Tool 07For sellers
The documents for a sale, in the order you need them.
A buyer from Munich or Vienna arrives with a lawyer who asks precise questions. This list anticipates them: what to prepare before the listing, before the contract and after signing, with the official source for each item.
Your list
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Before the listing
What the buyer and their lawyer ask for first. The energy certificate is needed to publish at all.
Energy performance certificateenergetska izkaznica
It is mandatory in listings, houses included: without it the fine goes to the owner. It is valid for ten years; where there is no condominium it covers the whole building.
Where A licensed assessor issues it; certificates are entered in the national register.
energetika-portal.si · source read on 5 October 2026
Land register extractizpisek iz zemljiške knjige
It shows the owner, any mortgages and easements on the home, and whether there is a «plomba», the mark of a pending procedure. It is the first thing the buyer’s lawyer reads.
Where Free online, on the courts’ portal or through eUprava.
e-uprava.gov.si · source read on 5 October 2026
Consistent cadastral datakataster nepremičnin
Floor areas, number of units and use must match what you are selling and the land register. A house with several apartments registered as a single dwelling should be put right beforehand, not at the notary’s table.
Where On the GURS public viewer; corrections are requested by a surveyor.
ipi.eprostor.gov.si · source read on 5 October 2026
Use permit, or legalisationuporabno dovoljenje
It is required to use a building built with a building permit. If it is missing, the law provides routes to legalisation, simplified for older buildings: they take time, and the buyer prices that in.
Where At the administrative unit (upravna enota); legalisation needs a designer.
e-uprava.gov.si · source read on 5 October 2026
Condominium established, if there is more than one unitetažna lastnina
An apartment can be sold on its own only if the condominium is established and registered: otherwise the whole building is sold, and under the tourist rental rules it counts as a single property.
Where Check it in the land register extract.
e-uprava.gov.si · source read on 5 October 2026
Current leases and tourist registrationnajemne pogodbe · register nastanitvenih obratov
If the home is let, the buyer wants the contracts. If you let it to tourists, the registration number must appear in listings; a detached house counts as a single property.
Where The register of accommodation establishments is kept by AJPES.
ajpes.si · source read on 5 October 2026
Before the contract
The checks the notary and the buyer’s lawyer make before the signatures.
Zoning of the parcelpotrdilo o namenski rabi · lokacijska informacija
The Chamber of Notaries lists it among the documents of a sale: it states what can be done on the land, and matters most for gardens and separate parcels.
Where Issued by the municipality; the municipal document is authoritative, not the informational maps online.
notar-z.si · source read on 5 October 2026
Waiver of pre-emption, where it appliespredkupna pravica
In some areas (cultural heritage, water, nature, municipal plans) the state or the municipality may buy first: before selling to someone else you need their waiver. On the coast, with its parks and reserves, it is a check to make every time.
Where From the municipality or the body holding the right; the notary asks for it among the documents.
e-uprava.gov.si · source read on 5 October 2026
Agricultural land: public offer and approvalkmetijsko zemljišče
If the sale includes agricultural land, the law requires a fifteen-day public offer, an order of pre-emption and approval of the transaction.
Where At the administrative unit and on eUprava.
e-uprava.gov.si · source read on 5 October 2026
Everyone on the register signszemljiškoknjižno dovolilo
The notary certifies the signature of whoever is registered as owner on the registration consent: all co-owners sign. If the home was inherited, check that the succession is already registered.
Where At the notary’s, also by secure video link for those abroad.
notar-z.si · source read on 5 October 2026
Identity document and Slovenian tax numberdavčna številka
Both are needed for the contract and for the tax returns after the sale. Anyone who became an owner without residence in Slovenia received the tax number before buying.
Where At any FURS office, also through a representative with a power of attorney.
fu.gov.si · source read on 5 October 2026
After signing
The seller’s tax deadlines.
Transfer tax returndavek na promet nepremičnin
It is filed within fifteen days of the contract. FURS issues the assessment and, without confirmation of payment, the notary will not certify the signature.
Where At the tax office responsible for where the property is.
fu.gov.si · source read on 11 September 2026
Capital gains return, if duedobiček iz kapitala
If capital gains tax is due, this return too is filed within fifteen days of the contract.
Where With FURS, together with the paperwork for the sale.
fu.gov.si · source read on 5 October 2026
How we calculate
The list follows the order in which the documents are actually needed: first the listing, then the contract, then the tax deadlines. Each item has its official source and the date we read it.
It is a checklist, not a due diligence for the sale: it does not replace the lawyer, the notary or the surveyor. The informational GURS layers online are not certified: for zoning the municipal document is authoritative.
Your ticks stay in your browser. If you would like someone to go through the list with you, introduce your home to us: today we sign no mandates in Slovenia, but we can tell you how we would present it.
Sources
- Energy portal: energy performance certificates of buildingsenergetika-portal.si · read on 5 October 2026
- eUprava: the land registere-uprava.gov.si · read on 5 October 2026
- GURS: public view of property dataipi.eprostor.gov.si · read on 5 October 2026
- eUprava: the use permite-uprava.gov.si · read on 5 October 2026
- AJPES: the register of accommodation establishmentsajpes.si · read on 5 October 2026
- Chamber of Notaries: buying and selling propertynotar-z.si · read on 5 October 2026
- eUprava: selling land, pre-emption rightse-uprava.gov.si · read on 5 October 2026
- eUprava: buying agricultural lande-uprava.gov.si · read on 5 October 2026
- Notary Act, consolidated text 2022notar-z.si · read on 5 October 2026
- FURS: entry of individuals in the tax registerfu.gov.si · read on 5 October 2026
- FURS: purchase and sale of real estate, transfer tax and capital gainsfu.gov.si · read on 11 September 2026
For owners
Your home in Slovenia, presented to buyers from Munich and Vienna.
Today we sign no mandates and introduce no buyers. You can already introduce your home to us: when we start, you will be among the first to hear.
Introduce your homeDo you own a home in Slovenia? See how we would present it to buyers from Munich and Vienna.