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Buying Property


Slovak Real Estate Market

Slovakia has 359 properties for every 1000 inhabitants and only 317 housing units for 1000 inhabitants (after exclusion of cottages, vacation houses – properties not suitable for year round residency and uninhabitable properties). Slovakia’s long-term plan is to achieve the European average, which is 400 housing units for 1000 inhabitants.

However, with current new housing development of 12-13,000 new properties a year, it will take more than 20 years to achieve this goal. At present there is a shortage of over 220,000 housing units and also number of existing properties (from the communist days) will become uninhabitable in the medium to long term.

Construction Development
Year New Constructions, Reconstructions and Modernizations Repairs and Maintenance Whole Domestic Construction Production
2005 3108 mil. EUR 756 mil. EUR 3886 mil. EUR
2006 3850 mil. EUR 813 mil. EUR 4689 mil. EUR
2007 4320 mil. EUR 798 mil. EUR 5136 mil. EUR
2008 4945 mil. EUR 1074 mil. EUR 6040 mil. EUR

Note: The amounts of trade before 2009 were converted to Euro with the official exchange rate: 30.129 SKK = 1 EUR

In Slovakia, the real estate agents market is growing fast, but people are used to selling and buying their property by themselves, which makes the prices even lower. Finding an English-speaking agent can be a bit of a challenge, especially in areas that are not too touristy yet.

Most houses in Slovakia are in good shape and the cost of renovation is very reasonable. The average labour cost is still low compared to other EU-countries. Bureaucracy is not that “heavy” as in other EU countries.


Buying Property by a Foreigner

Since joining the European Union, virtually anyone can buy property in Slovakia. The real estate market is open and does not discriminate neither citizenship, nor place of residence. Also, it does not matter whether the potential buyer wants an apartment in the city, house in the countryside or cottage in the mountain area.

The only exception is agricultural and forest land. According to the Law on protection and use of mineral wealth (Mining Act or so-called Water Act 184/2002 Coll), foreigners can not buy or receive such property as a gift. However, from the 1st of May 2007 foreigners can buy (or get as a present) agricultural and forest land, provided that the potential buyer conducted business on the land for a minimum of three years and has temporary residence in Slovakia.

Also, according to the legislation, legal persons (companies) having registered seat in Slovakia, are also considered as Slovak residents and as such, can purchase agricultural or forest land without any restrictions. So, for foreigners there is another option of establishing a company in Slovakia (which is very easy) just for the special purpose of buying such a property. Either way, if a foreigner wants, he/she can buy (directly or indirectly) any property in Slovakia.

The property market was fully liberalized in May 2011, when the transition period negotiated with EU ends. But even nowadays, it offers some of Europe’s best opportunities with low prices and solid growth (for the right type of property in the right area). And, of one thing foreign investors can be sure – as virtually all property sales are sold to locals, and 95% are owner occupiers in their family apartment or house, so investors will always be able to sell their property on to a Slovak buyer, ensuring a safe exit.


Property Buying Process

Buying property in Slovakia is not very different of buying property in any of the EU countries. It is actually quite simple. Here is a step-by-step guide:

  1. The process of searching for property is successfully completed, the buyer made an offer and the offer was accepted by the recent owner. Buyer and seller agreed to all terms of trade.
  2. The buyer then lodges the whole price (or an agreed deposit) to a notarial custody or to a bank account where funds are kept till the property right is transferred to the buyer. At this time, there is an official pre-contract agreement signed by both parties. This sets out the terms of the deal, as well as locking both the buyer and seller into the deal. (If anyone changes his/her mind after this, he/she will have to pay any agent’s costs to the other party.)
  3. Buyer should make sure to have a survey carried out through an independent surveyor. The surveyor’s report is then arranged and sent to the solicitor so that the sales contract can be compiled. All of the documentation should be translated into the buyer’s language.
  4. Both sign the sales contract. The seller’s signature must be verified by a notary or the registry.
  5. The purchase price is released to the seller after the buyer gets an extract from the cadaster (Slovak national information system) denominated in the name of new owner or the purchase contract was confirmed by the cadaster with an indication of ownership permit. This process usually takes about 4 weeks.

For legal certainty, buyer should never pay cash before the transfer of property ownership is finished.

