Tool 05For sellers
What is my home worth, according to real sales.
For Koper, Ankaran, Izola and Piran: the sales registered by the Slovenian state since 2021, a model that accounts for location, altitude, the sea and the view, and next to it the error we measured. A range, not a figure. And if you wish, a person who goes through it with you.
Everything is calculated in your browser: the point on the map, the floor area and the GURS value never leave this page. They are sent only if, at the end, you choose to send us the form, and only what you see in the summary.
Where the home is
Tap the map where the home is, or pick the village or neighbourhood from the list. The point is approximate: the street is enough, no house number needed.
With the map selected, the arrow keys move the point by one cell (by four with Shift).
The point goes to the village centre: if the home is outside it, move it on the map.
No point yet.
The view is calculated from the terrain alone, from 6 m above the ground up to 15 km, on cells of about 94 m: buildings and trees are not included.
The point stays on this page: we do not send it to anyone.
What kind of home
The cadastral one (uporabna površina), not the one in the listing.
The cadastral one. If the home was renovated, the year stays the original one: the works go under condition.
Useful, net, gross: what is the difference?
- Useful floor area (uporabna površina)
- The rooms of the home excluding walls; as a rule without balconies, terraces, cellars and garages. It is the area the model is built on.
- Net floor area (neto tlorisna površina)
- All spaces excluding walls, including cellars, terraces and balconies: larger than the useful area, sometimes almost double.
- Gross or commercial area (in listings often «bruto»)
- A market measure including walls and a share of balconies and garden: the largest of the three. Entering it instead of the useful area pushes the result up for no reason.
The area of the parcels you would sell with it, including the plot under the house. If you leave it empty, the model uses the few houses sold without parcels.
Optional: the GURS value
The state gives every home a generalised value (posplošena vrednost) through a mass valuation. If you enter it, a second, independent route appears next to the result: your value times the ratio at which homes in the municipality actually sold.
- 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 value of the building part (and of the garage, if you sell it too).
- 3Add the value of the parcels you would sell with the home: the ratio is calculated on everything that was sold.
The current values describe the market as of 1 January 2025; the ratio brings them to 2026 prices.
What the market says
Tap the map or pick a village in step 01.
Would you like a market analysis by a person, free of charge and with no obligation?
A person from our group goes through the calculation with what the model cannot see: the photos, the listing if there is one, the nearby sales one by one. We answer in Italian, English or German.
How we calculate
The calculation starts from the sales registered by GURS in the Evidenca trga nepremičnin, contracts from 2021 to August 2026 in the municipalities of Koper, Ankaran, Izola and Piran: 685 houses and 2,341 apartments, cleaned as in the GURS value tool (market sales, parts sold in full, finished buildings). The areas are the cadastral municipalities with at least 15 sales of the type; those with fewer are merged.
For each sale we take the building position from the cadastre and, from the terrain, the ground altitude, the distance from the coastline and a theoretical sea view: the share of directions from which, 6 m above the ground, the terrain lets you see the sea within 15 km. For your point the browser repeats the same calculation on the same files.
The model is a robust hedonic regression, separate for houses and apartments: the logarithm of the price depends on the area, the useful floor area, the age class, the land (houses) or garage and parking (apartments), the first sale of a new home, altitude, distance and view, and the half-year of the contract, which brings all sales to January–August 2026 prices.
We measure the error by hiding from the model the sales it has to guess (five-fold cross-validation, repeated): median error 21% on houses and 13% on apartments; within ±20%, 47% of houses and 67% of apartments. Trained up to 2025 and tested on 2026: 18% and 13%, with the P10–P90 range containing 79% and 81% of the sales. For comparison, the median €/m2 of the municipality is off by 31% and 17%.
The second method multiplies the GURS value by the median price-to-value ratio of the sales in the municipality, with prices brought to 2026: its median error is 20% on houses and 15% on apartments (the model: 21% and 13%). On houses the two routes are on a par: that is why we show them side by side.
