What does paying more buy? We took the 100 largest settlements in Slovenia, from Ljubljana down to Britof (2,111 residents), and placed each on two axes. The vertical one is always price: how many years of the municipality's net wages a typical 60 m² flat costs. The horizontal one is one of four things a place gives or takes: reach of everyday things on foot, children, rent and flood hazard.
The two lines are the hundred's medians and split the places into four quadrants. A quadrant does not say whether a place is good, only whether it is dearer or cheaper, and richer or poorer in that one thing, than the typical large settlement.
Price in years of wages
The price is not a median sale, because that would compare a mix: small towns sell houses, cities sell flats. All 27,114 clean sales from 2021–2025 in the hundred settlements went into one model that separates the place from the kind, size and age of the home and the year of sale (0.76 of the variance explained). A place's price is the model's price for a flat of 60–80 m² built 1971–1999 and sold in 2025.
That price is divided by twelve months of the municipality's mean net wage (SURS, 2025): the axis says how many years of wages 60 m² cost. The order is almost the same as by price per m² (Spearman 0.98), but the number is easier to feel. The dearest are Piran (18.2 years), Portorož and Lucija; the cheapest Senovo (3.5), Lendava and Metlika. The hundred's median is 6.9 years.
Four quadrants
Pick the second axis. Points are coloured by quadrant: blue is the corner that is good for a buyer, red the one that is bad, grey the rest. A point's size is its number of residents. You can also pick a settlement and follow it through all four pictures and on the map.
Price is a typical 60 m² flat (built 1971–1999, sold in 2025) from a model of all clean sales, divided by a year of the municipality's net wage. The lines are the hundred's medians, so a quadrant says only "more or less than the typical large settlement". Straight-line distance from every inhabited 100 m cell, not a walk on paths. It measures reach, not quality: a pharmacy is a pharmacy. Parks and playgrounds are from OSM only.
Source: ETN, GURS, MIZŠ, LZS, eVode, OSM, SURS · bloki.si
Convenience is not what you pay for
For every inhabited 100 m cell we checked ten everyday needs: a grocery (600 m), a pharmacy (800 m), a doctor (1,000 m), a kindergarten (600 m), a school (1,000 m), a café (400 m), a post office or bank (800 m), a library or sports hall (1,000 m), a park (400 m) or nature (300 m), and a railway station (1,500 m). A place's score is the mean over its residents: how many of the ten the average resident has within a walk.
The median is 8.6 of ten: most large settlements have most things. Sv. Anton has the fewest (2.8), then Vrtojba and Britof; Nova Gorica the most (9.9), then Žalec and Solkan.
Reach is unrelated to price (Spearman 0.02; against price per m² 0.01). 22 places are dear with less within reach, among them Sv. Anton, Portorož and Vnanje Gorice: suburbs and the coast. 22 are cheap and convenient, among them Lendava, Ravne na Koroškem and Murska Sobota. Something else goes with price: who lives there. The share of tertiary-educated residents follows price with a Spearman of 0.63.
This is straight-line distance, not a walk along streets. For six regional centres we computed minutes on foot along the path network in Six towns on foot; for price against the drive to Ljubljana see Where a family can move.
The youngest places are the dear suburbs
The share of children under 15 rises with price, but weakly (Spearman 0.32). Lavrica (20%), Preserje pri Radomljah and Vnanje Gorice have the most: young families in new houses around Ljubljana. Piran (9%), Portorož and Radenci have the fewest, where a home is dear and the residents old.
18 settlements are young and cheaper than the median, among them Senovo, Muta, Krško, Žiri and Slovenska Bistrica. These are not places families move to for the price, but places where families live and a flat is affordable at once.
Buy or rent
How many years of rent is a flat worth? The same model as for price was run on 61,109 clean market lettings, and both sides were computed for the same flat in 2024. The reading holds for the 83 settlements with at least 50 lettings.