If someone sells or buys property through real estate agency, the agency will ensure a comprehensive legal service and prepare all the documents necessary to transfer ownership of the property. Another possibility is to contact a lawyer for preparing the contract, but lawyers will not monitor the sale itself.


Fees and other Costs

The costs of buying a Slovak property other than the property price itself are relatively low:

  • Expenditures on sales contract may vary according to which lawyer/realtor you hire, generally around 500-600 EUR.
  • Administrative fees for cadastral office (application for entry into the cadastre, extract from the property ownership document) – 300 EUR
  • Registration with tax authorities + local taxes – 100 EUR per year
  • Property tax and other small taxes – 30 EUR per year
  • Property sold within five years after construction is subject to 19% VAT.

If buyer plans to let the property, it is also needed to count with costs of managing agent. Buy-to-let management can cost about 200 EUR per year plus 19% tax on rental profits. At resorts, the property management prices vary a lot.

Since 2005, there is no real estate transfer tax in Slovakia. Therefore the purchase of the property is not financially burdened, but there is the income tax of 19%. The tax liability is calculated as the difference between the acquisition property price and the selling price. The Income Tax Act, however, allows many options where the seller is not required to pay tax or the tax base can be reduced (for example, permanent residence in the property for more than 2 years).


Mortgages in Slovakia

Mortgages for foreigners are available in Slovakia. Terms and conditions are pretty much the same as European standard and Slovak banks have no problem with lending money to foreign investors. The application requires documentation such as your passport, proof of address, six months of bank statements and a proof of income and employment.

Usually, the bank lends maximum 70 percent of the property’s market price and the interest rates are around 5-7%. Some buyers use to purchase real estate mortgage financing and as security for loan they use the property itself.


Most Popular Investment & Leisure Properties with Prices

Generally, there are two main options when buying property in Slovakia. First is buying an investment property in a city with the intent of renting it out to foreign workers or for short-term renting to tourists. The other option is to buy a leisure property and use it as a holiday destination. Leisure properties are also available for renting out, but the primary intent is usually to have a nice weekend break destination.

When speaking about buying an investment property in a city, the most wanted is, of course, Bratislava. There are new properties built on the outskirts of Bratislava and renovations are taking place in the existing districts of the city. The apartment investments were particularly popular, but the oversupply has hit the prices. One room apartment in the Old Town is about 120,000 EUR, 4-room renovated luxury flat costs about 400,000 EUR.

Other interesting areas include Poprad (with its ski properties) and Košice, cities with international airports. Easy access to the resorts brings tourists and property owners alike and largely supports the development. The property prices in these areas are still lower than in comparable destinations.

Investors may also be interested in cities like Nitra, the site of lowland vineyards, forests and thermal springs, Banská Bystrica, town in the middle of Slovakia with mountains and ski centres just around the corner or Trnava, one of the economic centres in the west of Slovakia.

For leisure investments, the national parks of the High and Low Tatra Mountains are very famous, because they are visited not only by Slovaks, but by Polish, Russians and other tourists. Tatra Mountains are a UNESCO world heritage site with established resorts for summer and winter activities. Outstanding natural beauty which has a wealth of attractions to offer tourists including skiing, hiking, spa centres/wellness and golf courses. Typical resort in High Tatras comprises apartments and villas priced from 80,000 EUR for a studio flat to 400,000 EUR for a four-room villa.


Property for Sale in Slovakia – Classifieds

If you are interested in buying or selling a property in Slovakia, leave a comment on this page with all the details as location, price, etc.

48 Responses to Buying Property

  1. zografou November 26, 2009 at 3:28 am #

    What are the necessary documents when a Greek person wants to buy a flat in Bratislava?

    [Reply]

    Slovak-Republic.org replies:

    Zougrafou, you don’t need any special documents, you can buy a flat the same way as Slovaks… you only need documents to be able to sign a contract – your ID or passport.

    [Reply]

  2. al faridy November 29, 2009 at 4:01 pm #

    What are the necessary documents when a Egyption person wants to buy a flat in Bratislava?
    and if he buy it he allows to take permanent residence in slovak? and for how long ?
    Is this permanent residence allows to give he the right to move between all countries of the EU easily?
    thanks..
    al faridy.

