Mejnik: parcel report
Ljubljana, Viška cesta 5
Source-consistency warnings
- Vodovarstveno območje: kataster (posebni režim) in vir ARSO se ne ujemata; preverite oba.
Conditionally buildable
CU · EUP VI-705Building land (Centralne površine), but it lies in a flood-hazard area.
Informative; derived from land use (OPN), does not replace the assessment of competent authorities.
Parcel assessment
KO 1723 · 880/1 · 512 m²
Parcel KO 1723 880/1 covers 512 m² and is classified as conditionally buildable land within spatial unit EUP VI-705 (basis CU). The overall score is 74/100 (grade B), with serviceability and liquidity rated at full marks, while buildability and risk sub-scores reduce the total. The indicative land value ranges from EUR 91,940 to EUR 102,984, and the existing building (75.1 m² usable area, built 1930) carries an indicative value of EUR 307,548 to EUR 449,731; both figures are informative estimates and do not replace a formal appraisal.
Estimated land value (indicative)
≈ 98.058 €
91.940 € – 102.984 €
≈ 191,52 €/m² · Buildable
based on 10 nearby sales (2023–2025) · low confidence
Comparable-sale prices are adjusted to the latest data year.
Estimate with the existing house (indicative)
≈ 390.483 €
307.548 € – 449.731 €
based on 6 similar nearby sales (size and proximity) (2023–2024) · medium confidence · built 1930
Nearby house prices × usable area 75,1 m². Building condition and quality are not taken into account.
GURS mass-valuation value
land: 220.800 € · building: 307.500 €
Our estimate and the mass-valuation value differ substantially; the GURS model and the actual market can diverge.
GURS model (mass valuation), not a market appraisal.
Not an official valuation. €/m² is the land price; for houses it also includes the building.
What to watch for
- ▲The comparable-sales estimate (≈ €98,058) and the GURS mass valuation (≈ €220,800) differ substantially; check both.
- ▲Building is conditional: the area is governed by a detailed act (e.g. OPPN).
- ▲The parcel lies in a flood-hazard area; a DRSV opinion is likely required.
All warnings (9)
- ▲A pre-permit opinion is likely required: ZVKDS.
- ▲A pre-permit opinion is likely required: DRSV.
- ▲A pre-permit opinion is likely required: Elektro distributer.
- ▲A pre-permit opinion is likely required: Distributer plina.
- ▲A pre-permit opinion is likely required: Občina.
- •A building stands on the parcel; the land value estimate does not include it.
- Buildability
- 20/30
- Risks & restrictions
- 9/25
- Utilities
- 15/15
- Market liquidity
- 15/15
- Data confidence
- 15/15
The overall grade (A–E) combines buildability, risk, servicing, market liquidity and data confidence. It is not an appraisal. Summary auto-generated from the report's data.
Parcel
Ownership and encumbrances (mortgages, easements) are not part of this report; check them in the land register (e-Sodstvo / eZK). ↗
landbuilding unit
Additional live layers (eprostor WMS)
Cadastre / land use / GJI load from the live source (eprostor) on toggle. The parcel boundary, sales and constraints come from the report.
Land use (OPN)
Building conditions (PIP)
FI največ 1,6. FZ 40 % velja za tip NV (stanovanjske stavbe); za druge tipe je FZ posredno določen z drugimi faktorji.
Detailed spatial plans (OPPN / DPN)
A detailed plan can set stricter or different conditions than the OPN; check the act text.
Buildings on the parcel
Energy class from the public certificate register (where one exists). Buildings from the cadastre, by location on the parcel.
Utilities (GJI)
An undetected line does not mean a connection is impossible. Connection terms and the utility contribution are set by the municipality.
Constraints and regimes (cadastre)
Checked: no special regimes or municipal restrictions.
Nature and environment
- Ljubljana - Arheološko najdišče ob Tržaški cesti · Arheološko najdišče · EŠD 18810 ↗
- VD Brest-1 · vodovarstveno območje · SI.DRSV.VVO.SIDRZ4669_3837Akt: Popravek Uredbe o vodovarstvenem območju za vodno telo vodonosnikov Ljubljanskega barja in okolice Ljubljane
- –
Likely consenting bodies
Informative: before a building permit (GZ-1) you need opinions from the competent bodies. The final list depends on the type and scope of works.
