The property buying process in Slovenia

These guidelines are meant for guidance only and describe a straightforward purchase scenarios. However this information is not meant to replace proper legal advice, which we always insist you take.

Following accession to the EU in 2004, EU citizens may now buy properties in Slovenia without restrictions. However, there are special procedures pertaining to the acquisition of agricultural land applicable to all foreign nationals.
Foreigners have been able to buy property since February 2003, on a reciprocal basis. Reciprocity is a principle verified by the Ministry of Justice on the basis of the Law on Reciprocity, and any attempt by a non-EU citizen to buy property requires a new application for the establishment of reciprocity to the Ministry of Justice.

Before purchasing property in Slovenia, the buyer should obtain a tax number and EMSO number (comparable to a social security number) from the local authority where the property is located. This takes about three days.

Even if the buyer has decided on a particularly property, hire a real estate agent. The status of Estate Agents is regulated by a new law (2003). Estate Agents must now be licensed and registered, and pass exams. In theory, the quality of their work is now insured.

The buyer’s agent will then contact the seller and present the buyer’s offer. If accepted, the realtor will arrange for a contract to be procured and translated. Usually a 10% deposit is paid upon signing.

A title search is then conducted. The Land Registry in Slovenia employs a modernized system and performing due diligence can be a breeze, and may be accomplished in just two working days! Whether the buyer decides to do this personally or have the agent do it for him, make sure that all the documents get translated to avoid any pitfalls.

For the final process, the agent must prepare a new copy of the land registry entry, community confirmation that no communal rights are being claimed against the property, and an official evaluation for proper payment of taxes. When all this is in order, the buyer just has to settle the remaining balance with the seller.

Steps in registering Property in Slovenia

1. Obtain a land registry extract from the Land Registry
2. Seller presents a tax declaration to the Tax Authority, and the land tax is assessed
3. Payment and procedure of the real estate transfer tax or VAT tax at the Tax Administration Office
4. Obtain a valid land register permission from the seller ("registration clause")
5. Certification of signatures on the land registry permission
6. Submit proposal for entry into the Land Registry

Find detailed info on registering property in Slovenia HERE.

Links in Slovenia