Accommodation Slovenia

Finding accommodation

Short-term rental: For renting for a few days or weeks, platforms like Airbnb and Booking.com are popular. They offer a wide range of apartments and houses with the possibility of instant booking.

Long-term rental: For renting for months or years, it's recommended to use local real estate websites like Nepremicnine.net and Bolha.com. These resources contain current offers from owners and agencies. You can also contact real estate agencies specializing in long-term rentals.

Features for foreigners: Some landlords may be reluctant to rent to foreigners. It is recommended to clarify this issue in advance and, if necessary, engage local acquaintances or colleagues to assist in negotiations.

Real estate agencies: Contacting an agency can facilitate the process of searching and renting accommodation. However, note that agencies charge a commission, usually equal to one month's rent.

Property inspection: Before signing the contract, it is recommended to thoroughly inspect the property and document its current state to avoid disputes upon departure.

In Slovenia, a rental or purchase agreement plays a key role in various administrative and legal processes.

Foreign nationals are required to register their place of residence at the local municipality within eight days of arrival. A rental or purchase agreement is required for this.

For obtaining a residence permit, you need to confirm the availability of accommodation in Slovenia by providing a rental or purchase agreement.

To open a personal bank account, some banks may require proof of address in Slovenia, for which a rental/purchase agreement can be useful.

A rental/purchase agreement can serve as proof of address when obtaining a tax number.

When registering with the healthcare system, proof of residence is required, which is provided by a rental or purchase agreement.

When enrolling a child in a Slovenian school, you need to confirm residence in the corresponding school district. A rental or purchase agreement serves as the main evidence of residency in the area.

Thus, a rental or purchase agreement is an important document confirming your place of residence in Slovenia and is necessary for various administrative processes. It is recommended to always have a copy when interacting with government bodies and institutions.

Rental agreement

Written form: Slovenian law requires that the rental agreement be concluded in writing. The agreement must clearly state the terms of the lease, including the duration, rent amount, responsibilities of the parties, and termination conditions.

Lease term: Agreements may be concluded for a specific term (usually from one to three years) or an indefinite term. Established notice periods must be observed when terminating an agreement: usually one month for the tenant and three months for the landlord.

Rent and deposit

Rent: The amount of rent depends on the location and type of accommodation.

Deposit: Landlords usually require a deposit equal to one or two months' rent. This deposit is refunded upon departure if the property is left in proper condition.

Utilities

Payment: Utilities (electricity, water, gas, internet) may be included in the rent or paid separately. It is important to clarify this when signing the agreement.

Residence registration

Foreign nationals are required to register their place of residence at the local municipality within eight days of arrival. A rental agreement and a valid passport are needed for this.

Taxation

Rental income is subject to income tax. Landlords are required to declare rental income and pay the applicable taxes.

Furnishing

For long-term rentals (one year or more), accommodation is often rented unfurnished. Such apartments usually only include basic household appliances (stove, oven, sometimes a refrigerator and washing machine).

On the market, there are apartments with a minimal set of furniture (wardrobes, kitchen sets, table, and chairs), especially in new buildings.

For short-term rentals (a few weeks or months), the accommodation is usually rented fully furnished. This is convenient for temporary tenants such as tourists, students, or people on business trips. Such apartments are also more often equipped with everything necessary for living, including dishes, bed linen, and even the internet.

Possibility for foreigners to acquire real estate

Citizens of European Union countries: have the same rights to purchase real estate as Slovenian citizens.

Citizens of non-EU countries: may purchase real estate on the condition of reciprocity, meaning if Slovenian citizens have similar rights in the buyer's country.

Finding a property:

Use online platforms such as Nepremicnine.net and Bolha.com, and also contact local real estate agencies to find a suitable option.

Specifics for foreign buyers

Company registration: For citizens of countries outside the EU, the optimal option is to register a limited liability company in Slovenia. After registration, the company can purchase real estate in its own name.

Additional recommendations

It is recommended to use the services of a lawyer specializing in real estate to ensure the security of the transaction.

Before purchasing, it is important to conduct a technical inspection of the property to identify possible hidden defects.

In Slovenia, real estate insurance is not mandatory by law. However, it is strongly recommended to protect your property from unforeseen events such as fires, floods, earthquakes, and other natural disasters.

When insurance may be mandatory:

If you are purchasing real estate with a mortgage loan, banks usually require insurance of the property as a condition for providing the loan.

