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The real estate market in Slovenia, especially regarding properties in Ljubljana and its surroundings, is entering a new phase characterized by higher financing and construction costs. Banks are gradually raising interest rates for housing loans, which directly affects the purchase of apartments and the accessibility of financing for buyers.

Interest rates are rising

Fixed interest rates for housing loans are increasing, while the supply of long-term loans is decreasing. Despite this, interest in purchasing real estate remains high, which means that the market is still actively turning – both on the buyers' and sellers' sides.

Higher raw material prices

On the other hand, construction is also becoming more expensive. Higher prices for raw materials, energy, and labor are affecting the rise in costs, which is directly reflected in the prices of new constructions. This means that investing in real estate is becoming increasingly challenging, yet it remains one of the most stable forms of investment in the long term.

For buyers, this means double pressure: more expensive housing loans and higher property prices. On the other hand, the current conditions present an opportunity for selling properties, as demand remains stable despite higher costs.

Timely decision is crucial

A timely decision can be a key advantage in the current market situation – for both buyers and sellers. Delaying often means higher costs or missed opportunities. If you are considering a purchase, it makes sense to act as soon as possible and secure more favorable financing conditions. Sellers can take advantage of stable demand and achieve a good selling price.

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Proper advice, market knowledge, and an effective strategy offered by real estate agency professionals can significantly influence the successful sale or purchase of a property, so do not hesitate in your decision and contact us – our real estate agents will be happy to assist you.

BCAKTIV real estate agency, which has been successfully operating in the real estate market for several years, has recently moved to modern, larger, and even better-equipped business premises in the center of Domžale (Ljubljana). The new location marks a new milestone in the company's development, as it will enable more efficient work, better conditions for employees, and a more pleasant and accessible experience for clients.

PROFESSIONALISM AND RELIABILITY

Through continuous work on professionalism, transparency, and excellent customer support, BCAKTIV agency has built a reputation as a reliable partner in the sale, purchase, and rental of real estate. The move to new premises is a natural consequence of the company's growth, which has long exceeded the limits of the previous location. The new premises are in an excellent location, accessible by public transport, have organized parking, and provide a modern, bright, and professional environment for work and meetings.

The move was not just a logistical change, but an important strategic step for the future. "Our goal was to create a space that fosters creativity, teamwork, and at the same time offers the best possible environment for our clients. We achieved all this in a very short time with a team of enthusiastic and dedicated professionals. We believe that a pleasant environment greatly influences the quality of the services we provide," said Bogdan Capuder, owner and director of the agency, at the opening of the new premises.

KEEPING UP WITH THE TIMES

A special novelty introduced on this occasion is also an innovative display with four digital screens. This is an advanced solution that is already known abroad, but still quite rare in our market. The screens dynamically showcase properties that are currently available. Photos, prices, key information, and special features of individual properties are automatically updated, even outside working hours. This way, passersby can already gain insight into the current offerings on the street and perhaps discover their future home or investment opportunity. This is an important step towards digitalization and bringing the offerings closer to the wider public in a simple and visually appealing way. The screens attract attention, allow for constant updates, and represent a modern way of communicating with customers.

WE SHAPE OUR FUTURE

In the new premises, clients will have access to even more personalized services, as the team of real estate experts will operate in a functional environment that allows for quicker contact with clients and responses, while also providing greater privacy during discussions and business transactions. They are also introducing additional consulting services that will assist clients not only in the buying or selling process but also in long-term planning and investing in real estate.

With the move, we have taken an important step forward – not only in terms of infrastructure but also in our vision for the future. The new location symbolizes openness, growth, and ambition – and we believe that the successful story of BCAKTIV real estate agency will be written even more confidently and successfully in the future.

Walk with us through the renovation!

The Government of the Republic of Slovenia approved the proposal for the amendment of the construction law on June 5, 2025, which brings significant changes for all those who build, plan, or manage real estate.

Legalization of Buildings Built Before 1995

From now on, it will be possible to legalize buildings constructed before January 1, 1995 – provided that the utility contribution has been paid and that no removal order has been issued for the building. This represents a significant step forward for owners of older houses, weekend homes, and agricultural buildings, as their sale, renovation, or registration in official records will be possible.

Faster and Simpler Procedures

All competent authorities will have to issue project conditions and opinions within 30 days. If they do not provide opinions on time, it will be considered that they agree with the project (except in case of explicit opposition).

Building Permit Will Be Valid from the Start of Actual Construction

The amendment abolishes the previous connection to the notification of the start of work – from now on, actual construction will count, which prevents complications due to late notifications.

Greater Flexibility in Construction

The law brings more flexibility regarding:

• simplifications for extensions and annexes to neighboring plots.
• more clearly defined allowable deviations between the project and execution.
• no longer an obligation to notify the start of construction for simple and temporary structures.
• notification will be mandatory for smaller reconstructions.

