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Home›Luxury Real Estate›Slovenia Real Estate
A short Venetian coast at Piran and Portorož, a capital of riverside apartments and the lakes of Bled: Americans buy in Slovenia on the same terms as Slovenians.
At a glance
Why buy here
Slovenia is a small, well-run EU country with a Venetian-built coast, an Alpine lake district and a capital where the record sale was over €12,000 a square metre. Prices remain well below the Riviera’s.
US citizens buy as Slovenians do, through OECD membership. Transfer tax is 2% and normally paid by the seller, and there is not yet a general annual property tax.
For hotels, Lake Bled and Piran, see our guide to Slovenia.
Who can buy
EU, OECD and EFTA buyers, including Americans, buy freely, with no reciprocity decision.
EU candidate countries (Serbia, Montenegro, North Macedonia, Albania, Ukraine, Moldova, Bosnia and Herzegovina and Georgia) need a positive reciprocity decision from the Ministry of Justice; the fee is €22.60. Other nationals may acquire property only by inheritance, where reciprocity exists.
Companies. There is no restriction on holding shares in a company that owns Slovenian property.
Best areas to buy
Average prices of used apartments in 2025 from the Surveying and Mapping Authority’s annual report (reported May 2026). Prime one-off sales run well above them.
The Venetian old town of Piran and the resort strip of Portorož.
€5,090/m²Average, GURS 2025 report (2026). A Portorož studio sold at just over €10,000/m².
A quiet coastal enclave by the Italian border.
€5,480/m²Average, a coastal record. GURS 2025 report (2026).
Riverside apartments in the capital’s prime core.
Over €5,000/m²City median, GURS 2025 report (2026); a record €12,300/m² in Trnovo.
Lake and mountain villas in the Julian Alps.
€4,530/m²Average, up €710 in 2025. GURS 2025 report (2026).
Slovenia is not yet one of our Founding Partner Territories. See all Territories.
Developers
Slovenia has no international branded residences that we could identify, and the best-known Ljubljana schemes are completed and now sell only as resales.
How to buy
Timeline. About one to three months for EU and OECD buyers; longer where a reciprocity decision is needed.
Lawyers and lenders who serve foreign buyers can be listed on this page. To advertise, write to [email protected].
Taxes and fees
| Item | Rate or cost | Notes |
|---|---|---|
| Transfer tax | 2% | Paid by the seller by default; the contract may shift it to the buyer |
| VAT, instead of transfer tax | 22% or 9.5% | First supply by a business, and building land |
| Land registry court fee | €5 to €5,000 | Depends on value |
| Notary | Tariff-based | For certifying signatures |
| Item | Rate | Notes |
|---|---|---|
| Annual property tax | None nationally | A municipal charge for the use of building land (NUSZ) applies |
| Rental income | 25% flat | The same for residents and non-residents |
| Capital gains | 25% (0–5 years); 20% (5–10); 15% (10–15); 0% after 15 | A main home lived in for three years is exempt |
Residency through property
See also residency and golden visas.
Buying property gives no right of residence, and there is no special flat-tax regime for wealthy newcomers.
In force since 21 November 2025, for remote workers:
Founding Partners
Three places for Founding Partner Agencies and three for Developers in each Territory. Places are open.
Questions buyers ask
Yes. Citizens of OECD countries, including the United States, buy on the same terms as Slovenians, with no reciprocity decision.
The seller, by default. The 2% tax can be shifted to the buyer by contract. New builds sold by a developer carry VAT instead.
Not a general one. A 1.45% tax on second homes was proposed in December 2024 and did not pass; municipalities charge a fee for the use of building land.
No. Slovenia has no golden visa. Remote workers can use the digital nomad permit for up to a year.
Where to stay while you look
Selected by TheMediterranean.com · Gozd Martuljek, the Julian Alps
View the ResortSources
Checked 31 October 2026. Rules and rates change; confirm with a qualified lawyer and tax adviser before you buy. TheMediterranean.com is not a real estate broker, agent or finder, and nothing here is legal, tax or immigration advice.
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