Where buying is dear, renting pays (Spearman 0.81). Buying takes longest to pay back in Ivančna Gorica (65 years), Izola and Piran; quickest in Muta (20), Lendava and Gornja Radgona. In Ljubljana a flat is worth 41 years of rent.
The absolute years are high because filed rents run below asking rents (by about a third in Ljubljana); the order between places is what holds. The rent model explains only 0.30 of the variance, so the years of rent are less sure than the price. Velenje (53 years) sits apart from its neighbours and was not investigated.
Flood hazard does not show in the price
About 22,313 residents of the hundred settlements live in eVode's high or medium flood-hazard class. Laško has the largest share (34%), then Piran, Senovo and Lucija; Celje the most people (5,495). In 31 settlements nobody lives in a hazard area.
Are homes in a hazard area cheaper? The same price model, with a flag for a sale inside a high or medium hazard area, compares 657 sales in hazard with 26,456 others in the same settlements, at the same kind, size, age and year. The difference is +1.2%, with a 95% interval from −5.3% to +8.1%. No discount can be detected.
That does not mean buyers do not see the risk. The comparison is within each settlement, so it cannot see a discount that applies to a whole town. Hazard areas are often old riverside centres that are dear for other reasons, and the model does not separate them from the rest.
A comparison within each settlement: it cannot see a discount on a whole town. Hazard areas are often old riverside centres, which the model does not separate from the rest.
Source: ETN, GURS, MIZŠ, LZS, eVode, OSM, SURS · bloki.si
What the picture does not say
Reach is not quality. A pharmacy is a pharmacy and a café a café. Noise, air, crime or school results are not in the data at settlement level.
Straight-line distance. Hills and rivers make a walk longer, in some towns more than in others. Parks and playgrounds come only from OSM and are the noisiest input, which is why the green need also rests on forests (5 ha or more) and water.
Rents from the register run below asking rents. The years of rent are therefore high; we claim only the order.
A median is not every place. The quadrants split at the hundred's medians: a place just above the line and one just below it barely differ.
§ How it is calculated
Which hundred. SURS residents by settlement on 1 January 2026, matched to GURS settlements. Ljubljana is one settlement; suburbs such as Lavrica are settlements of their own. 1,018,783 residents in all.
Price. One regression of log price per m² over all clean sales of flats and houses 2021–2025 in the hundred: settlement, kind of home × size band, building period and year. A settlement's price is the model's price for the reference flat, divided by a year of the municipality's net wages (SURS 0701024S).
Reach. For every inhabited cell of SURS's 100 m population grid inside the settlement, ten yes/no questions by straight-line distance. A need is met by a register point, an OSM point, or a building part registered in GURS for that use: the GURS register is complete but unnamed and possibly vacant, so presence is unioned and nothing is added up. Buses are left out: OSM's stops would measure the map, not the place.
Rent. The same regression on clean market lettings 2021–2024 (with furnishing), a furnished reference flat in 2024, beside the same flat's price in the same year.
Floods. Each sale takes the highest eVode hazard class it lies in; the price model gains a flag for high or medium, with errors clustered by settlement. Residents in hazard: the centre of a 100 m cell inside a high or medium area.
The quadrants split at the hundred's medians; for rent at the medians of the 83 settlements with enough lettings. The browser computes nothing; it only draws.
Can the Bloki server answer questions like these?
For one address or area the server gives prices, the surroundings and flood hazard; not the comparison of a hundred settlements or this article's price model.
- Yes
What is within a walk of this address?
Shops, schools, doctors, pharmacies and more in a circle around the address, from OSM and the registers, with a warning where OSM is silent.
neighbourhood - Yes
What does a flat cost in this town, and what is the rent?
Median prices and rents by size and age, with their n, for a settlement or municipality, and comparable sales.
market_statsfind_comparables - Partly
Is this house in a flood zone?
DRSV's flood-hazard class where the map was made. The absence of a class is no assurance that it will not flood.
terrain_and_utilities - No
Are houses in flood zones cheaper?
The server serves no price models. The answer is in this article, and it holds within settlements.
data_limitations