Mandatory Use of BIM for Public Projects

For larger public projects, the use of BIM technology (Building Information Modeling) will be mandatory, which allows for better planning, greater transparency, up to 20% lower construction costs, and more efficient building management.

Clear Division of Responsibilities Among Inspections

• Municipal inspectors will monitor compliance with local spatial acts.
• State construction inspectors will monitor compliance with legislation at the national level.

What’s Next?

A detailed presentation of the amendment will be held at a press conference by the Ministry of Natural Resources and Spatial Planning. At the same time, an amendment to the spatial planning law is being prepared, which is still under coordination.

In recent years, more and more people trust real estate agencies to sell their properties. There are many reasons for this. Let's first look at what the process of selling a property entails.

When selling on your own, you need to:

• Determine construction compliance: review construction documentation.
• Legalize non-compliant constructions: hire a designer and a surveyor.
• Obtain a usage permit: submit a report with all evidence of compliant construction to the administrative unit.
• Arrange access: check legal access in the land registry and GURS.
• Set the right price: analyze the market or hire an appraiser.
• Obtain location information: pay attention to the requirements of the individual municipality.
• Prepare the property for photography: ensure it is tidy.
• Take quality photographs: we recommend a professional photographer.
• Write an attractive ad: highlight the advantages.
• Respond to calls: be ready for questions 24/7.
• Organize viewing appointments: coordinate schedules.
• Conduct viewings: show buyers all the advantages of your property.
• Identify serious buyers: filter out those who are not serious.
• Negotiate the price: reach an agreement that suits both parties.
• Prepare contracts: hire a lawyer or notary.
• Declare taxes: DPN and capital gains.
• Authenticate the contract with a notary: coordinate the details of the sale with the notary.
• Conduct the handover: prepare a record and transfer current monthly obligations to the new owner.

Sounds complicated, time-consuming, and stressful, right?

However, when you leave the sale to a real estate agency, all or at least most of these tasks are taken over by the agency. The scope of services can vary from agency to agency, but we provide complete care.

This means that we take care of all the steps listed above.

So, there are many reasons why people choose to sell through an agent or agency. The main reason is certainly to avoid stress and unforeseen complications.

Real estate is often an individual's largest asset, so it is important to present it in the best possible light.

Are good photographs really important for selling real estate?

For this reason, we have a professional photographer on our team.

Real estate is often an individual's largest asset, so it is important to present it in the best possible light.

Recently, we worked with a client who wanted to sell their house. The first pictures were taken with a phone, so the property did not stand out among other listings. There were few interested buyers.

We sent our photographer to the site, who captured the unique features of the property with thoughtful composition and excellent lighting. The result was attractive images that immediately drew attention.

The result?
The listing received twice as many views compared to the previous pictures, and the house was sold in two weeks!

Why are professional photographs so important?

• They attract attention: buyers often decide which listings to even look at based on the photographs.
• They highlight the advantages of the property: professional images showcase the best features of your home, such as bright spaces, clean lines, or a beautiful view.
• They increase interest: more attractive listings generate more inquiries and faster sales.

Real estate prices continue to rise, influenced by low unemployment, wage growth, and low household debt, which strengthen demand, primarily due to modest supply. With the decrease in interest rates, demand for residential loans is also increasing more rapidly again.

The price of real estate in a given market depends on numerous macroeconomic factors, the most important of which are:

• economic growth, which increases demand for real estate and thus raises prices
• interest rates, whose changes affect the accessibility of financing
• inflation, which can increase construction costs and thus real estate prices, but at the same time can encourage investment as a hedge against loss of money value
• employment and stable income lead to higher demand for real estate
• demographic factors influence demand for different types of real estate
• government policy: tax incentives, subsidies for purchasing real estate, and regulations in the construction sector affect supply and demand
• availability of building land, which is limited in urban areas, can increase real estate prices
• market conditions: the dominance of buyers or sellers and current conditions in the real estate market also affect prices.

Understanding these factors is crucial for analyzing and predicting real estate price movements. The Bank of Slovenia highlights the area of real estate in its autumn report. Real estate prices continue to rise, influenced by low unemployment, wage growth, and low household debt, primarily due to modest supply. With the decrease in interest rates, demand for residential loans is also increasing more rapidly again.

The Bank of Slovenia also estimates that the overvaluation of residential real estate has increased again in the first half of the year, as in 2024, residential real estate prices are nominally 50% higher compared to 2008. Real prices of residential real estate have stagnated in recent years due to high inflation, and in 2024, prices exceeded those of 2008 by 8.8 percent. Therefore, the same source predicts that residential prices are likely to continue to rise, as the overvaluation of residential properties has strengthened again.

