The blocks of Šiška (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 Šiška?
The median price of flats sold in 2023–2025 is €3,938/m² (75 sales in the ETN register). For a flat of 55 m², the average here, that is about €209,000.
Relative to the town's blocks, the price of its flats rose by 5% between 2013–2016 and 2022–2025 (70 sales in the first window, 100 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 | Šiška | Town's blocks |
|---|---|---|
| 2010–2012 | 2,294 (134) | 2,355 (4652) |
| 2013–2015 | 1,927 (38) | 1,916 (2645) |
| 2016–2018 | 2,230 (106) | 2,206 (4134) |
| 2019–2021 | 2,600 (112) | 2,688 (4352) |
| 2022–2024 | 3,704 (73) | 3,522 (3653) |
| 2025–2026 | 4,434 (42) | 4,426 (1825) |
What is the rent in Šiška?
Rent in 2023–2025 was €9.3/m² a month (333 lettings), a gross yield of 2.8% (the town's blocks: 3.1%). 12% 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 7 storeys, 28% of flats are in buildings with a lift, and the average flat is 53 m². 16% 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): Finance-operativa Podjetje za vzdrževanje in upravljanje stanovanjskih in drugih objektov (22%), B Tech (17%), SPL Ljubljana (13%).
Who lives in Šiška?
4,089 people live in the statistical grid cells holding the estate's blocks. 15% are children under 15 (the town's blocks: 14%), 20% are 65 or older (20%), and 35% 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 160 m away in a straight line, the primary school 280 m, the kindergarten 90 m and the pharmacy 310 m. There are 4 bus stops within 300 metres. The town centre is 2.3 km away.
Šiška against the blocks of Ljubljana
| Šiška | All blocks, Ljubljana | |
|---|---|---|
| Year built (median) | 1964 | 1975 |
| Storeys (median) | 7 | 7 |
| Average flat size | 53 m² | 65 m² |
| Flats with a lift | 28% | 47% |
| Price 2023–2025, €/m² | 3,938 | 3,806 |
| Rent 2023–2025, €/m² a month | 9.3 | 9.8 |
| Flats let in 2022–2025 | 12% | 12% |
| Flats in public ownership | 4% | 7% |
| Children (0–14) | 15% | 14% |
| Aged 65+ | 20% | 20% |
| Tertiary education (15+) | 35% | 39% |
| To a grocery shop | 160 m | 170 m |
| To a primary school | 280 m | 320 m |
| To a kindergarten | 90 m | 210 m |
| To a pharmacy | 310 m | 320 m |
| Bus stops within 300 m | 4 | 3 |
| To the town centre | 2.3 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
In Ljubljana
- Vodmat 1964 among the closest 0.1% of pairs
- Savsko naselje 1958 among the closest 0.3% of pairs
- Prule 1963 among the closest 0.5% of pairs
Neighbouring estates
- Zgornja Šiška 1970 · 3,199 flats · 4,070 €/m²
- Koseze 1978 · 1,987 flats · 4,011 €/m²
- Draveljska gmajna 1981 · 372 flats
- Jama 1965 · 1,013 flats · 4,255 €/m²
Prices in the Šiška city district
The Šiška estate is only part of the city district of the same name. This section covers the whole district; the figures above cover the estate's blocks only.
- Median price per m²
- €4,355/m²
- Middle half of sales
- 3,802–€5,256/m²
- Sales in the last two years
- 397
- Change over two years
- +32%
- Median rent per m² per month (2024)
- €10.00/m²
- Median asking price per m²
- €5,458/m²
What does a flat cost in Šiška?
The median is the price above which half the flats sold; the other half sold for less. It counts comparable flat sales from 31/08/2024 to 31/08/2026: contracts for a single flat without land, at a market price rather than a nominal or unusually low one.
Compared with the two years before (31/08/2022–31/08/2024), flats have become 32% more expensive.
What does a flat cost by size?
Smaller flats cost more per square metre, larger ones more in total. The typical price is the median of the actual prices paid in each band.
| Size | Median per m² | Typical price | Typical size | Sales |
|---|---|---|---|---|
| under 40 m² | €5,448/m² | €165,000 | 29 m² | 114 |
| 40–60 m² | €4,488/m² | €220,000 | 48 m² | 118 |
| 60–80 m² | €4,100/m² | €275,000 | 69 m² | 116 |
| 80–120 m² | €3,519/m² | €318,000 | 92 m² | 44 |
How have prices changed?
The median price per m² by year of sale. The last two years are not yet complete, because sales are registered with a delay, and are marked as open.
Table
| Year | Median per m² | Sales |
|---|---|---|
| 2026 · open | €4,867/m² | 124 |
| 2025 · open | €4,273/m² | 216 |
| 2024 | €3,687/m² | 189 |
| 2023 | €3,140/m² | 255 |
| 2022 | €3,463/m² | 246 |
| 2021 | €3,133/m² | 298 |
| 2020 | €2,619/m² | 211 |
| 2019 | €2,449/m² | 269 |
| 2018 | €2,428/m² | 254 |
| 2017 | €2,260/m² | 252 |
| 2016 | €2,039/m² | 187 |
| 2015 | €1,909/m² | 138 |
| 2014 | €1,915/m² | 113 |
| 2013 | €2,063/m² | 134 |
| 2012 | €2,316/m² | 236 |
| 2011 | €2,404/m² | 290 |
| 2010 | €2,464/m² | 337 |
| 2009 | €2,370/m² | 142 |
| 2008 | €2,414/m² | 64 |
Asking or achieved prices?
Adverts are today's offer and sales are the deals of the last two years, so the gap is not a discount to be won by negotiating. It shows how far above the latest achieved prices sellers set theirs today.
- Median asking price per m²
- €5,458/m²
- Median price per m²
- €4,355/m²
- Asking median against the achieved median
- 1.25
- Adverts
- 84
By number of rooms, as the adverts state it
| Flat | Median per m² | Typical asking price | Typical size | Adverts |
|---|---|---|---|---|
| 3-sobno | €4,855/m² | €540,000 | 105 m² | 33 |
| 4-sobno | €7,221/m² | €921,000 | 125 m² | 25 |
What does renting cost?
The median filed market rent for flats in 2024, the latest complete year. Leases are filed late, so the median of more recent years would read too high. Non-profit rents are left out.
- Median rent per m² per month
- €10.00/m²
- Middle half of leases
- 6.37–€13.56/m²
- Leases
- 1,168
What are the buildings like?
- Flats
- 19,388
- Buildings with flats
- 2,663
- Median year built
- 1969
- Flats in buildings with a lift
- 41%
Share of flats by the period their building was built.
Who manages the buildings?
Share of flats by manager. The source is GURS's filing, and in Ljubljana the city's register of managers, except for entrances it does not list. Managers who are natural persons are not named.
| Manager | Share of flats |
|---|---|
| SPL Ljubljana | 24% |
| Domo | 9% |
| DOM Efekt | 7% |
| Vegrim | 6% |
| B Tech | 4% |
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 →