Finding the address from an advert

The flat is in the building at Resljeva cesta 35, 1000 Ljubljana.

The advert gives the street, the year built (1920), the 2nd storey of a 7-storey building and 173 m² of living space. Only one building on Resljeva cesta matches, so the building is identified with certainty. It has two flats of similar size on the 2nd storey, and the advert does not say which of them it is.

The building

• Built in 1920, 7 storeys, with a lift, 21 registered units.
• Manager as filed in September 2023: UPRADOM d.o.o. (filings age; check with the residents).
• An optical-fibre route reaches the building — fibre is available, which is not the same as this flat being connected.

The advert's claims (straight-line distances)

• "School": OŠ Toneta Čufarja, 247 m — also the school this address is assigned to.
• "Grammar school": Gimnazija Ledina, 391 m. "Kindergarten": Vrtec Ledina, 302 m.
• "Railway station": 150 m. "LPP" buses: the Kolodvor stop, 59 m (lines 2, 9, 12D, 25).

Is the price fair?

No — EUR 5,300 a month is well above the market. That is EUR 30.6/m² on 173 m².

• Comparable adverts in the Centre district (120–180 m², buildings before 1946, 14 flats): median EUR 2,800 a month, middle half EUR 2,225–3,000. Even the 90th percentile is EUR 24.8/m², against this advert's 30.6.
• Filed rents (ETN) for a flat like this point to about EUR 1,440 (range EUR 1,020–1,860, low confidence, last closed year 2024). Filed rents are known to run low in the register, so the top of that range is the more realistic figure.
• The 2025 renovation, made-to-measure furniture and two parking spaces may justify part of the gap — the register cannot see them. Even so, the rent is almost twice the advert median.
• On top of the rent, the advert asks a one-off agency fee of EUR 5,300 plus VAT.

Most likely it is the flat on the 1st floor of Žaucerjeva ulica 14, 1000 Ljubljana (the building also has an entrance at Žaucerjeva 16).

The advert names no street, so I searched by its details: built 1987, 1st floor, about 38.5 m², the Brdo district. A handful of 1986–1988 blocks on Žaucerjeva and Nanoška ulica fit. What decided it:

• Year and size: only Žaucerjeva 14/16 and 19 were built in 1987; Nanoška dates from 1986.
• Floors: "1/3" means the 1st of three floors above the ground floor. Žaucerjeva 14/16 has a ground floor and three upper floors; Žaucerjeva 19 has one more.
• The flat: the 1st floor of Žaucerjeva 14 has exactly one flat of this size — 39.2 m² of living space, with a balcony.
• The advert's landmarks: Azur restaurant is 395 m away, Konex 603 m, the LPP stop Viško polje 185 m (line 14), NLB Vič 629 m.

Since the advert gives no street, this is an inference from matching details, not a certainty — confirm the address at the viewing.

The building

• Built in 1987, a ground floor and three upper floors, no lift, 24 flats on two entrances.
• No manager is filed in the register (that does not mean there is none; the advert mentions a caretaker).
• An optical-fibre route reaches the building — fibre is available, which is not the same as a connection.
• The school this address is assigned to: OŠ Vič.

Is the price fair?

Yes — EUR 730 is mid-market, for a flat somewhat larger than the typical studio. That is EUR 19.0/m².

• Studios currently advertised to let in Ljubljana (16 flats): median EUR 760 a month, middle half EUR 630–850, at a median 34 m². One-room flats (15): median EUR 750.
• Filed rents (ETN) for a flat like this point to about EUR 525 (range EUR 380–670, low confidence, last closed year 2024); a letting filed in the same building in 2024 comes to about EUR 670 at today's level. Filed rents are known to run low in the register.
• On top of the rent come fixed costs of EUR 210 (electricity, internet, heating and cooling, water), so EUR 940 a month in all. The agency also charges a one-off EUR 730 plus VAT.

The flat is at Trubarjeva cesta 23a, 1000 Ljubljana, on the 1st floor.

The advert gives Trubarjeva cesta, the year built (1896), the 1st floor, a building without a lift and 54.1 m². Several 1st-floor flats on Trubarjeva are in buildings from 1893–1896, but only one has exactly 54.1 m² and the year 1896 in the register — at Trubarjeva 23a. A flat at Trubarjeva 11 does have a 2022 renovation on file, but it was built in 1894 and measures 61 m².

The building

• Built in 1896, no lift; the register holds it as one building with four addresses (Trubarjeva 23, 23a, 23b, 23e), five storeys and 54 units.
• Manager as filed in July 2025: VALINA UPRAVLJANJE d.o.o.
• An optical-fibre route reaches the building — fibre is available, which is not the same as a connection.
• Of the citizens' filings to the council within 300 m, 10% mention noise, 2.6 times the city-wide share. That is a filing rate, not a noise measurement — but worth knowing for a flat in the pedestrian zone.

Is the price fair?

The price is high: EUR 349,000 is 21% above the estimated value, though in line with other adverts in the centre. That is EUR 6,451/m².

• Estimated value from sales in the building and nearby and the GURS valuation: EUR 288,000 (range EUR 263,000–329,000, medium confidence). For Ljubljana flats, half of actual sales landed within 9.9% of such an estimate, so EUR 349,000 is above the expected range.
• Flat sales within 500 m since 2023 (214 sales): median EUR 4,184/m², middle half EUR 3,341–4,769/m².
• Similar flats currently for sale in the Centre district (40–60 m², buildings before 1946, 5 flats — few): median EUR 375,000, lower quartile EUR 349,000. Asking prices run above what flats actually sell for.
• The register cannot see the 2022–2023 renovation or the courtyard parking space; a parking space in the pedestrian zone is rare and may justify part of the gap.