This article is three articles on one page, for three readers of the same city: the renter, the buyer and the seller. All three read the same registers, the ETN real-estate transaction register and GURS's generalised values, but each looks for a different number.
We start together: a map of the 17 quarter communities and a lookup that shows, for a chosen district and size, what has been measured, with its n. Then each reader has a part. Rents are registered, filed with the tax authority, and are a lower bound of the market; that is said beside every figure, because the gap between the register and the market is itself one of the findings.
Ljubljana by district
Choose what the map shows. Renting is dearest per m² in Center (€10.3) and cheapest in Golovec (€7.2). For a flat of the same size, 40–60 m², the districts differ by €170 a month. For buying, the range in price per m² is wider, 2.8 times between Trnovo and Sostro, but the entry price for one size differs only 1.38 times. A district with fewer than 40 lettings or 30 sales is blank, not estimated.
Your district, your size
Pick a district and a size. The renter sees the range of registered rents from the 10th to the 90th percentile; the buyer the entry price (the cheapest quarter of sales), the median and the ratio to the generalised value; the seller the price per m² with the middle half of sales, and what the same flats of that size gained when sold twice. Under 20 contracts or sales a cell is silent and shows the city's figure. The lookup estimates nothing: everything is measured on contracts.
Every cell is measured on the contracts in that district and size; under the floor the cell is silent. It is not an estimate of your flat: within a cell prices differ by about as much as the range says.
I. The renter
What renting costs, how wide the range is, and what the rental register does not see.
Rents have risen by a third to a half since 2015
The median registered rent for a flat under 40 m² rose from €250 to €320 (+28%), for 40–60 m² from €320 to €450 (+41%), for 60–80 m² from €400 to €590 (+48%). That is 42,766 market contracts with re-filings removed. Operating costs are extra in 87% of them.
This is not the market; it is the register. Live adverts sit at the top of this distribution; the gap is measured in What the adverts show, which we do not repeat here.
Registered market rents, re-filings removed. Operating costs are mostly extra. Asking rents are higher.
Source: ETN, GURS · bloki.si
The data stop in 2024
A contract appears in the register once it is filed, and for lettings the lag is often over a year. 2024 holds as many contracts as a typical year (about 5,094); 2025 now holds 774, 15% of a typical year, and 2026 169. Any figure for "current" rents in Ljubljana is a figure for 2024. That is why every rent in this article ends there.
A contract counts once it is filed, and for lettings that lag often exceeds a year. 2025 and 2026 are incomplete years of the register, not of the market.
Source: ETN, GURS · bloki.si
What renting costs, by size
For a 40–60 m² flat the median is €450, the 10th percentile €175 and the 90th €750. The median is the number a renter cannot use: the market they meet is adverts, and those sit at the right end of the line.
A small flat is the dearest per m². Under 40 m² a square metre has a median of €10.6, over 120 m² €6.9: 55% more. For a 31 m² studio that is about €116 a month. A kitchen and a bathroom cost the same in a small flat as in a big one, and demand for one-person flats is the strongest.
The thick bar is the middle half of contracts, the thin line the 10th to 90th percentile.
Source: ETN, GURS · bloki.si
Registered market rents, re-filings removed. Operating costs are mostly extra. Asking rents are higher.
Source: ETN, GURS · bloki.si
The luck factor
All 3,848 contracts for 40–60 m² from 2023–2024: the cheapest tenth pays under €175, the dearest over €750, 4.3 times as much for the same size in the same city. Half lie between €300 and €600.
The spikes on the chart are real: rents are round sums, and each of €300, €400 and €500 has at least 283 contracts. The left tail includes family and below-market arrangements, which the register does not separate from market ones.
The left tail includes family and below-market arrangements, which the register does not separate.
Source: ETN, GURS · bloki.si
What the rental register does not see
Every private letting should be filed. In 2024, 8,148 Ljubljana dwellings, 5.9%, had a valid market contract, from 7.7% in Šiška to 1.3% in Sostro. The map above ("share let") cannot separate two things: districts differ in how much is let, and landlords differ in whether they file.
