Slovenia's banking and financial system remains stable, the Bank of Slovenia finds. For the real estate market, two things are currently particularly important: residential property prices continue to rise, while at the same time the Bank of Slovenia is proposing a change to the rules for calculating buyers' creditworthiness.

Real estate prices are still rising

The growth in residential property prices in Slovenia persists at around 9 percent. One of the main reasons remains the limited supply of apartments and houses. For quite some time, relatively few new homes have been built in Slovenia, and in addition, construction, materials, energy, and labor costs have increased.

All of this affects the market in that supply struggles to keep up with buyers' needs. At the same time, the Bank of Slovenia is also observing fewer listings and, in recent months, fewer newly approved housing loans. This indicates that buyers are somewhat more cautious.

Buyers are choosing more thoughtfully today

Although prices remain high, buyers are increasingly checking more carefully what they are getting for their money.

When buying, they are not only interested in the property price, but also:
•    how much they will pay for the loan,
•    how much additional money will be needed for renovation,
•    what the monthly costs will be,
•    how much of their own funds they need,
•    whether the property price is realistic given the location and condition.

This means that sellers also need to be somewhat more thoughtful when setting the asking price. A high price in itself does not necessarily mean a successful sale.

Creditworthiness rules may change in 2027

The Bank of Slovenia has proposed changing the minimum amount that must remain to an individual after paying all credit obligations. Currently, this amount is 745 euros per month, and under the proposal it would increase to 840 euros per month. The change is expected to take effect in 2027; however, the proposal has not yet been finally adopted and is currently in the public consultation process.

What does this mean in practice?

For some buyers, the higher minimum amount could mean that the bank approves a lower amount of a housing loan than it would under the current rules.

Does it therefore make sense to buy before the change?

For a buyer who is already seriously considering a purchase, it currently makes sense above all to check their creditworthiness with the bank as soon as possible.

If you have already chosen a property and intend to finance most of the purchase with a loan, it is useful to find out how much loan you can get under the current rules and what your monthly installment would be. However, this does not mean it is wise to buy any property just to get ahead of a potential change in the rules.

Buying a property is a long-term decision. More important is that you:
•    choose a suitable property,
•    the price makes sense,
•    you can afford the monthly installment in the long term,
•    you have enough of your own funds,
•    also take into account additional costs after the purchase.

What does this mean for sellers?

For sellers, the important fact remains that the supply of quality properties in good locations is still limited, which supports prices.
On the other hand, more cautious buyers mean that an overvalued property can take much longer to sell.

That is why it is currently especially important to:
•    assess the market value correctly,
•    present the property well,
•    take its actual condition into account,
•    monitor buyers' responses,
•    be prepared for realistic negotiations.

What can we expect in the coming months?

For now, there are no signs of major upheavals in the Slovenian real estate market. The banking system remains stable, and real estate prices are still rising.
Nevertheless, a potential change in lending rules could somewhat limit some buyers in terms of the loan amount, so in the future it will be even more important for buyers to understand their financial options well and for sellers to set the asking price correctly.

For buyers who are already planning a purchase in the near future, this is therefore currently a good time primarily to check financing options and monitor the market.

Source: Bank of Slovenia / 24ur.com, October 2026.