    [Reply]

    Slovak-Republic.org replies:

    Dear Al Faridy,

    all the buying process included the necessary documents you can find on http://www.slovak-republic.org/property/#buying-process. As far as we know you will not get permanent residence in Slovakia if you will buy a property. In case you would have it, yes, it will allow you to travel easily to Shengen countries.

    [Reply]

    mohamed el assad replies:

    Dear Sirs,

    We need a property for about 75000 euro to live
    so, send for us (photos, price, details, location, and the agent)

    with best regards,

    Mohamed el assad

    [Reply]

  3. neil ashcroft January 4, 2010 at 1:49 pm #

    I would like to sell my 3 bed house in Stiavnica Bane, near Banska Stiavnica. Are you able
    to act as a local estate agent to market and sell this property?
    Regards, Neil

    [Reply]

    Slovak-Republic.org replies:

    Sorry Neil, we cannot help you, we are not a real estate agency. But you can leave a comment with your contact details here on this website.

    [Reply]

  4. Anthony January 8, 2010 at 3:10 pm #

    Dear all, for all foreigners, there is a possibility to find an estimation tool http://www.cupofcity.com/estimation.php?Rub=200 also a price map on this Cupofcity website.

    I let you to have a look on it.

    Regards
    Anthony

    [Reply]

  5. Axel February 15, 2010 at 5:16 pm #

    Dear Sir, Madam,

    Is it also possible for a foreigner (EU member) to purchase forest land? I know that EU inhabitants can buy property without any restrictions, but i cannot find out whether forest land can also be bought by a EU citizen. There are still restrictions for agricultural land, but does that also mean that restrictions for forestry also continue to exist? And if so, when would these restrictions be lifted?

    Thank you very much in advance for your information.

    Yours sincerely,

    Axel van Soest

    [Reply]

    Slovak-Republic.org replies:

    Axel, it is not possible yet. Only if you conduct business on the forest land for at least three years. The Slovak property market will be fully liberalized in May 2011, after that everybody can buy a forest land in Slovakia.

    [Reply]

  6. haitham April 8, 2010 at 2:56 am #

    can i get residency if i buy flat in slovakia text me back

    [Reply]

    Slovak-Republic.org replies:

    No, that has nothing to do with residency.

    [Reply]

  7. Ricky June 24, 2010 at 9:36 pm #

    Hi,

    You said in one of your responses that a person can not get permanent residence by purchasing a property. I think it will only provide with a temporary residence for one year, then what happens? Should it be renewed every year or next time I might get 5 years?

    Thanks,

    [Reply]

    Slovak-Republic.org replies:

    Nope, the law does not say that by buying a property you have any right for permanent or temporary residence. Sure, it will help you, because the “accommodation condition” is automatically solved, but you won’t get the residency based on the fact that you bought a property. Please, read more about the conditions for residence here: http://www.slovak-republic.org/residence/

    [Reply]

  8. martin still July 28, 2010 at 12:20 pm #

    We are looking to purchase a property with 3+ bedrooms as a buy to let property for winter skiing and also summer outdoor activities. Our budget is 120000 euros.

    [Reply]

    pete replies:

    hi, i am selling my 4 bedroom house for 110 000 euros in Spa village in Liptov region. SEE http://www.kupelelucky.sk, would you be interested ?

    [Reply]

    Slovak-Republic.org replies:

    I might be… :) how big is the land, where exactly it is located, do you have some pictures?

    [Reply]

  9. Georg Geyer November 15, 2010 at 7:47 am #

    I´m interested in buying wooden areas in the Slovak Republic, please seind me your offers.

    [Reply]

  10. SUJIT ROY November 22, 2010 at 5:38 pm #

    SIR,
    I HAVE FEW FOREIGN CUSTOMERS WHO WANT TO PURCHASE CULTIVATED LAND & BUILDING PROPERTIES IN SLOVAKIA.
    HOW CAN I NEGOTIATE WITH YOU AS A BUSINESS PARTNER

    REGARDS
    SUJIT ROY
    FROM
    AUSTRIA

    [Reply]

    Slovak-Republic.org replies:

    Dear Sujit, we are not involved in any property business activities.

    [Reply]

    Michal Debnarik replies:

    Dear Mr.Sujit
    We would like to offer a property for a Sale or Co-investment on new build houses development.
    I am the owner of the land area of 13.000 m2 (possible area up to 21.000 square meters), it is one of the most lucrative properties in the area with a location nearby city center, but situated in clean nature with beautiful panorama views.
    I am resident in the UK, but currently in Slovakia – a few buyers interested in buying plots have already approached me, but I’m looking for a developer to realize a developing project.

