The blocks of BS3 (red) and neighbouring estates. The estate's boundary is computed from the building cadastre and is not official.
How much does a flat cost in BS3?
The median price of flats sold in 2023–2025 is €3,907/m² (100 sales in the ETN register). For a flat of 65 m², the average here, that is about €245,000.
Relative to the town's blocks, the price of its flats rose by 3% between 2013–2016 and 2022–2025 (86 sales in the first window, 137 sales in the second). Price is measured against GURS value, which removes the flat's size, age and storey.
More on this: where Ljubljana is changing fastest · renting, buying and selling in Ljubljana
| Period | BS3 | Town's blocks |
|---|---|---|
| 2010–2012 | 2,245 (133) | 2,355 (4652) |
| 2013–2015 | 1,898 (50) | 1,916 (2645) |
| 2016–2018 | 2,202 (128) | 2,206 (4134) |
| 2019–2021 | 2,671 (127) | 2,688 (4352) |
| 2022–2024 | 3,644 (107) | 3,522 (3653) |
| 2025–2026 | 4,653 (56) | 4,426 (1825) |
What is the rent in BS3?
Rent in 2023–2025 was €10.1/m² a month (433 lettings), a gross yield of 3.1% (the town's blocks: 3.1%). 11% of flats had a new letting filed in 2022–2025 (the town: 12%); public landlords do not always file, so this is a floor.
What are the blocks like, and who manages them?
The blocks have a median of 6 storeys, 30% of flats are in buildings with a lift, and the average flat is 63 m². 11% of the blocks have a façade or roof renovation since 2011 on the cadastre (the filing depends on the manager).
More on this: who manages Ljubljana's blocks, and who renovates them · what housing we have
The largest managers on the building cadastre (share of flats with a manager filed): Practic (35%), Želva podjetje za usposabljanje in zaposlovanje invalidov (16%), Habit Upravljanje z nepremičninami (10%).
Who lives in BS3?
4,616 people live in the statistical grid cells holding the estate's blocks. 13% are children under 15 (the town's blocks: 14%), 26% are 65 or older (20%), and 40% of adults have tertiary education (39%).
How far are the shop, the school and the bus?
From a typical flat on the estate, the nearest grocery shop is 140 m away in a straight line, the primary school 310 m, the kindergarten 160 m and the pharmacy 400 m. There are 3 bus stops within 300 metres. The town centre is 2.0 km away.
BS3 against the blocks of Ljubljana
| BS3 | All blocks, Ljubljana | |
|---|---|---|
| Year built (median) | 1978 | 1975 |
| Storeys (median) | 6 | 7 |
| Average flat size | 63 m² | 65 m² |
| Flats with a lift | 30% | 47% |
| Price 2023–2025, €/m² | 3,907 | 3,806 |
| Rent 2023–2025, €/m² a month | 10.1 | 9.8 |
| Flats let in 2022–2025 | 11% | 12% |
| Flats in public ownership | 2% | 7% |
| Children (0–14) | 13% | 14% |
| Aged 65+ | 26% | 20% |
| Tertiary education (15+) | 40% | 39% |
| To a grocery shop | 140 m | 170 m |
| To a primary school | 310 m | 320 m |
| To a kindergarten | 160 m | 210 m |
| To a pharmacy | 400 m | 320 m |
| Bus stops within 300 m | 3 | 3 |
| To the town centre | 2.0 km | 2.5 km |
Which estates are like it?
Twins are the estates with the most similar blocks: in form, size, age, construction, energy certificate and plot (the cadastre's building vector). Place and price are not part of the match, so the price gap between twins shows what the location is worth.
How the price of location is measured across Slovenia: the price of location · estate twins
In other towns
- Staro Velenje, Velenje 1974 81% dearer here among the closest 16% of pairs
- Gorica, Velenje 1978 91% dearer here among the closest 22% of pairs
- Cankarjeva soseska, Nova Gorica 1975 59% dearer here among the closest 25% of pairs
In Ljubljana
- Nove Fužine 1985 among the closest 9% of pairs
- Nove Jarše 1975 among the closest 9% of pairs
- Zgornja Šiška 1970 among the closest 11% of pairs
Neighbouring estates
- BS6 1965 · 668 flats · 3,733 €/m²
- Posavje 1974 · 181 flats
- Stožice 2000 · 276 flats
- Ruski car (BS7) 1976 · 2,631 flats · 3,590 €/m²
How the estate is defined
An estate is a group of at least five neighbouring blocks with four or more flats from one period: no more than 90 metres apart, built no more than six years apart, and similar in build. The name comes from GURS's register of geographical names or from OpenStreetMap; it names a place, not an official boundary. Prices are medians of comparable flat sales from the property-market register (ETN), rents are filed lettings, and residents come from SURS's 100-metre grid. Data as of 2026-11-07.
All estates of eight towns compared → · Ask an AI assistant about a specific flat on the estate →