- requiredZVKDSZavod za varstvo kulturne dediščine Slovenijeparcela leži v območju kulturne dediščine: Kulturna dediščina (varstveni režim)Basis: ZVKD-1
- requiredDRSVDirekcija RS za vodeparcela leži v: Vodovarstveno območje (drinking water), Poplavno območje (zelo redke poplave, ≥ 50 let)Basis: Zakon o vodah (ZV-1)
- requiredElektro distributeroperater distribucijskega omrežja (SODO)parcela je v varovalnem pasu (10 kV podzemni, pas 1 m; vod prečka parcelo)Basis: EZ-1 (468. čl.)
- requiredDistributer plinaoperater distribucijskega plinovodaparcela je v varovalnem pasu (distribucijski plinovod, pas 5 m; vod prečka parcelo)Basis: EZ-1 (469. čl.)
- requiredObčinaPristojna občina (upravljavec lokalne ceste)parcela je v varovalnem pasu (mestna/krajevna cesta, pas 10 m; vod ~4 m); skladnost s prostorskim aktom (OPN/OPPN) in komunalna ureditevBasis: ZCes-1 (97. čl.)
- likelyOperater EK-omrežjanpr. Telekom Slovenije / drug operatervod prečka parcelo; ob posegu v traso je potrebno soglasje upravljavcaBasis: ZEKom-2
- baselineKomunala / izvajalci GJSUpravljavci komunalne infrastrukturepriključki (voda, kanalizacija, elektrika …) in komunalni prispevekBasis: GZ-1
Estimated land value (indicative)
≈ 98.058 €
91.940 € – 102.984 €
≈ 191,52 €/m² · Buildable
based on 10 nearby sales (2023–2025) · low confidence
Comparable-sale prices are adjusted to the latest data year.
Estimate with the existing house (indicative)
≈ 390.483 €
307.548 € – 449.731 €
based on 6 similar nearby sales (size and proximity) (2023–2024) · medium confidence · built 1930
Nearby house prices × usable area 75,1 m². Building condition and quality are not taken into account.
GURS mass-valuation value
land: 220.800 € · building: 307.500 €
Our estimate and the mass-valuation value differ substantially; the GURS model and the actual market can diverge.
GURS model (mass valuation), not a market appraisal.
Not an official valuation. €/m² is the land price; for houses it also includes the building.
Prices are based on comparable market sales nearby. The value estimate uses the sales most similar to this parcel.
Comparable sales (ETN)
391 sales without a reliable €/m² (multi-item / non-market).
Most recent comparable sale: 2024-11-22
Local property market
municipality LJUBLJANA · trends · source GURS ETNMarket-sale data through 02/2025.
Preliminary deals (not yet verified by GURS) through 09/2026.
Shaded: the middle 50% of sales (25th–75th percentile €/m²).
Hollow points and dashed line: years with deals GURS has not yet verified (status “under review”). These medians are preliminary and may change; the valuation does not use them.
Shaded: the middle 50% of sales (25th–75th percentile €/m²).
Hollow points and dashed line: years with deals GURS has not yet verified (status “under review”). These medians are preliminary and may change; the valuation does not use them.
Building (buildable) land are plots, far pricier per m² than agricultural land or forest.
Local price position(2022–2024)
25 comparable deals in the last 24 months (within 1500 m).
Rents
Median market rents (ETN). Gross yield = annual rent / sale €/m²; before costs and taxes.
