Every building is described in the register by the same properties: form and size, the number and size of its flats, age, renovations, structure, attachment to its neighbours. From them, the likest buildings anywhere in the country can be found for any building, without regard to where they stand.
Comparing a building's value with that of its twins elsewhere then leaves what its properties do not say: location.
What location adds
Each of 550,850 valued buildings was compared with its 20 likest buildings standing more than 10 km away. The median ratio is 1.02: the typical building is worth what its twins elsewhere are. The spread is wide: 44% of buildings are worth at least a tenth more than their twins, 40% at least a tenth less.
Ljubljana: 2.00 times. The coast and the resorts add more still: Portorož 2.81, Bled 2.71, Piran 2.33, Kranjska Gora 2.24. Least: Metlika (0.64) and Lendava (0.65), where the same building is worth under two thirds of its twins.
The location premium by settlement
The median ratio of a building's value to its twins elsewhere, by settlement. Hover over a settlement.
Location adds most
- Portorož2.81×1,128 buildings
- Bled2.71×1,537 buildings
- Piran2.33×1,138 buildings
- Kranjska Gora2.24×574 buildings
- Koper2.03×3,727 buildings
- Izola2.02×1,522 buildings
- Ljubljana2.00×35,288 buildings
- Jagodje2.00×542 buildings
Location adds least
- Metlika0.64×729 buildings
- Lendava0.65×623 buildings
- Turnišče0.67×442 buildings
- Mežica0.67×559 buildings
- Odranci0.67×510 buildings
- Semič0.68×851 buildings
- Hrastnik0.68×476 buildings
- Črnomelj0.71×1,193 buildings
Settlements with 400 or more valued buildings. The median of the settlement's buildings.
The same building, another price
Trnovski pristan 22 ("Močerad") is a Ljubljana block from 2003: 4 storeys, 15 flats of about 219 m². Of its 10 likest buildings in the country, 9 are in Ljubljana, all blocks of large flats from 2005–2025: the likest buildings mostly stand in the same city. Even within one city the value varies, from €4,400 to €7,130 a m².
The first twin in each of five other towns sits further down the similarity list, but is still such a block: Medvode €3,986, Lesce €3,409, Brode €2,572, Izola €5,053, Brežice €2,885. The dearest is worth 2.0 times the cheapest.
Trnovski pristan 22 and its twins
The buildings within 200 m of the twin in each town. Red is the twin; pick a town.
The view needs WebGL; the same numbers are below.
Similarity: the building's form and size, the number and size of its flats, age and renovations, structure, attachment to neighbours. Location is not used in the search. Value: the GURS generalised value divided by the dwellings' usable area. Twins are not named by address.
Source: GURS, ETN · bloki.si
Built alike, priced apart
Towns have twins too: the town with the most similar mix of building types. Among 112 towns with at least 800 dwellings, twins close to each other are priced alike and distant ones are not. The median gap in the price of a typical flat is 7.5% for twins under 25 km apart (31 pairs), 28% at 25–50 km and 65% over 50 km (64 pairs).
Distant twins differ more than two random towns (45%). The nearest town on the map, however it is built, is only 9.6% away in price. Buildings do not set the price; the market is the place.
Price: a typical flat (60–80 m², built 1971–1999, sold 2025) from a model of all clean sales 2021–2025 in towns with 800 or more dwellings. Gap: |log A − log B| in per cent. Twin: the town with the most similar mix of building types.
Source: GURS, ETN · bloki.si
Price: a typical flat (60–80 m², built 1971–1999, sold 2025) from a model of all clean sales 2021–2025 in towns with 800 or more dwellings. Gap: |log A − log B| in per cent. Twin: the town with the most similar mix of building types.
Source: GURS, ETN · bloki.si
What the GURS value is
Every building value in this article is a GURS generalised value, not a price something sold for. The generalised value is itself a model of properties and location, so part of what is measured here as location is the location level GURS already built in. The town prices in the last section are from sales.
§ How it is calculated
A building's vector. Every building is written as a row of numbers in nine groups (form, grain, use, age, section, attachment, structure, energy class, plot), each number one register property. Location is not in the vector. Similarity is the distance between vectors with the group weights the similar_buildings tool uses.
The premium. For every valued building the search is exact, not approximate: the 20 nearest buildings of the same family (houses or blocks) standing more than 10 km away. The premium is the building's value per m² of dwellings divided by the median value of its twins. A settlement's is the median of its buildings, where it has at least 15.
Town twins. A town is described by its dwellings' shares over twelve building types; its twin is the town with the most similar shares. A town's price is a typical flat from a model of all clean sales; 13 towns have fewer than 30 sales and are estimated together with others.
What this cannot say. The GURS value is not a market price and already contains location. Similarity says nothing of condition, interior, light or noise. Twins are not named by address: a block of flats is the home of the people who live in it.
Can the Bloki server answer questions like these?
Finding twins is a server tool: for any building it finds the likest anywhere in the country, and uses location only as a filter.
- Yes
Which buildings are like mine, and where?
The likest buildings in the country, within a radius, a municipality or chosen kinds of settlement, with the distance and the two groups they differ in most.
similar_buildings - Yes
How do two buildings differ?
The properties they differ in, ranked and written in the register's units. Location is not a difference; it is stated apart.
compare_buildings - Yes
What is a flat in such a building worth?
An estimate from comparable sales with its measured error, and the area's sale medians.
estimate_valuemarket_stats - Partly
What does location add to my building?
The server does not compute the premium. It finds the twins elsewhere and the prices in their towns; the ratio is yours to take.
similar_buildingsmarket_stats - No
Is one of the twins for sale?
Adverts never resolve to a building, so the server does not know. It gives asking prices by area.
data_limitations