В предприятии Think Slovenia работаем с широким спектром инвеститоров, от частных покупателей домов для отдыха до больших инвестиций, сосредоточивающихся или на застройку, или на покупку недвижимостей в туристических регионах или для долгосрочной аренды. Мы специализируемся в рынке словенской туристической и резидентской недвижимости, но всё ещё мы можем вам помочь и связать вас с большим кругом партнеров и найти для вас до 25.000 недвижимостей на словенском рынке. Наша страница предлагает вам общую информацию о словенских недвижимостях, но наши услуги можно адаптировать каждым желаниям клиента. Пожалуйста, нажмите здесь за подробную информацию о наших услугах или пишите нам. Информацию для коммерческих инвеститоров / девелоперов можно найти здесь.
Slovenia was one of the EU’s fastest growing economies in 2017/18 with 5% GDP growth in 2017. Historically with its strategic geographical position, proximity and interdependence with Austria and Italy, Slovenia was the most prosperous member state of the former Yugoslavia and indeed of all the European communist states. Slovenia gained its independence from Yugoslavia in 1991 and made rapid progress to transform itself into a modern European market economy with well-developed infrastructure and a well-educated work force. Slovenia’s economic performance since EU accession in 2004 was impressive with the country taking a number of tangible steps to improve the business climate and take advantage of its strategic location to gain significant levels of foreign investment. Slovenia’s strong economic performance in the early years of the millennium meant that the country was the first of the new EU entrants in 2004 to join the Euro in January 2007. Like many of its neighbors the Slovenian economy had a tough time during the years of the European and global economic crises but returned to sustained economic growth in 2014. More general information on Slovenia its economy and regions can be found here. Click here for a simple guide in English to Slovenia's tax regime.
|The Slovenian Economy - Key indicators|
|GDP per capita (LCU) in 2017||20.815 EUR||Inflation in 2018||1.4%|
|Growth in GDP in 2017||4.9 %||Exports of goods and services in 2017||35.63 billion EUR|
|Projected annual GDP growth for 2017||3.7 %||Imports of goods and services in 2017||26.90 billion EUR|
|% share of GDP 2017||Unemployment in 2017||5.0 %|
|Agriculture||1.7 %||Major industries||Wood products, textiles, chemicals and electronics|
|Construction||4.8 %||Main agricultural products||Wheat, sugar beets, cattle and sheep|
|Industry||23.7 %||Main exports||Machinery, equipment & finished products (chemicals and food)|
|Services||56.7 %||Trade partners||Over 76.7 % of exports are to the countries of the EU|
|LATEST PRICES||2016Q3 vs 2015Q3||2016Q3 vs 2016Q2|
|All Dwellings||-2.20 %||+6.67 %|
|Newly Built Dwellings||-24.14 %||+0.73%|
|Existing Dwellings||+0.57 %||+7.15 %|
|Existing flats - Ljubljana||-5.39 %||-4.64 %|
|Number of Transactions||-15.83 %||-17.18 %|
2016-2018 in Slovenia have seen rapid and sustained growth in real estate prices and transaction numbers in the Slovenian real estate market lead by Ljubljana and pricing returning to its 2008 peak. At the back end of 2018 there were signs that this market growth was slowing, which has been seen by most commentators as beneficial to avoid the market overheating. Prior to this period of growth the global financial crisis and European debt crisis of the late 2000s had a significant impact on the Slovenian property market and construction sectors, with prices in the real estate market bottoming out in mid 2014 at around 15-20% below pre-crisis levels and transaction numbers declining sharply.
Ljubljana and the leading coastal and mountain resorts remain the most expensive parts of the country to buy in, however in the last few years there has been some flattening of the price differentials between the cheapest and most expensive areas. This said there is still a wide variation in prices charged for similar properties and there are occasional bargains to be found - especially for rural mountain properties - which is why we always recommend our clients let us undertake a bespoke search against their criteria, so they understand the extent of what is on the market that suits their needs.
A particularity of the Slovenian market is the relatively low level of transactions per capita meaning that the supply of properties on the market is limited in many areas and property fitting defined criteria can be hard to find.
2017 and 2018 have both been record years in Slovenian tourism with significant growth on most measures and in most regions. Tourism has been one of the brightest spots of the Slovenian economy for a number of years and the steady growth no sign of slowing up. This has been driven by the fact that so many of Slovenia's strongest characteristics are "on-trend" with trends in tourism - such as green and active holidays, due to the gradual improvement in tourist infrastructure from attractions to accommodation and to the success of the country overall and individual resorts / regions in promoting themselves. This upwards trend in Slovenian tourism is of particular relevance / interest to buyers of Slovenian holiday homes as many tourist areas have seen property growth which has tended to beat market averages and steadily improving conditions for tourist property rental.