Limited supply and lower interest rates can further drive up real estate prices, as there has also been a decline in the issuance of building permits in the past year. Investments in residential real estate reach only half of the average in Europe, but this is increasing pressure on prices, warn macroeconomists. Housing prices will also rise due to the decline in interest rates for residential loans. The Bank of Slovenia also notes that the number of transactions with residential properties is at its lowest level in the last ten years. To balance the market, it would be necessary to build homes that are not too expensive and oversized, especially in Ljubljana, Primorska, and Gorenjska, with the complicating factor being – as in many areas – the shortage of workers and higher construction costs.

If you are facing a major life decision about buying or selling real estate, licensed real estate agents from BCaktiv agency will be happy to answer your questions and provide you with professional advice in your decisions.

Currently, there is a noticeable trend of falling interest rates for residential loans. When choosing between a fixed and a variable interest rate for bank loans, it is crucial to understand the differences and risks of both options.

Fixed interest rate provides stability. The borrower knows how much they will pay each month, which allows for easier budget planning. The risk is reduced, as fluctuations in interest rates do not affect monthly obligations. However, the fixed interest rate is often higher at the beginning, meaning you may pay more compared to variable interest rates, especially in the initial years of loan repayment.

Variable interest rate can adjust based on market conditions, meaning monthly payments can increase or decrease. This offers the possibility of lower initial costs, but it brings the risk of instability – during periods of rising interest rates, monthly costs can significantly increase.

Choosing between these two options depends on your risk tolerance, financial stability, and market expectations.

Currently, banks are facing relatively weak demand for loans from non-financial companies, which they are trying to compensate for by financing households or with an increased supply of consumer loans.

According to the Bank of Slovenia, recently among newly approved residential loans, loans with fixed interest rates are strongly predominant. Fixed interest rates from banks have gradually decreased since the end of last year, with some banks advertising fixed interest rates below three percent for ten-year residential loans, while EURIBOR is also quickly sliding towards the three percent mark. The six-month EURIBOR, which banks most commonly use for loans with variable interest rates, fell below the 3.1 percent mark in September, and it is expected to drop below three percent by November, continuing its downward trend next year.

Lower interest rates therefore also increase demand for residential loans.

As of September, interest rates have been reduced* at OTP (most notably for the ten-year loan, by 0.5 percentage points), Sparkasse, BKS, Unicredit, and Delavska hranilnica. Based on advertised fixed interest rates, Unicredit bank currently offers the cheapest option.

The longest term for a fixed interest rate is 180 months. The interest rate is generally dependent on the creditworthiness of the borrower. Each bank also has specific conditions regarding additional costs at the time of loan agreement, and account management fees vary, so it makes sense to check all costs when looking for the best loan options. Interest rates are almost always negotiable. However, caution is advised – a lower interest rate may be conditioned by the purchase of additional services (life insurance, investment funds, premium accounts...), which can significantly impact the total cost of the loan.

If you are facing a major life decision regarding the purchase of real estate, licensed real estate agents from BCaktiv agency will be happy to answer your questions and provide you with professional advice in your decisions.  

Research shows that working with an experienced real estate agent is crucial for the satisfaction of all parties involved, as it makes the buying or selling process faster and without complications. Check out why.

In the modern world, where the real estate market is becoming increasingly dynamic, more and more individuals are opting for the assistance of a real estate agent when buying or selling properties. The role of these professionals is not limited to mediating between buyers and sellers but also includes elements of advising and assisting clients, who naturally expect professionalism, honesty, and fairness. Research shows that working with an experienced real estate agent is crucial for the satisfaction of all parties involved, as it makes the buying or selling process faster and without complications. 

Knowledge and Experience

The first and most important reason for involving a real estate agent is their expertise and experience. Real estate agents are licensed and trained to handle the complexities of the real estate market. They monitor trends and prices in the market, which allows for accurate property valuation and adjustment of sales or buying strategies. Their knowledge of legislation contributes to a faster process, thereby reducing the chances of potential legal complications or inconsistencies in property transactions. Buyers and sellers often face many uncertainties and complex questions regarding properties. Real estate agents, as experienced advisors, are key in providing information and advice regarding the best options tailored to individual needs and goals. Their role is to provide clients with all the information that is important for their business-related decisions. 

Fair Treatment of All

In addition to professionalism, the honesty and fairness of a real estate agent are crucial for building trust among clients. Fair conduct includes transparency in all aspects of the business, from property valuation to transaction terms. Real estate agents who strive to maintain high ethical standards build lasting relationships with clients and positively contribute to the reputation of the entire industry.