Nearby sales (80 within 1500 m)
| Type | Year | Price | €/m² | Distance | |
|---|---|---|---|---|---|
| Apartments | 2026 | 155.000 € | – | 653 m | under reviewpartial share |
| Apartments | 2026 | 130.000 € | – | 874 m | under reviewpartial share |
| Houses | 2026 | 260.000 € | – | 1123 m | under reviewpartial share |
| Buildable | 2026 | 900 € | 150 | 1120 m | under review |
| Apartments | 2026 | 250.000 € | 4570 | 1469 m | under review |
| Apartments | 2026 | 242.000 € | 6488 | 316 m | under review |
| Apartments | 2026 | 225.000 € | 6081 | 316 m | under review |
| Buildable | 2026 | 14.784 € | 176 | 1477 m | under review |
| Apartments | 2026 | 230.000 € | 5055 | 874 m | under review |
| Apartments | 2026 | 250.000 € | 4464 | 1062 m | under review |
| Apartments | 2026 | 312.000 € | 6012 | 316 m | under review |
| Houses | 2026 | 650.000 € | 6785* | 379 m | under review |
* house: €/m² includes the plot.
Market sales (GURS ETN), medians by contract year. Informative, not an official valuation.
Abbreviations & terms
- OPN
- : Municipal spatial plan, the core municipal act setting land use and building conditions.
- Land use (code, e.g. SS)
- : what the land may be used for or built on (SS = residential areas).
- EUP
- : spatial planning unit, an area with uniform rules within the OPN.
- PIP
- : spatial implementation conditions, concrete building conditions (coverage factor, heights, setbacks).
- FZ
- : plot-coverage factor, the largest share of the parcel a building may cover.
- FI
- : floor-area ratio, the building's total gross floor area divided by the parcel area.
- ETN
- : Real-estate market registry, the official register of concluded sales.
- €/m²
- : price per square metre; shown only for single-item market sales.
- GJI
- : public utility infrastructure, lines (electricity, water, sewerage, gas, telecom).
- Consenting body
- : a body that must give an opinion before a building permit (GZ-1, 2022; formerly “soglasodajalec”).
Warnings & notes
- €/m² se izračuna le za enopostavkovne tržne posle (ena parcela ali en del stavbe); posli, ki združujejo več enot, nimajo €/m² na enoto.
- Geolocirano po centroidu posla ETN; razdalje so približne. Ni uradna cenitev.
- Namenska raba je razred rabe iz OPN + oznaka EUP v centroidu parcele; podrobni pogoji gradnje (višine, faktor zazidanosti, odmiki) NISO v podatkih; glejte občinski OPN akt.
- Podrobni akti (OPPN/DPN/LN…) so OBMOČJA aktov, ki vsebujejo centroid parcele, s povezavo do vsakega akta; zavezujoče besedilo pogojev je v povezanem aktu, ne v prostorskih podatkih.
- Pogoji gradnje (PIP) so strojno (LLM) izluščeni iz besedila OPN; vsak pogoj ima dobesedni navedek vira. Preverite v aktu; so pripomoček, ne pravni vir.
- Infrastruktura so GJI vodi (linije) v ~25 m od parcele (elektrika/telekomunikacije/vodovod/kanalizacija/plin/promet); položajna natančnost se razlikuje, globine in kapacitete niso vključene.
- Pokritost narave/okolja je natančen % površine parcele, ki seka posamezni sloj.
- Katastrske omejitve so občinske omejitve + posebni režimi; kulturna dediščina (ZVKD/eVRD) je prikazana pod pokritostjo narave/dediščine.
- Seznam mnenjedajalcev je informativen in izpeljan iz režimov, ki sekajo parcelo (narava, dediščina, voda, gozd, infrastruktura). Dokončen nabor mnenj (GZ-1) je odvisen od vrste in obsega gradnje; potrdite ga pri pristojni upravni enoti.
- Komunalna opremljenost je presoja bližine GJI-vodov in pokaže le, kar je v dosegu poizvedbe; vod, ki ni zaznan, NE pomeni, da priključek ni mogoč (lahko se razširi). Pogoje priključitve in komunalni prispevek določi občina.
- Lastništvo in bremena (hipoteke, služnosti) NISO del tega poročila; preverite jih v zemljiški knjigi (brezplačen vpogled prek e-Sodstvo / eZK: evlozisce.sodisce.si).
- Ni uradna cenitev niti pravni dokaz o lastništvu.