    Krupina city as a district, was already realizing a similar new build houses development project – it was a success, however, currently, no financial funds available to realize similar project again. The offered land comes with the building permission.

    Look at http://www.svkinvest.webnode.sk , with photo-documentation.

    If you have any questions, please do not hesitate to contact me mideb@azet.sk or +44 7871 511 962

    Best Regards

    Michal Debnarik
    mideb@azet.sk
    UK +44 7871 511 962

    [Reply]

    Katarina replies:

    Dear Mr. Sujit,
    we would like to offer 72,8 acres lands with building permit in Vysny Kubin (Orava region, Slovak Republic). It can be used for residential or recreational development. There is a mineral spring with thermal water, potentionally good for SPA purposes.
    If you are interested in more details pls. contact us on the emails: katarina.menclova@gmail.com or peter.svoboda@remax.slovakia.sk

    [Reply]

  11. sarah January 10, 2011 at 9:45 pm #

    My partner (who is Slovakian) and myself (UK citizen) wish to buy a property in Slovakia. We are not married and the house is to be built on land which is owned by his parents, I undestand rights are very different to those in the UK, could you help with any insight.

    Many Thanks

    [Reply]

    Slovak-Republic.org replies:

    What exactly is the question? :)

    [Reply]

  12. Hon. Dr. Oteng Adjei February 19, 2011 at 8:35 am #

    I am Honorable Dr Oteng-Adjei Minister, Federal Republic Ghana. I am contacting you in respect of house property for purchase as contained in your profile.

    I want a residential house for my family in your country,The location must be inside the city and it must have all house comforts.

    If you are capable and wiling to secure the above mentioned property as quickly as possible contact me immediately on this my mail so i can direct you to my agent that normally handle my property for more information regarding this purchase.

    Accordingly, this purchase must be very confidential and secrete because of my position in the government of my country.

    Expecting your reply soon.

    Thanks,
    HON. DR OTENG-ADJEI

    [Reply]

  13. George Mathew February 28, 2011 at 10:51 am #

    I am an Indian citizen and is intersted to buy agricultral cum residential land and start farming. Kindly advice how to acquire land and what are the legal formalities. Also what is the avialbility of labour force for farm works etc.
    Warmest regards
    George Mathew

    [Reply]

    Slovak-Republic.org replies:

    Pls, read the information above.

    [Reply]

  14. vanda April 7, 2011 at 7:33 pm #

    Hello,

    I would like to sell my property in ski region in Slovakia, close to Banska Bystrica. the price is 80 000 euro. the size of apartment is 45m2.

    all details and photos you can find on website.

    Best regards,
    Vanda

    [Reply]

  15. mohammad nasir iqbal May 2, 2011 at 9:08 am #

    Hi, I belong to Pakistan.I am in the age of 57 in good health and wealth.I wish to buy a small property in Nitra city.A cash payment is a promise for the seller.
    Please send me your offers and we will be in a fair deal.

    [Reply]

  16. Kells May 23, 2011 at 12:59 am #

    What are all the required documentation for an australian renting an apartment for a stay of 2 months, maybe longer?

    [Reply]

    Slovak-Republic.org replies:

    Best would be to use a travel agency to rent an apartment for you. Your passport will be enough.

    [Reply]

  17. Magdalena Durechova June 5, 2011 at 10:50 pm #

    Hello

    We would like to offer a property for a sale or co-investment on new build houses development
    in Slovakia.

    Look at http://www.svkinvest.webnode.sk
    If you have any questions, please do not hesitate to contact me debnarik@hotmail.co.uk

    Best regards

    [Reply]

  18. Camilla Kvietok July 11, 2011 at 4:54 pm #

    I am an American-SLovak citizen, living in New York. I was born in New York.
    I recently inherited some property in Slovakia, and would like to obtain a real-
    estate lawyer who speaks English, to handle the transaction of buying out the other
    owner, who also, inherited 1/2 of the property. Can I obtain a listing of lawyers?

    [Reply]

    Slovak-Republic.org replies:

    This is a list of lawyers, but I don’t know which ones speak English. The majority should speak English on some level at least.