Two measurements show where the register is silent. Large flats barely exist in it: 12.2% of flats under 40 m² have a filed letting against 1.2% of flats over 120 m², 10 times fewer; the 31,842 largest gave 372 filed lettings. Companies own 3,830 Ljubljana flats, and 69% have never been filed as let, in any year. A company does not live in a flat; whether it is empty, for staff, let to visitors or let unfiled, the register cannot say.
A letting counts if its term covers any part of the year; a missing term is taken as 12 months. Non-profit tenancies are left out, because they are filed once, open-ended.
Source: ETN, GURS · bloki.si
Private owners carry no identity in the register, so only institutions are visible. The chart cannot tell an empty investment from own use, visitor letting or an unfiled letting.
Source: ETN, GURS · bloki.si
A yield nobody would accept
Divide the registered yearly rent by the GURS generalised value of the same flat, and the median gross yield in 2024 is 2.6% (1.9% in 2015). That is before costs, taxes and empty months. Either Ljubljana's landlords really let for so little, or the rents in the register are not the rents being paid. The adverts point to the second.
Gross yield: a year of registered rent ÷ the GURS generalised value of the same dwelling. No costs, taxes or empty months.
Source: ETN, GURS · bloki.si
II. The buyer
What buying costs, how to tell you are overpaying, what carries a premium and how much choice there really is.
What buying costs, and why size is the cheapest thing to buy
Unlike a renter, a buyer chooses with a budget, so this is the total price. The median 40–60 m² is €202,000, 60–80 m² €253,000. The cheapest tenth of the largest band costs up to €233,703, for 6.1 times the floor area. There are 4,984 sales from 2023–2026; unlike the rental side, the sales side of the register is not thin.
Every extra square metre is cheaper. Under 40 m² a square metre has a median of €4,682, in the largest band €1,352, 3.5 times less. The largest bands are mostly houses, so part of the fall is land, not floor area.
Contract prices of clean sales, without below-market, nominal or implausible transfers and co-owned shares. The largest bands are mostly houses with land.
Source: ETN, GURS · bloki.si
Contract prices of clean sales, without below-market, nominal or implausible transfers and co-owned shares. The largest bands are mostly houses with land.
Source: ETN, GURS · bloki.si
How to tell whether you are overpaying
The GURS generalised value can be looked up free for any property. Divide the price by it and you have a ruler: half of Ljubljana's buyers paid between 0.81 and 1.12 times the value, with a median of 0.95. The cheapest tenth bought below 0.65, the dearest above 1.29. On a €250,000 flat that range is €157,867.
The ruler is bent, and differently by district. In Center buyers pay 0.88 of the value, in Posavje 1.03, a 17% gap. Center is not a cheap district: by price per m² it ranks 2 of 17, dearest first. The GURS model values it high, so buyers there pay below value. The ratio places you among buyers in the same district; it does not give the flat's value.
The GURS generalised value is a national model and is biased by district: the ratio places you among buyers, it does not give the flat's value.
Source: ETN, GURS · bloki.si
The GURS generalised value is a national model and is biased by district: the ratio places you among buyers, it does not give the flat's value.
Source: ETN, GURS · bloki.si
What waiting has cost
The median 60–80 m² flat of 2023–2026 (€253,000), placed in 2025 and carried back by the city's index: in 2015 it would have cost €112,246, in 2025 €253,000, +125%. 2024 → 2025 alone added €27,004, about €2,250 a month.
The series ends at 2025, the last closed year; 2026 has only some of its quarters. The index measures what happened and says nothing about next year.
One flat, carried back by the city's price-to-value index. The series ends at the last closed year. The index measures the past and is not a forecast.
Source: ETN, GURS · bloki.si
What is worth paying for, and what is not
For flats of 40–80 m² (2,526 sales) we compare the median price per m² of groups that differ in one attribute. A flat built after 2000 carries +21% over a pre-war one. A lift on low floors +8%, the third floor or higher over the ground floor +5%.
The register's renovation flag carries no premium: −2.4%. GURS records partial works it knows of (roof, façade, windows), not a renovated flat. If a seller builds the price on that flag, you pay for it. These are group medians, not a model: the attributes are tied to each other and to location.
