1. Property and Location
House project:
- • Floors: P+N (ground floor + upper level/attic)
- • Gross: 184 m²
- • Net: 138 m²
- • Parking spaces: 2
2. Market Analysis: Trnovo – Prule – Ljubljana
Location:
- • One of the most prestigious districts in Ljubljana
- • Central location, quiet environment and prestige
- • Located along the Ljubljanica River
- • Walking distance to the city centre
- • Consistently strong demand for purchase and rental
Offer Analysis (2025):
| Property Type | Average Price | €/m² net |
|---|---|---|
| New houses in Prule | 890.000–1.100.000 € | 6.300–7.500 €/m² |
| Older houses / renovations | 650.000–800.000 € | 4.500–5.800 €/m² |
| Premium apartments | 6.000–8.000 €/m² | — |
Conclusion: the market is highly liquid, with limited supply, especially for land plots with a building permit.
3. Construction Plan
Architectural Project:
- • Detached residential house, A1 energy-efficiency class
- • Large glazed surfaces and minimalist architecture
- • Parking for 2 cars
- • Option to add a swimming pool, sauna or winter garden
Construction Stages:
Site Preparation
1 month • Clearing and fencing
Earthworks
1 month • Excavation and foundation works
Shell Construction
3 months • Walls and roof
Windows and Facade Installation
1 month • Aluminium windows and insulation
Interior Works
3 months • Electrical, plumbing and finishing works
Final Documentation, Connections and Handover
1–2 months • Final utility connections and permits
Total: ~10 months, turnkey, excluding delays
4. Financial Plan
💸 Costs:
💵 Revenue:
📈 Profit Forecast:
| Scenario | Revenue | Investment | Profit | Return |
|---|---|---|---|---|
| Conservative | 828.000 € | 795.000 € | 33.000 € | ~4% |
| Realistic | 897.000 € | 795.000 € | 102.000 € | ~13% |
| Optimistic | 966.000 € | 795.000 € | 171.000 € | ~21% |
5. Project Implementation Timeline
6. Risks and Mitigation
Increase in Construction Material Costs
Growth in construction material prices
Schedule Delay
Unexpected construction delays
Market Decline
Decrease in real estate prices
Sales Difficulty
Difficulty finding a buyer
Fixed-Price Contracts
Protection against material price growth
Experienced Construction Company
Control of deadlines and quality
The Premium Segment Is More Resilient
High-end real estate is less volatile
Option to Use the Property for Rental
Alternative monetization strategy
7. Alternative Strategies
Sale of the Ready-to-Build Project
with permit
Potential markup
10–15%
Rental of the Completed House
long-term
3,000–3,500 €/month
~4.5–5% per year
Short-Term Rental
VIP Airbnb
5,000–6,000 €/month
High return potential
✅ Conclusion
The project represents a high-quality investment opportunity in one of Ljubljana's best districts. Given the already obtained permit, paid contributions and the current shortage of supply in Prule, the expected project return is 13–20% on sale, and, if rented out, up to 5% per year from rental income.