Offers & negotiations
Generally the property purchase process in Slovenia is quick and straightforward with an efficient and comprehensive Land Registry system. As in most countries the price of property in Slovenia is negotiable and the first stage in the purchase process is for parties to agree the price and other main conditions of the sale. 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, but care should be taken if your offer is to be dependent on the findings of the survey and it is sometimes better to survey before making a formal offer.
Contracts & deposit
In most cases once a price is agreed a main sales contract is drafted which outlines the core terms of the sale and obliges each party to complete the sale within a given time frame. Usually the signature of the contract is followed by payment of a deposit of 10% of the purchase price. In some cases a preliminary contract is signed to agree terms relating to the payment of the deposit and the main sales contract is signed later. The deposit has a special status under Slovenian law meaning that the buyer will lose it if he is responsible for the sale not completing and the seller is obliged to return the deposit and pay the buyer the same amount again if he is responsible for non-completion. The signature of contracts can be done remotely or usually more advisedly face to face at a notary using the notary contractual format which offers buyers and sellers alike additional legal protections in the event of a dispute.
Before a main sales contract can be signed key paperwork needs to be obtained often including a certificate about the intended usage of the real estate in question and for foreign buyers, Slovenian registration and tax identification numbers. In the event of the real estate having special status of some sort (e.g. agricultural land / located in a National Park / protected status) various documents must usually be obtained before signing a main sales contract. Land Registry searches to check the ownership status of the real estate should be conducted before signing the contracts and contracts should be carefully checked by a specialist and translated if appropriate, although unless the translation is court certified it will be the Slovenian version of the contract that must be signed.
Tax & notarization
Once the main sales contract is signed and any contractual impediments to the completion of the sale resolved, the sales tax can be paid on the transaction (2% sales tax for resale properties, VAT payable on new properties / some land types, capital gains tax payable in some circumstances). Common practice is that the sellers pay the tax on the sale. Once the tax has been paid, all the conditions of the sale are met and any impediments resolved the seller’s signature on the contract is certified by a notary and once notary certification is complete, payment of the outstanding purchase price can take place. Buyers should be careful to ensure that before payment, the certified version of the main sales contract is held securely by a third party and / or they are in possession of a copy of the certified contract.
Land registry inscription
After payment they or their representative will need a copy of the certified contract in order to make a Land Registry inscription of the ownership and possession rights as laid out in the sales contract, which should happen as soon as possible after the contract is certified and payment made. If necessary notations can be placed in the Land Registry between contract signature and payment to ensure that there are no changes to the Land registry status prior to Land Registry inscription of the buyer's ownership rights.
Costs & handover
Typically, Slovenian real estate agents charge 4% + DDV (VAT at 22%) split equally between the buyer and seller. On top of the agents fees sellers usually cover costs of the taxes and certification of the sales contract by a notary. Buyers usually pay for Land Registry inscription. Translation of documents where appropriate is paid by the party requiring translation. The final stage of the process is to arrange the hand over. Usually for Slovenia property this takes the form of a face to face meeting at the property where keys are handed over, meter readings are taken and a handover record signed giving the buyer total responsibility for real estate. Once you’ve got the keys in hand the real work starts! Please see our Slovenian Property Renovation and Property Management sections for more details of how we can help you once you have purchased a property – we have a range of services to help you renovate, furnish, let and manage your Slovenian property.
Anti speculative tax regulations, availability of credit and tight planning regulations and procedures can make property development in Slovenia a challenging enterprise. On the other hand it also makes it less competitive than some other markets and the availability of skilled trades / craftsmen is good. Prospective developers should also bear in mind that the relatively strong culture of self building in Slovenia means that market does not always price the risk and work involved in management of the development / renovation of Slovenian property as highly as some other markets. We have worked with a wide range of developers and assisted clients with a very broad range of developments in Slovenia. Please click for our dedicated page for renovations, our page for professional developers / investors or alternatively contact us to discuss your individual requirements.
The residential rental market is smaller on a per capita basis than many Western European countries due to the high levels of home ownership in Slovenia. This said the rental market is buoyant in Ljubljana, with its large student population with gross yields of 3-6 % achievable. Ljubljana remains by far the biggest rental market in Slovenia with around 40% of long term rental transactions, up to two thirds of which are in studio / 1 bedroom apartments of under 60m2. The tourist rental market is also of interest to many foreign investors with gross yields of as high as 8% possible in and around the main Slovenian tourist resorts and with some of the mountain areas offering genuine year round rental potential. We recommend all potential investors interested in Slovenian property rental for tourism to take advice prior to purchase and to be aware of the procedures for registering / setting up for tourist rental. Please click here for more information on Slovenian property rental and management.