Group medians at the same size, not a hedonic model: the attributes are tied to each other and to location. A renovation year in the register means partial works GURS knows of.
Source: ETN, GURS · bloki.si
Buy or rent
The median price divided by a year of the median registered rent for the same size: from 40 years for small flats to 28 for large ones (40–60 m²: 37 years). The smaller the flat, the worse a purchase against renting, because price per m² falls with size faster than rent does. The levels are high because registered rents are low; with asking rents the years would be fewer. The comparison with other towns is in What a town gives for its price.
Registered rents are low, so the years are high; with asking rents they would be lower. Gross, without upkeep, taxes or interest.
Source: ETN, GURS · bloki.si
There is little choice, and the district matters less than it seems
In 2023–2025 about 1,368 dwellings a year sold in the whole of Ljubljana, 114 a month; about 357 of 40–60 m². Against 138,330 dwellings that is 1.0% a year: roughly one in 101 sells. The register knows only completed sales and no listing date, so it cannot say how long a sale took.
Searching within a district pays more than moving to a cheaper one. For 40–60 m², in the average district the dearest tenth is 1.8 times the cheapest, while the medians of all 15 districts lie within a 21% band. Districts are not interchangeable (they differ in what a flat is), but the range inside is wider than the range between. District prices for a family leaving the city are in Where a family can move.
Completed sales, not adverts. The register has no listing date, so it cannot say how long a sale took.
Source: ETN, GURS · bloki.si
The same size band in both comparisons. Districts are not interchangeable: they differ in what a flat is.
Source: ETN, GURS · bloki.si
III. The seller
What your flat is worth, what it has really gained, and what this data cannot tell you.
Price per m² by district and size
Find your row and column. Read down a column, not along a row: price per m² falls steeply with size, so a small flat and a large house on the same street are in two different markets. Each cell is the median of at least 20 sales from 2023–2026; the middle half of a cell's sales typically lies ±15% around it.
Every cell is measured on the contracts in that district and size; under the floor the cell is silent. It is not an estimate of your flat: within a cell prices differ by about as much as the range says.
Source: ETN, GURS · bloki.si
What the same flats have really gained
The one measurement in this database that holds the property constant: the same flat, sold twice, 3–12 years apart. 1,151 such pairs from 2015–2026. Flats bought in 2015 had gained +71% by their resale (a median 6 years later); the least, those bought in 2022, +38% in 3 years. Both ends are a price somebody really paid for the same flat.
It is an upper bound: some were renovated between the sales, and the register cannot separate renovation from the market.
The same measurement checks the index. For the same pairs the city's price index predicts a median 1.49 times; they actually gained 1.55 times: the index understates growth by 3.8%. For a seller who reads the index as a floor that is the safer direction, and part of the gap is work the index cannot see.
The same flat sold twice, 3–12 years apart. An upper bound: some were renovated in between, and the register cannot separate renovation from the market.
Source: ETN, GURS · bloki.si
The same flat sold twice, 3–12 years apart. An upper bound: some were renovated in between, and the register cannot separate renovation from the market.
Source: ETN, GURS · bloki.si
Where the market is now
The city's index of price against the generalised value of the same flat (100 = Slovenia 2023) rose 125% from 2015 to 2025, and +11.9% in the last closed year alone (2024 → 2025). Because it measures the ratio to the same flat's value, it does not depend on which flats sold in a year. 2026 is partial. The index is a record, not a forecast.
The price-to-value index from Ljubljana's sales; a partial year does not yet have four closed quarters.
Source: ETN, GURS · bloki.si
Two flats, one building, two prices
In a group of comparable flats (same building, size and age) the dearest sale is typically 18% above the cheapest, and in one group in ten 2.0 times or more. On a €250,000 flat the typical gap is about €43,785. Part is condition and floor, part the timing of the sale, part who sat at the table. The data cannot say which end you are at; it says that end is worth negotiating for.
From property_benchmark: a group is the same building, size and age. It does not say which end of the range you are at.