    [Reply]

  19. Emese Dekany August 3, 2011 at 1:09 pm #

    Hi,
    I’d like to sell my house abroad. Is it possible through this website? If yes, how? What are the conditions?
    I’m looking forward your response.
    Best regards,
    Emese Dekany

    [Reply]

    Slovak-Republic.org replies:

    If it is in Slovakia, just write your offer here in the comments.

    [Reply]

  20. Mr. Ross August 29, 2011 at 2:47 pm #

    Hi,

    I’m not a citizen of Slovakia and recently inherited various parcels of forest and arable land in eastern Slovakia. If I understand correctly, there are no restrictions on me selling or leasing this land.

    If so, can you tell me about the current market for such land, what it is worth, anything else I need to know, etc.? I’m also contacting real estate agents, but wish to hear this information from various sources to get an accurate picture.

    Sincerely,

    Robb

    [Reply]

    Slovak-Republic.org replies:

    There are no restrictions. Regarding the prices, it depends on many factors, start with where exactly those lands are.

    [Reply]

  21. Helen Zajda September 5, 2011 at 9:36 pm #

    Would you know of any English speaking Realtors residing Presov?

    [Reply]

    Slovak-Republic.org replies:

    Try these: http://maps.google.sk/maps?hl=sk&biw=1440&bih=731&q=realitky%20presov&gs_sm=e&gs_upl=1465l1465l0l1651l1l1l0l0l0l0l129l129l0.1l1l0&um=1&ie=UTF-8&sa=N&tab=wl
    But I don’t know how they are with English. A website in English is a good hint.

    [Reply]

  22. Richard Shaw September 30, 2011 at 10:12 am #

    Sir,
    I have 14,500 square metres of flat and level land on the edge of Gotovany, near Liptovsky Mikulas. Liptovka Mara is only 3km away, ski slopes within 10km and, set between the High and Low Tatras, is very close to the National Park.
    Purchased 3 years ago the land was going to be used for the building of 30 houses set in plots of 450 square metres each, but I have since retired and just want to sell the land as it is. I am quite willing to give a 10% agents fee to anyone willing to facilitate a sale.
    J R Shaw

    [Reply]

  23. anna October 13, 2011 at 8:29 am #

    Dear sir/madam!
    We looking for rent flat or officce under the beauty salon, also we looking for the long time rent flat. Our condition: square for salon 80 metres, flat – 120 metres. Place have to be Stare Mesto. Strets: Hviesdoslavovo namestie, Gorkeho, and near of that place.
    Also floor should be not a first, could be 2,3..
    I’de like to get market review of the price.

    My regards
    Anna Krivosheeva
    +7-951-771-8353

    [Reply]

  24. basem October 20, 2011 at 3:41 am #

    If I buy a property in Slovakia ; can I get the residence permit for me and my family , even if we live abroad of Slovakia for about 10 months every year ? How much the residence cost for 4 persons family ? Is this residence permit renewable or given only once when buying the property ? Is this permit allow me to work in Slovakia and allow my sons to study there if I need that later ? What about establishing a company Is this way give me more benefits ?

    [Reply]

    Slovak-Republic.org replies:

    Simply the ownership of property in Slovakia does not mean you get temporary or permanent residence permit. Pls read: http://www.slovak-republic.org/residence/

    [Reply]

  25. ahmed November 13, 2011 at 4:26 pm #

    What are the necessary documents when a egyptian person wants to buy acastle in trnava and is he can come to slovakia to buy it or not

    [Reply]

    Slovak-Republic.org replies:

    Passport. Yes, you can apply for visa adn come to Slovakia, read this: http://www.slovak-republic.org/visa-embassies/

    [Reply]

  26. John Martin January 4, 2012 at 8:47 am #

    Dear Client,

    I am interested in your property. Kindly get back to me in English for a proposal.
    contact me on my private email: john4martin38@yahoo.com
    Best Regards
    John Martin

    [Reply]

  27. Pavol February 8, 2012 at 4:06 am #

    Hello,

    I would like to sell a house (suitable as a cottage for holidays or for regular living also) in the village Hnilec that is in Slovak Paradise – Slovensky raj(well known mountain resort). The house has 2 rooms and a kitchen. I can send you some pictures. Contact: Pavol.Krempasky@skynet.be

    [Reply]

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