The process of buying properties in Slovenia is relatively simple

Since joining the EU, the process of buying property in Slov\enia has been much simplified – and, in general, is less complicated and often faster than buying in the UK. Our step by step guide to buying property in Slovenia gives you the essential information and shows how we can help at every stage.

1. Finding the right property

For many overseas buyers the right area to buy in Slovenia will be determined by international travel connections, for others it is more about proximity to mountains, lakes, ski resorts or the coast. Once you have had a think about your needs fill in our Property Finder Form. We will then give you a free impartial assessment on your criteria and show you the properties on the site that fit you best.

We are confident that our hand-holding service is the most effective way available for foreigners to find the right property in Slovenia. The moment you register for this service you have free access to our expertise on Slovenia, its property and rental markets. When you are ready to go and see some property in Slovenia we will answer questions about the properties on our site but also search the market for properties that fit your criteria but that are not our site. This is particularly valuable for people looking in fast-moving and low-availability locations – which is a description which increasingly describes most of Slovenia. We can also search for land plots for those looking to build their own property and will shortly be launching a service that makes building your own property in Slovenia much easier.

Once you’ve got a shortlist of properties we will arrange a program of viewings with the relevant agents accompanying you ourselves where possible.

2. Financing your purchase

Think Slovenia have arrangements with a leading bank in Slovenia to offer our clients mortgages on property purchase in Slovenia on the basis of their income in their country of origin. Typically 70% is the maxmum loan to value and mortgages are offer on a repayment basis only. Please contact us for more details. At the moment we are not aware of any lenders in the UK that offer mortgages for purchase of properties in Slovenia, although this may change in coming years.

If you are buying from an agent you will need to pay him a percentage of the purchase price as unlike in the UK the agent works on behalf of the vendor and the purchaser. Typically, agents charge 4% + DDV (VAT at 20%) split equally between the two parties. Usually this price includes Zemljiška Knjiga (Land Registry) searches and sometimes also the cost of drawing up contracts.  As well as agents’ fees, you also need to cover the cost of translation of documents (sometimes by a certified translator), legal costs (depending what is covered by agents’ fees and whether you want independent legal advice), Land Registry inscription tax and currency transfer. Surveying is not commonly conducted in Slovenia – but should you want one Think Slovenia can arrange for a survey to be conducted relatively cheaply at short notice in all parts of the country. Overall we recommend that you budget circa 5% to cover the cost of purchase.  

3. Making an offer and finalising the deal

As in most countries, the price of property in Slovenia is negotiable and before making an offer we can help you to negotiate the best price with the agent or vendor. Once the offer is accepted there are several things that you need to do before the purchase can be concluded. We can assist you get through these essential steps quickly and easily.

Getting an EMŠO number. This is a unique identification number that Slovenians receive at birth. Foreigners can apply for and receive a number easily and relatively quickly.
Getting a tax number. A tax number is essential as it is used on every tax record. Property buyers can obtain theirs in the district where they bought the property. Again the process is relatively easy and quick.
Location and Land Registry and searches. The Land Registry system in Slovenia is mostly efficient and quick. The cost of searches are usually included in agents’ fees, but you will probably need help in interpreting the information.

Checking contracts. Usually you will be asked to pay a 10% deposit to secure the property. This is usually paid under the terms of a preliminary contract that states the basic terms of the sale and the conditions under which the deposit is paid. Following the deposit payment and preliminary contract, a main contract follows. We would always recommend careful checking of contracts, ideally by an independent legal adviser, which we can arrange.
Translating documents. At the very least you should translate contracts and Land Registry documentation. We offer a quick and efficient translation service for the translation of most documents.

Transferring funds to Slovenia. Using currency transfer specialists from payment of deposit onwards will save you a lot of money versus your high street. We recommend using currency transfer specialists FX Solutions for the transfer of funds to Slovenia, as they are a very well established company and will guarantee to beat any rate you may have been offered elsewhere. Contact us for more details.
Insurance. Buildings and content insurance through Slovenian firms is inexpensive and Think Slovenia can put you in touch with insurers with policies in English. Policies are usually adequate for people who have bought property in Slovenia for personal use only but if you are letting the property, you need to check carefully you are covered in respect of your liability to tenants. At present we are not aware of any UK insurers that do cover you fully in this respect – but we are anticipating that there will be policies on the market in 2007.

It is not common in Slovenia to formally survey properties after making an offer. It is possible to arrange, however, should you want that peace of mind. Once you have done these things you should carefully review everything with your lawyer and once both parties are satisfied, contracts can be signed. Thereafter an application is made to the Land Registry to register your interest and a handover meeting is arranged for you to take possession of the property.

4. Moving in

Once you’ve got the keys in hand the real work starts! Please click on Furnishing, renovation, letting and management for more information about how we can help make the most of your property in Slovenia.