Source: ETN, GURS · bloki.si
Where a buyer turns up sooner
Each year 9.9 of every 1,000 Ljubljana dwellings change hands, one in 101. The liveliest district is Šiška (12.0), the quietest Rožnik (4.8), 2.5 times fewer. In a quiet district a buyer and a comparable sale are the same scarce thing. This measures how often a district sells, not how long your sale would take.
Completed sales only; it measures how often a district sells, not how long your sale would take.
Source: ETN, GURS · bloki.si
Do not compare houses and flats by the m²
A flat in Ljubljana fetches a median €3,922 per m², a house €1,999, 2.0 times less. In total, though, the house is dearer: €345,896 against €221,000. A house's price also pays for its land (100% of house sales include it, 8% of flat sales), and dividing by floor area charges the garden to the living room. Whoever prices a house off flats will ask too much; compare a house only with houses.
A house's price also pays for its land, so its price per m² of floor is not comparable with a flat's.
Source: ETN, GURS · bloki.si
What this data cannot tell you
How long the sale will take. The register records completed sales, never adverts, and holds no listing date anywhere.
What asking prices are. Only the contract price is filed. Adverts are measured in What the adverts show.
Who buys. ETN holds no party to the transaction: no buyer, no seller, no citizenship. Ownership is a separate register, where all private owners share one marker.
Whether it was renovated. The register's renovation flag is partial and carries no premium (−2.4%), so no price can rest on it.
§ How it is calculated
Sources. GURS's real-estate transaction register (ETN) for lettings and sales, GURS's generalised values, the building cadastre for dwellings (building parts in residential use) and the boundaries of the City of Ljubljana's 17 quarter communities. Institutional ownership from the register of owners; private owners carry no identity in it.
Lettings. Market contracts (without rents set by law), one row per contract (re-filings removed), the year the contract began, the rent that belongs to the dwelling, and a dwelling large enough to compare. The ranges cover 2023–2024, because later years are incomplete in the register. A letting is "valid in a year" if its term covers any part of it; absurdly long terms are capped, and a missing one is taken as a year. Non-profit tenancies are left out of the share let, because they are filed once, open-ended.
Sales. Clean sales of a single dwelling (no bundles, shares, below-market, nominal or implausible prices against value), the contract year, and the price that belongs to the dwelling. Marketability is not a filter, because GURS has not finished checking the latest years. The period is 2023–2026; sales a year use only the closed years 2023–2025.
Price ÷ value is the ratio to the generalised value of the same flat on the same date. The index is the city's index of that ratio, so it does not depend on which flats sold in a year. Repeat sales are consecutive sales of the same building part 3–12 years apart; for the same pairs the index predicted growth from the purchase year to the sale year.
Floors. The map shows a district with at least 40 lettings or 30 sales, price ÷ value for districts with at least 60 sales, the lookup a cell with at least 20, repeat sales a purchase year with at least 25 pairs. The browser computes nothing; it only selects and draws.
What differs from the studies' figures. The five individual adverts the renter study compared with the register are not shown (the site shows no individual advert), nor the yield band derived from them. The cost of waiting ends at the last closed year. The years of rent for a purchase divide by lettings of 2023–2024.
Can the Bloki server answer questions like these?
For a given flat, street or district the server gives prices, rents, comparable deals and a valuation; how long a sale takes and who buys, nobody knows.
- Yes
What are rents and prices in my district?
Comparable deals scoped to a quarter community, with a median and n; levels by size and age for a settlement or municipality.
find_comparablesmarket_stats - Yes
What is my flat worth?
Several independent anchors and the spread between them, with the segment's measured error; the GURS generalised value on its own.
estimate_valuevaluation_base - Yes
What is my price of some years ago worth today?
The price carried by the place's price index, and the index itself.
carry_price_forwardprice_index - Yes
How many lettings are filed?
Filed lettings against the dwellings they could have come from, by area.
letting_gap - Partly
What do adverts ask?
Asking prices and rents by size, but an advert is not a contract.
asking_prices - No
How long will the sale take? Who is buying?
The register has no listing date and no party to the deal. The server says so rather than guess.
data_limitations