Buying property in Slovakia as a foreigner
Thinking of buying an apartment or a house in Bratislava? Here is how the process works in Slovakia, what it costs and what to watch out for, explained step by step by a local real estate agency.
In short: foreigners can buy apartments and houses in Slovakia without special permits. The purchase follows a reservation agreement, a purchase contract, payment (ideally through escrow) and registration in the land register (cadastre), which usually takes up to 30 days. There is no property transfer tax. Restrictions apply mainly to agricultural land for buyers from outside the EU.
Who can buy property in Slovakia
Under Slovak law, foreigners can acquire ownership of real estate in Slovakia. In practice, this means that citizens of EU and non-EU countries can buy apartments, houses and building plots on the same terms as Slovak citizens. You do not need a residence permit or a Slovak company to buy.
The main exception is agricultural land. Under Act No. 140/2014 Coll., buyers from outside the EU, the EEA and Switzerland can acquire it only if Slovak citizens can buy agricultural land in their country (reciprocity). Buying agricultural land also involves a special procedure for all buyers. If you are interested in a plot outside a built-up area, we will check its status first.
The buying process step by step
- Financing. Decide whether you will buy with cash or a mortgage. If you need a loan from a Slovak bank, find out early whether you qualify; conditions depend on the bank, your residence status and income. Our financial advisor can check this for you.
- Finding a property and viewings. See our current properties or set up an alert for new listings. Viewings are arranged with the agent.
- Checking the property. Before you commit, check the ownership certificate (list vlastníctva) in the land register: who the owners are and whether there are encumbrances such as a mortgage or an easement. For an apartment, also look at the condition of the building, the monthly service charges and the repair fund.
- Reservation agreement. You sign a reservation agreement with the seller (or the agency) and pay a reservation deposit. The property is taken off the market for an agreed period, during which you arrange financing and the contracts are prepared.
- Purchase contract. The purchase contract (kúpna zmluva) is drawn up in Slovak; a bilingual version can be prepared. The seller's signature must be officially certified, for example by a notary or at a municipal office.
- Payment through escrow. The safest way to pay is through an escrow account with a notary or a bank. The money is released to the seller only once you have been registered as the new owner.
- Registration in the land register. The application for registration (návrh na vklad) is filed with the cadastral department of the district office. The decision is made within 30 days, or within 15 days if you choose and pay for the expedited procedure. Ownership passes on the day of registration.
- Handover. The keys are handed over with a handover protocol recording the meter readings, and the utilities are transferred to your name.
Costs for the buyer
| Item | Typical amount |
|---|---|
| Property transfer tax | None in Slovakia |
| Land register fee for the application | €50 (electronic) or €100 (paper); expedited decision within 15 days €150 / €300 |
| Escrow (notary or bank) | Depends on the notary or bank, usually a few hundred euros |
| Contract preparation | Depends on who prepares the contracts (the agency, a lawyer or a notary); agree on it in advance |
| Official translations, apostilles | Only if you use documents issued abroad |
| Mortgage costs | Bank fees and a valuation report by a certified appraiser, if you borrow |
Who pays what is a matter of agreement between the buyer and the seller, so it is worth clarifying it in the reservation agreement.
Taxes after the purchase
- Annual property tax. The owner pays a local property tax to the municipality. After you buy, you file a property tax return by 31 January of the following year; after that, the municipality sends you a payment notice each year. The amount depends on the city district and the size of the property.
- Renting out. Rental income from a property in Slovakia is taxed in Slovakia. If you plan to rent out the property, ask a tax advisor about your obligations.
- Selling later. If you sell the property within five years of acquiring it, the gain is generally subject to income tax in Slovakia. After five years, the sale is generally tax-exempt for individuals. Your own country's tax rules may also apply.
This guide is general information, not legal or tax advice. For your specific situation, we recommend consulting a lawyer or a tax advisor; we can recommend professionals we work with.
Practical tips
- In Slovak listings, the number of rooms includes the living room: a "2-room apartment" (2-izbový byt) has one bedroom and a living room.
- Apartment prices are usually stated without the monthly service charges, which cover building management, the repair fund and utilities.
- Popular one- and two-room apartments often attract several buyers, so have your financing and documents ready before viewings.
- Bring a valid passport or ID card; you will need it for the reservation, the contract and the identification required by Slovak anti-money laundering law.
How we can help
MARK REAL is a real estate agency in Bratislava, in business since 2008 and a member of the Association of Real Estate Agencies of Slovakia (ZRKS). We help you find a suitable property, check it, negotiate the terms and guide you through the contracts, escrow and land register, and we arrange a mortgage through our financial advisor. Many steps, such as signing the reservation agreement, can be done online. How buying with us works.
Frequently asked questions
Can foreigners buy property in Slovakia?
Yes. Foreigners, both from the EU and from outside the EU, can buy apartments, houses and building plots in Slovakia. The main restriction concerns agricultural land: under Act No. 140/2014 Coll., nationals of countries outside the EU, the EEA and Switzerland can buy it only on the basis of reciprocity. Inheritance is not restricted.
Do I need to live in Slovakia or have a residence permit to buy?
No, you do not need residence in Slovakia to buy an apartment or a house. Note, however, that buying a property does not by itself give you the right to live in Slovakia. For a mortgage from a Slovak bank, your residence status and income usually matter.
Is there a property transfer tax in Slovakia?
No. Slovakia has no real estate transfer tax. The buyer usually pays the land register (cadastre) fee, notary or escrow fees and, if needed, translation costs. As an owner, you then pay an annual local property tax.
How long does registration in the land register take?
The land register (cadastre) decides on an application for registration within 30 days. For a higher fee, you can apply for an expedited decision within 15 days. You become the owner on the day the registration is made.
Do I have to come to Slovakia to sign the contract?
Not necessarily. The seller's signature on the purchase contract must be officially certified; as a buyer, you can often sign remotely or be represented by someone with a power of attorney. A signature certified abroad or a power of attorney issued abroad usually needs an apostille or superlegalization and an official translation into Slovak. We will explain the best option for your situation.
Can you help me if I do not speak Slovak?
Yes. Write to us in English and we will guide you through the process and explain each document. The purchase contract and the application to the land register must be in Slovak; a bilingual contract can be prepared so you understand exactly what you sign.
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