It is also important to understand that buying or selling a property is a significant financial commitment and an emotional challenge for most people. Real estate agents who are empathetic and understanding can help ease this process. The ability to put themselves in the clients' shoes, understand their desires and concerns, and provide support at every step contributes to a positive experience and successful transaction.

Along with the development of technology and changes in consumer habits, the role of real estate mediation remains crucial for achieving optimal results in the real estate market.

Expertise, honesty, and fairness are fundamental values that shape a successful partnership between clients and real estate agents, leading to satisfaction and long-term success in real estate transactions.

A proper valuation is crucial for fair and secure real estate transactions, and it offers readers the opportunity to take advantage of a free property valuation at BCaktiv agency.

Buying or selling a property is one of the most important financial decisions in the lives of most individuals. To ensure that this process runs efficiently and fairly, a proper property valuation is key. Understanding this process, why it is important, and who the right executor is, is essential for anyone buying or selling a property.

Why a realistic price is important

A property valuation represents a key tool that helps clients determine a fair and market-competitive price for the property. The main reason for this is to ensure a fair agreement between the buyer and the seller. When the price of the property is realistic and reflects the current market conditions, the likelihood of a successful transaction increases. An excessively high price can deter potential buyers, while a price that is too low means a loss for the seller.

Additionally, the valuation plays a crucial role in obtaining a mortgage loan. Banks and other financial institutions require an accurate property valuation as collateral for the offered loan. If the property is overvalued, it can lead to financing issues, while an undervalued property can cause additional financial troubles. Therefore, it is essential that the valuation is conducted with professionalism and accuracy.

How to assess value

Assessing the value of a property is not a simple process and must be carried out by qualified professionals. Real estate appraisers specialize in this task and have the knowledge and experience to provide accurate valuations. These professionals consider numerous factors, such as the size of the property, its age, location, current market conditions, surrounding infrastructure, and other specific characteristics that may affect value.

It is important to emphasize that real estate appraisal is not just about performing mathematical calculations. It also involves analyzing the local market, monitoring trends, and understanding the legislation that affects the real estate sector. Therefore, licensed real estate appraisers are crucial in this process, as they provide reliable information that forms the basis for making correct decisions when buying or selling a property.

We help you

Ultimately, the property valuation is a key stage in the real estate process that brings fairness, security, and efficiency. A properly conducted valuation not only facilitates the transaction but also ensures satisfaction for both the buyer and the seller. Therefore, in every real estate transaction, it is essential to rely on a professional valuation conducted by qualified real estate appraisers. At BCaktiv agency, we are happy to assist you and provide a free property valuation for the property you wish to sell.

Selling a property can sometimes be a lengthy and demanding process, but there are ways to help speed up this process. Below are some key steps for a quick property sale, including the role of a real estate agent, organizing documentation, cooperation of all parties, and other important aspects.

1. The Role of a Real Estate Agent

One of the most important steps in a quick property sale is working with an experienced real estate agent. The agent has insight into the local market, knows current trends, and has access to potential buyers. Their expertise facilitates the sales process and increases the chances of a quicker transaction. The agent can also advise on a fair price for the property, which is crucial for attracting interested buyers.

2. Organized Documentation

Well-organized and complete documentation for the property is key to a quick sale. Potential buyers want to have all information at their fingertips, so ensure that all necessary documents are prepared and organized. This includes titles, ownership documents, building permits, energy certificates, and other important data. A real estate agent can assist you in preparing all necessary documentation.

3. Correct Pricing

Setting a realistic and competitive price is crucial for a quick sale. An excessively high price can deter potential buyers, while a price that is too low can lead to a loss for the seller. With the professional advice of a real estate agent, determine the right price that attracts buyers and accelerates the sales process.

4. Preparing the Property

Present your property in the best light. Ensure it is tidy, address any deficiencies, and refresh the appearance of the spaces. It is also beneficial to consider professional photography that highlights the attractive features of the property and attracts more interested parties.

5. Cooperation of All Parties

Active cooperation of all parties in the process is key. This includes open dialogue between the seller, buyer, agent, and any legal professionals involved. Clear communication reduces the chances of misunderstandings and speeds up the sales process.

6. Utilizing Modern Technologies

Take advantage of modern technologies and social media to promote the property. Online ads, virtual tours, and other innovative methods attract attention and increase the reach of the advertisement.

A quicker property sale is, of course, the result of a combination of the right strategies, cooperation of all involved parties, and professional assistance from a real estate agent. When all key elements come together, you can achieve an effective and successful sale of your property.

We assure you that the licensed real estate agents of BCaktiv Real Estate are on your side and will strive to ensure your satisfaction with the service. They will advise and assist you regardless of the type of property you are selling or buying – whether it is a building plot or agricultural land, an apartment in a block, or a detached house.