Structure of utility services

Electricity: Supplied by different companies, and consumers have the right to choose their supplier. Electricity bills usually come separately.

Gas supply: Gas is often used in apartment buildings, with several companies offering the service. Gas bills also come separately.

Water supply and sewage: Cold water rates may vary depending on the region.

Heating: In apartment buildings, gas heating is usually used; in private houses - oil or wood. Electric heating is less common.

Garbage removal: Paid separately and depends on local rates.

Cost of utilities

Utilities expense depends on the type and size of the accommodation, season, and consumption. On average, for a two-room apartment in Ljubljana:

Summer period: about 130 euros per month.

Winter period: bills may reach 500 euros per month due to heating costs.

Methods of payment

Bills for each service usually arrive separately, each in a sealed envelope. Payment can be made in the following ways:

Bank transfer: through a Slovenian bank account.

Payment in bank or post office: in cash or by card.

Online banking: through your bank's internet banking.

Choosing suppliers

In Slovenia, there is no monopoly in the sphere of utility services. Consumers have the right to choose their gas, electricity, and communication service providers, allowing them to find optimal rates and conditions.

Management companies

In apartment buildings, management and maintenance are carried out by management companies, which charge a fee for their services. The fee amount depends on the type and condition of the building.

Understanding the features of paying utility bills in Slovenia will help manage expenses effectively and ensure comfortable living.

Living in apartment buildings in Slovenia is regulated by a combination of legislative norms and internal rules established by the residents themselves.

Legislative basis

According to Slovenian law, apartment owners (floor owners) have certain rights and obligations aimed at maintaining order and safety in apartment buildings. They can make decisions on the management and maintenance of common parts of the building, including choosing a manager and approving internal regulations.

Internal Rules

The internal rules are established by the apartment owners and regulate the main aspects of communal living. Although adopting these rules is not mandatory, it is strongly recommended to ensure order and mutual understanding among residents.

The main provisions of the internal rules may include:

Quiet Hours: Definition of periods during which noisy work and activities are prohibited to ensure residents' rest.

Use of Common Areas: Rules for using stairways, corridors, basements, and other common spaces, including their cleanliness and order.

Pets: Conditions for keeping pets, such as the requirement to use leashes or muzzles in common areas.

Security and Order: Measures to ensure safety, including rules for using locks, lighting, and other systems.

To adopt the internal rules, the consent of owners holding more than 50% of the shares in the building's common property is required.

Manager

In apartment buildings with more than two owners and eight separate parts, the owners are required to appoint a manager. The manager can be an individual or a legal entity registered to manage real estate. Their duties include:

Ensuring regular maintenance and operation of the building's common areas.

Allocating expenses and collecting payments.

Managing the reserve fund and common assets.

Representing the owners' interests in legal and administrative matters.

Appointing a manager requires the consent of owners holding more than 50% of the shares in the common property.

Owners' Meeting

An owners' meeting can be convened by the manager, the oversight committee, or owners holding at least 20% of the shares. Decisions are made by a majority vote of those present unless otherwise provided by law.

Residents' Responsibilities

Residents are required to adhere to the internal rules, maintain cleanliness and order in common areas, respect neighbors' rights, and not disturb public order. In case of serious violations, such as systematic non-compliance or creating a safety threat, owners may file a lawsuit for eviction of the offender.

Volume of New Construction

In recent years, Slovenia has seen active residential construction, especially in major cities such as Ljubljana and Maribor. New constructions offer modern apartments with improved layouts and energy-efficient technologies. However, demand for new housing often exceeds supply, affecting price growth.

Comfort of Offered Housing for Rent and Sale

Rental: The rental market offers both fully furnished and partially equipped apartments. Many properties are equipped with necessary appliances and provide comfortable living conditions.

Sale: Various types of properties are available—from apartments in multi-unit buildings to private houses and villas. New constructions generally meet modern comfort standards, including energy-efficient systems and quality building materials.

Prices by Region

Real estate prices in Slovenia vary significantly by region:

Ljubljana: The average price per square meter is about 2,200 euros.

Resort Towns: Prices are comparable to Ljubljana, especially in coastal areas.

Small Settlements: Housing costs are lower, roughly 1,400 euros per square meter.

Types of Residential Real Estate

The market offers a variety of options:

Apartments: From studios to multi-room apartments in cities and suburbs.

