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Purchase offer template for Slovenia

Offer to buy a propertyPonudba za nakup nepremičnine

A buyer's written offer to buy a named property at a stated price, with conditions and a deadline for acceptance. Under the Obligations Code the offer binds the buyer until that deadline. If the seller accepts it in time without changes, the parties sign a preliminary contract or the sale contract.

Use it after a viewing, when you want to state your price and conditions in writing before the parties pay for a notary or a lawyer to draft the contract. The law does not require an offer. Send it to the seller, or to the estate agent who acts for the seller. Make a binding offer only if you are ready to buy at that price. A seller's signed acceptance can bind both parties, because the offer names the property and the price in writing, which are the essential terms of a sale. If you only want to open negotiations, keep the non-binding option in the validity section.

Reviewed October 28, 2026. Not legal advice. Have a notary or lawyer check your case before you sign.

Key facts

Applies to
Whole country
Binding effect
The offer binds the buyer until the acceptance deadline it states, unless the buyer excludes that effect in the offer (OZ, art. 25 and 26).
Withdrawal
Only if the seller receives the withdrawal before the offer or at the same time (OZ, art. 25).
No deadline stated
The offer binds for the usual time it needs to reach the seller, for the seller to decide and for the answer to come back (OZ, art. 26).
Counter-offer
A reply that changes the price, payment, deadlines or liability counts as a rejection and a new offer (OZ, art. 29).
Written form
A contract that transfers ownership of real estate must be in writing (OZ, art. 52). An offer for it binds only in writing (OZ, art. 27).
Money with the offer
A deposit (ara) paid when the contract is made means the contract counts as concluded (OZ, art. 64).
Estate agent's fee
Only the party that signed the brokerage contract pays it (ZNPosr, art. 5(3)).
Agent fee caps
The statutory caps for homes bought or rented by individuals were annulled from 3 October 2025 (Constitutional Court, U-I-205/19).

The document

Text shown

You sign the Slovenian version. The English version helps you understand it. Your answers fill both.

Offer to buy a property

  1. 1.Offeror and addressee

    1. 1.1

      Offeror (buyer): Buyer.

      Give each buyer's full name, address, date of birth and tax number (davčna številka).

    2. 1.2

      Addressee of the offer (seller): Seller. Estate agent: Estate agent, if any.

      Address the offer to every registered owner, named as in the land register. A co-owner who did not accept cannot be bound.

  2. 2.Subject of the offer

    1. 2.1

      The offeror offers to buy the following property: Type of property, at Address, with the identifier Land register identifier, together with: What else is included.

      Copy the identifier (identifikacijski znak), such as "parcela 1722 456/2", from the land register extract. An address alone does not identify a flat or a plot.

  3. 3.Price and payment

    1. 3.1

      The price offered is EUR Price in euros, in figures (in words: Price in words, in Slovenian euros).

    2. 3.2

      The price will be paid as follows: How the price is paid.

      Paying the balance into notarial escrow (notarska hramba) protects both sides: the notary releases the money and the registration consent at the same time.

  4. 4.Loan financing

    1. 4.1

      Optional

      The offer is made on condition that the offeror obtains a housing loan of EUR Loan amount no later than Deadline to obtain the loan. If the offeror does not obtain the loan by then and informs the seller in writing, the offer and any commitment created by its acceptance end, and neither party owes damages.

      Keep it if any part of the price depends on a loan. Set a deadline the bank can meet.

  5. 5.Conditions of the offer

    1. 5.1

      The offer assumes that, when ownership is registered in the buyer's name, the property will be free of all mortgages, charges and third-party rights, except those entered in the land register on the date of this offer that the buyer expressly takes over, and that it will be vacant of persons and belongings at handover.

    2. 5.2

      Before the contract is signed, the seller will give the buyer a valid energy performance certificate and, for a flat in a multi-unit building, the manager's certificate of unpaid charges.

      The seller must give the energy certificate before signing (ZURE, art. 31). The manager must issue the certificate of unpaid charges on request (SZ-1, art. 67).

    3. 5.3

      The real estate transfer tax is paid by the Who pays the 2% transfer tax. The other costs of concluding and performing the contract are shared as follows: Who pays notary and land register costs. Other conditions: Other conditions.

  6. 6.Contract and handover

    1. 6.1

      If the seller accepts the offer in time, the parties undertake to conclude a Next contract, drafted by Who drafts the contract, no later than Date by which the contract is signed, on the terms of this offer.

      Name a notary, a lawyer or the agent as the drafter.

    2. 6.2

      The property will be handed over to the buyer on Handover date, after payment of the full price, on the basis of a handover report with meter readings.

    3. 6.3

      The offeror pays the seller no money when making the offer. Any deposit (ara) is paid when the contract referred to in this offer is signed.

  7. 7.Validity of the offer

    1. 7.1

      Optional

      The offer binds the offeror until Acceptance deadline. If the offeror has not received the seller's written acceptance by then, the offer lapses.

      Binding option. Keep this clause or the next one, not both.

    2. 7.2

      Optional

      The offeror excludes any obligation to stand by the offer. The offer expresses a serious interest in buying and serves as a basis for negotiation until Acceptance deadline. The parties are bound only by a written contract that both sign.

      Non-binding option (OZ, art. 25(1)). Use it to test the price without commitment. Keep this clause or the previous one, not both.

    3. 7.3

      The offer is accepted when the offeror receives the seller's written statement accepting it without changes. A reply that changes the price, the payment or the deadlines counts as a new offer from the seller.

  8. 8.Signatures

    1. 8.1

      Place and date: Place, Date. Offeror's signature: ____________________

    2. 8.2

      Seller's statement: I accept the offer without changes. Place, date and seller's signature: ____________________

      Each registered owner signs. Give the buyer a signed copy at once, so the acceptance reaches the buyer before the deadline.

Formalities

  1. No notary, witness or stamp duty applies. Sign and date the offer.
  2. Send it so that you can prove receipt: registered mail with return receipt (priporočeno s povratnico), email with a reply, or by hand against a signed receipt.
  3. A contract that transfers ownership of real estate must be in writing. An offer for such a contract binds only if it is in writing.
  4. The seller accepts by a signed written statement.
  5. Pay no money with the offer. If you pay a deposit (ara) and the seller accepts, the law treats the contract as concluded.
  6. Pay the ara only with the signed preliminary or sale contract.
  7. If you are a citizen of a state outside the EU, EFTA and OECD, check first whether you may buy real estate in Slovenia.

Common mistakes

  • Signing a binding offer before you have read the land register extract. Check the owner, the mortgages and any pending applications first.
  • Paying a deposit with the offer. Once the seller accepts, the ara makes the contract count as concluded, and you lose it if you then withdraw.
  • Leaving out the loan condition when you need a loan. Without it, a refused loan does not release you.
  • Writing no acceptance deadline. The offer then binds you for an uncertain time.
  • Assuming that the seller pays every cost. The seller owes the 2% transfer tax by law, but the parties can agree that the buyer pays it. Write down who pays.
  • Treating a seller's reply with a higher price as acceptance. It is a new offer that you are free to accept or refuse.

Legal basis

Sources

Describe the home you want