The public file of the model contains no individual sale: only coefficients, effects of areas with enough sales, and quantiles. The calculation does not see what you only see by walking into the home, and does not replace it.
Sources
- GURS, Evidenca trga nepremičnin: the salese-prostor.gov.si · read on 2 October 2026
- GURS, public lookup of property values (EV_JV)vrednotenje.gov.si · read on 5 October 2026
- GURS, Evidenca vrednotenja: parcels and generalised valuese-prostor.gov.si · read on 5 October 2026
- Terrain: AWS Terrain Tiles (SRTM, EU-DEM)registry.opendata.aws · read on 6 October 2026
- Coastline: © OpenStreetMap contributors (ODbL)openstreetmap.org · read on 6 October 2026
Sales by area, without the calculator
| Area | Municipality | Sales | P10 | Median | P90 |
|---|---|---|---|---|---|
| rest of the municipality of Koper | Koper | 147 | €104,000 | €230,000 | €519,000 |
| Bertoki | Koper | 46 | €155,000 | €278,000 | €575,000 |
| Hribi | Koper | 28 | €141,000 | €304,000 | €500,000 |
| Koper | Koper | 25 | €192,000 | €358,000 | €485,000 |
| Krkavče | Koper | 15 | €77,000 | €157,000 | €222,000 |
| Marezige | Koper | 17 | €187,000 | €327,000 | €548,000 |
| Semedela | Koper | 116 | €213,000 | €301,000 | €720,000 |
| Sveti Anton | Koper | 16 | €206,000 | €282,000 | €396,000 |
| Škofije | Koper | 30 | €107,000 | €236,000 | €555,000 |
| Izola | Izola | 40 | €198,000 | €413,000 | €761,000 |
| Malija | Izola | 34 | €138,000 | €375,000 | €745,000 |
| rest of the municipality of Piran | Piran | 24 | €87,000 | €200,000 | €425,000 |
| Piran | Piran | 32 | €253,000 | €448,000 | €1,069,000 |
| Portorož | Piran | 82 | €326,000 | €634,000 | €1,603,000 |
| Sečovlje | Piran | 15 | €135,000 | €278,000 | €476,000 |
| Oltra | Ankaran | 18 | €361,000 | €476,000 | €808,000 |
| Area | Municipality | Sales | P10 | Median | P90 |
|---|---|---|---|---|---|
| rest of the municipality of Koper | Koper | 41 | €90,000 | €186,000 | €368,000 |
| Bertoki | Koper | 36 | €118,000 | €200,000 | €415,000 |
| Hribi | Koper | 15 | €169,000 | €271,000 | €430,000 |
| Koper | Koper | 373 | €129,000 | €250,000 | €447,000 |
| Semedela | Koper | 543 | €163,000 | €267,000 | €392,000 |
| Sveti Anton | Koper | 16 | €173,000 | €263,000 | €402,000 |
| Škofije | Koper | 20 | €179,000 | €233,000 | €296,000 |
| Šmarje | Koper | 52 | €175,000 | €316,000 | €373,000 |
| rest of the municipality of Izola | Izola | 21 | €173,000 | €286,000 | €410,000 |
| Izola | Izola | 530 | €152,000 | €261,000 | €416,000 |
| Piran | Piran | 225 | €113,000 | €204,000 | €383,000 |
| Portorož | Piran | 329 | €156,000 | €275,000 | €471,000 |
| Sečovlje | Piran | 34 | €102,000 | €197,000 | €381,000 |
| Ankaran | Ankaran | 28 | €123,000 | €187,000 | €250,000 |
| Oltra | Ankaran | 78 | €126,000 | €251,000 | €416,000 |
Contract prices since 2021, brought to January–August 2026 with the model’s half-year index and rounded to the thousand; only areas with at least 15 sales. GURS sales updated to 2 October 2026.
For owners
Your home in Slovenia, presented to buyers from Munich and Vienna.
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