a buyer. They are tagged in the table and carry their dates.
- Check whether the facade or the roof was renovated after the last comparable sale. Work the register has not caught up with is value the price has not caught up with either.
This content is informational, can be wrong or incomplete, and is neither a property valuation nor investment, legal or tax advice. Check anything you act on against the source; the detail is in the terms of use.
Start here
Three steps: the address, the floor area, and which sections you want. The free basic report runs twice a month and asks for no card.
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What is in it
- Value estimate free
- Comparable sales free
- Price distribution full report
- Price trend in the municipality free
- GURS model value full report
- Rent and yield full report
- Building work nearby full report
- What the cadastre records full report
- How this was worked out free
The basic report is free, twice a month. The full report with every section is a single purchase or part of the Pro plan.
How it is worked out
- The address is resolved in the cadastre: the building, its parcels, its units, the year built and the generalised market value.
- Open-market transactions of the same category are read out of the property transaction register. The search widens from the same building to the settlement, a 500 m circle, 1.5 km and finally the whole municipality, until there are enough of them.
- Each sale is weighted by distance, by how recent it is, and by how close its floor area is. A sale in the same building counts double.
- The range is the weighted median and the weighted quartiles around it, multiplied by the floor area. Confidence is a word, not a percentage.
This content is informational, can be wrong or incomplete, and is neither a property valuation nor investment, legal or tax advice. Check anything you act on against the source; the detail is in the terms of use.
The sources are described in the methodology.
Who it is for
Estate agencies
A report carrying your logo, your colour and your contact details, to attach to an agency agreement or to support an asking price. Thirty reports a month come with the Pro plan.
Valuers and court-appointed experts
A fast starting point before the site visit: what actually sold in this building and this circle, at what price per square metre, and when. It is not a valuation and never claims to be one.
Buy-to-let investors
A gross yield for one floor area at one address, from the sale and lease medians for the same municipality and the same category. Before tax and costs, and labelled as such.
Developers and architects
What is selling in the circle, at what price, and what the neighbours have been given permission to build. Three registers in one document instead of three portals and three exports.
What it costs
Buy one report on its own, or take the Pro plan, which carries the reports along with the listing creator and MCP access.
Basic report
€02 a month
The value estimate, the comparable sales and the municipal trend. Twice a month, no card.
Full report
€14.90one-off
All eight sections, the PDF and a share link. Bought outright, with no subscription.
Pro
€39a month
or €390 a year
Thirty full reports a month, your own brand on the document, the listing creator and MCP access.
Cancel with one click in your account. The plan stays live to the end of the period you have paid for.
Prices include VAT. For businesses with a valid EU VAT number from another member state the reverse charge applies: the buyer accounts for the tax.
Frequently asked questions
Where does the data come from, and how current is it?
From three public registers kept by the Slovenian Surveying and Mapping Authority: the property transaction register (in Slovenian, evidenca trga nepremičnin, ETN: prices actually paid for sales and leases since 2007), the property cadastre and the valuation register. Building permits come from the register of administrative acts kept by the Ministry of Natural Resources and Spatial Planning. We re-import each register as a new edition is published, and the date of the last import is printed in the footer of every page. The detail is in the methodology.
Is this an appraisal?
No. A valuation in Slovenia is a formal document produced by a licensed valuer who signs for it, normally after visiting the property. This is a statistical calculation over public records: it says what comparable property fetched, not what condition yours is in. A bank, a court or a tax procedure will want a valuation. What that means in practice is set out in the terms of use.
How long does it take?
Half a minute to a minute from typing the address to a finished document. Most of that is resolving the address against the live GURS cadastre services. The report is kept in your account, and you can reopen it, download it as a PDF or share it by link at any time.
Can I put my own brand on it?
On the Pro plan, yes. You upload a logo, pick a colour and enter the agency name, the agent, a phone number, an email address and a website. The header is printed on the page, in the PDF and on the share link, and the same brand is used by the listing creator. Without Pro the report carries our footer and no other brand.
How do I cancel?
One click in your account, under "Manage subscription". It takes effect immediately, the plan stays live to the end of the period already paid for, and nothing renews after that. Reports you have already made stay yours and stay readable. A single report bought outright is not a subscription and never renews.
Make your first report
The basic report is free and asks for no card. If it earns its place, the full one is €14.90 on its own, or part of the Pro plan.
Create a free accountMake the free basic reportOpen the report toolPlans and prices