Selling your apartment in Ljubljana? Let it earn while it waits for a buyer

Selling an apartment in Ljubljana takes time, and costs keep running

Even a well-priced flat can take weeks or months to sell. Meanwhile, the bills do not stop:

• the building's reserve fund,
• heating and electricity,
• internet,
• property charges.

An empty flat only costs money. A flat with short-term guests can cover those costs, and more.

Empty, long-term tenant or short-term guests?

1. Sell at any time, because there is no long-term tenant

Under the Housing Act (SZ-1, Article 107), a change of owner does not end a lease. The buyer takes over the tenant. Most buyers want the flat empty, so a sitting tenant can make it harder to sell.

With short-term guests, there is no lease to inherit. When you agree a handover date with the buyer, we stop taking bookings after it.

While the flat is on the market, we keep the booking window short. That way, few future bookings need planning around when a buyer appears. Guests already booked before the handover date simply complete their stay.

2. The flat is not empty, it earns

Long-term rental in Slovenia yields about 3.94% gross, and net yields are 1.5 to 2 points lower. Short-term rental in Ljubljana works differently, with income from every night booked.

AirDNA reports an average nightly rate of $134 and 67% occupancy in Ljubljana for the 12 months to September 2026. AirROI shows $150 and 48% for its set of listings. Use the calculator below for a first estimate for your flat.

3. Buyers see it at its best

A furnished apartment for sale that hosts guests is always ready to show. It is professionally photographed and cleaned after every guest, much like home staging.

Viewings are blocked in the calendar, so no guest is in the flat. We coordinate the dates directly with your estate agent.

The flat also stays lived in and cared for. Small faults are spotted and fixed quickly, rather than discovered by a buyer at a viewing.

4. A working business is extra value for an investor buyer

If you sell property in Slovenia's capital, some buyers want an apartment that already earns. With a short-term rental, you can show them real occupancy, the average nightly rate and guest reviews.

Airbnb listings cannot be transferred to another account. Because we run the listing, it can stay live with its reviews if the buyer continues with us. In 2025, used flats in Ljubljana sold for over €5,000 per square metre, so investors look closely at returns.

What about the paperwork and tax?

Renting to tourists needs a register entry, guest reporting, invoices and the tourist tax. It is routine once set up, and we take care of it. Tax on the income depends on how you rent out, so ask your accountant.

Is this right for your apartment?

It works best if the flat is already furnished and you are not selling within days. It suits less if you plan a renovation before the sale. In that case, talk to us once the work is done.

If the flat is in a block, consents from the neighbours and the paperwork are needed. We arrange both for you.

How it works with VisitVibe

You stay in control throughout. You see every booking and payment, and you decide the handover date.

1. Free estimate. We look at the flat and estimate what it could earn while it is on the market.
2. Listing set-up. Professional photos, listings on Airbnb and Booking.com, and daily pricing.
3. Coordinating viewings. We block dates for viewings and agree them with your agent.
4. Handover. We stop taking bookings after the handover date and leave the flat clean and ready.

VisitVibe has managed apartments in Ljubljana since 2020, with a 5.0 rating on Google and more than 1,300 guest reviews. Book a free consultation and let your flat earn until the right buyer signs.