Tool 06For sellers
From the GURS value to the market.
The Slovenian state gives every home a generalised value, the posplošena vrednost, through a mass valuation. It is not a price: but compared with the real sales in the municipality it shows where the market stands.
- 1Open the public GURS value lookup: it is free and needs no registration.
- 2Search for the home by address, or by cadastral municipality and building number, and read the generalised value of the building part.
- 3Add the value of the land parcels you would sell with it (searched by cadastral municipality and parcel number): the ratios below are calculated on everything that was sold.
The values in force describe the market on 1 January 2025.
An indicative market range
€275,000–€395,000
centre: €330,000
Range from €275,000 to €395,000
In the municipality of Koper, 236 houses sold (2023 – agosto 2026): the median sale went for 1.03 times its GURS value, the middle half for between 0.86 and 1.24 times.
The ratio is rising: on the coast the median for houses was 0.92 in 2023 and is 1.13 in 2026. At the 2026 ratio, your value corresponds to about €360,000.
This is not an estimate of your home: it shows how homes in the area sold relative to their GURS value. Condition, view, land and asking price do the rest.
GURS: ETN sales, contratti dal 01/01/2023 al 31/08/2026, and generalised values as of 1 January 2025; ratios calculated by SloveniaVillas on 5 October 2026.
How we calculate
The generalised value is the result of the GURS mass valuation: one model for every home in the country, with values describing the market on 1 January 2025 and models reviewed every 2 years. It does not see the condition of the house, the view or the work done.
For every sale registered since 2023 we divided the price by the GURS value of what was sold: the building part with garage and outbuildings and the parcels, for the share sold. The median ratio tells you how many times its GURS value a typical home in the municipality sells for; P25 and P75 show where the middle half lies.
Your value multiplied by P25, the median and P75 gives the range. If the municipality has fewer than 15 sales of the chosen type, we use the area (coast or Karst) and say so.
The ratio changes over time: GURS values are fixed at their date, prices are not. That is why we also show the median year by year.
The generalised value is no longer the basis of the transfer tax: the Constitutional Court ruled it out in 2016. It remains a free public reference, useful for orientation.
Sources
- GURS, public lookup of property values (EV_JV)vrednotenje.gov.si · read on 5 October 2026
- e-prostor: generalised values and their updatese-prostor.gov.si · read on 5 October 2026
- GURS, Evidenca trga nepremičnin: the sales usede-prostor.gov.si · read on 5 October 2026
The ratios, municipality by municipality
| Municipality or area | Houses | Sales | Apartments | Sales |
|---|---|---|---|---|
| Koper | 0.86 · 1.03 · 1.24 | 236 | 0.86 · 1 · 1.18 | 588 |
| Izola | 0.85 · 0.95 · 1.15 | 44 | 0.86 · 1.02 · 1.18 | 299 |
| Piran | 0.74 · 0.99 · 1.26 | 84 | 0.78 · 0.92 · 1.08 | 304 |
| Ankaran | too few | — | 0.81 · 0.94 · 1.03 | 69 |
| Sežana | 0.69 · 0.89 · 1.22 | 61 | 0.82 · 0.98 · 1.1 | 114 |
| Divača | 0.82 · 0.99 · 1.15 | 21 | 0.85 · 1.03 · 1.16 | 43 |
| Hrpelje-Kozina | 0.89 · 1.04 · 1.39 | 28 | 0.79 · 1 · 1.22 | 42 |
| Komen | 0.88 · 1.08 · 1.3 | 31 | too few | — |
| the coast | 0.84 · 1.01 · 1.23 | 371 | 0.83 · 0.99 · 1.16 | 1,260 |
| the Karst | 0.79 · 1.01 · 1.26 | 141 | 0.8 · 0.99 · 1.15 | 202 |
ETN sales contratti dal 01/01/2023 al 31/08/2026; GURS generalised values as of 1 January 2025. Only samples with at least 15 sales.
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