Houses and Villas: Private houses, townhouses, and luxurious villas, often with adjoining land plots.

New Constructions: Modern residential complexes with improved infrastructure.

Supply and Demand Ratio

In some regions, especially in the capital and along the coast, demand for real estate exceeds supply, leading to price increases. In less populated areas, the market is more balanced, and prices remain stable.

Understanding the features of the Slovenian real estate market will allow you to make an informed decision when choosing housing for rent or purchase that meets your needs and budget.

Minimum cost of living

The minimum monthly expenses for one person are about 800 euros, excluding rent. For a family of four, these costs can reach 2500 euros.

Housing rent

The rent cost depends on the region and type of property:

Ljubljana (capital):

1-bedroom apartment: from 400 to 700 euros per month.

2-bedroom apartment: from 700 to 1000 euros per month.

3-bedroom apartment: from 1000 to 3000 euros per month.

Other cities: Rent in Maribor and other smaller cities is usually lower than in Ljubljana.

Utilities

Monthly utility expenses include heating, water, electricity, and waste disposal:

For two people: about 150 euros.

For a family of three to four people: 200–250 euros.

Groceries

Average monthly grocery expenses for one person are about 150 euros.

Transport

Public transport:

Bus ride in Ljubljana: 1.3 euros per trip.

Monthly pass: about 37 euros.

Personal transport:

1 liter of gasoline: approximately 1.4 euros.

1 liter of diesel fuel: about 1.2 euros.

Mobile communication and internet

Mobile communication: 20–25 euros per month.

Education

Kindergartens: about 400 euros per month per child.

School education: free, but the cost of school materials falls on parents.

Healthcare

Healthcare in Slovenia is provided through mandatory and additional health insurance. Employers pay contributions for their employees, but private health insurance may cost from 45 euros per month.

Entertainment and leisure

Restaurants:

Set meal: 7–10 euros.

Pizza or pasta: about 7 euros.

Sports and fitness: Gym membership: 30–50 euros per month.

Overall estimate of the cost of living

Considering the aforementioned expenses, a comfortable life in Slovenia for one person requires an income from 1500 euros per month.

Social support

Slovenia provides social assistance to citizens and foreign residents with a permanent residence who experience financial difficulties. The amount and conditions for receiving social assistance depend on the applicant's income, property, and family status.

Housing subsidies

Low-income families and individuals can apply for subsidies to pay for housing rent. The subsidy amount is determined based on family income, rent cost, and other factors.

Support for students

Students in Slovenia have access to various forms of government support:

Scholarships: Provided based on academic performance, social status, or specialty.

Benefits: Discounts on transport, food, and accommodation.

Subsidies: Financial assistance to cover educational and living expenses.

Foreign students can also apply for some types of support, depending on their status and exchange programs.

Entrepreneur support programs

The Slovenian government actively supports the development of entrepreneurship through:

Grants and subsidies: Financing innovative projects and startups.

Tax benefits: Reducing the tax burden for new businesses.

Training programs: Trainings and consultations for aspiring entrepreneurs.

Integration programs for immigrants

To promote the social integration of immigrants in Slovenia, the following measures are implemented:

Slovenian language courses: Free or subsidized classes to improve language skills.

Cultural programs: Events aimed at getting acquainted with Slovenian culture and traditions.

Social support: Consultations and assistance in adapting to a new environment.

Healthcare support

Slovenia ensures universal access to medical services through mandatory health insurance. Additionally, subsidies are provided for certain population groups, such as retirees, disabled people, and low-income citizens, to cover the cost of medicines and medical services.

Energy sector subsidies

In response to the energy crisis, the Slovenian government has developed schemes to support the population, including limiting gas and electricity prices for small and medium-sized enterprises and the population, as well as reducing VAT on electricity from 22% to 9.5%.

Programs for Youth

Youth in Slovenia can take advantage of various programs aimed at increasing employment, vocational training, and skill development. The government offers internships, advanced training courses, and subsidies for employers hiring young professionals.

Support for Families with Children

Families with children are entitled to various forms of support:

Child Benefits: Monthly payments, the amount of which depends on family income and the number of children.

Subsidies for Kindergartens: Reduced fees for attending preschool institutions.

Parental Leave: Paid leave for both parents for child care.

It is recommended to contact the relevant government institutions or consult with experts for up-to-date information and assistance in obtaining the necessary documentation.