Slovakia’s property market is showing diverging trends, with significant increases in the sale prices of older two-room flats, while rental costs declined in several major cities during the second quarter of 2025.
According to the latest Real Estate Barometer from the Real Estate Union of the Slovak Republic, older two-room flats in regional capitals recorded an average price increase of 17% YoY. These properties have become increasingly attractive due to their relative affordability compared to new builds, as well as heightened interest from investors. In many cases, flats are being sold via bidding, which often drives prices higher.
“Bidding is a method of achieving a higher selling price during periods of strong demand for property,” said Mojmir Plavec, legal adviser and secretary of the Real Estate Union. “If conducted fairly and according to clear rules, it can attract multiple buyers and naturally create price competition.”
The index, which monitors flat prices across Slovakia’s regional capitals, rose by 14% YoY. The most pronounced increase was observed in Senica, where prices soared by over 26%. Other cities seeing growth of more than 20% include Komarno, Banska Bystrica, Humenne and Kosice. Seven out of eight regional capitals reported double-digit annual growth.
Bratislava remains Slovakia’s most expensive housing market. Older two-room flats, with an average floor area of 55 square metres, were selling for EUR 229,000 – representing a 17.2% YoY increase. In Kosice, prices for comparable properties climbed by 20.7%, to EUR 185,000.
Six of the eight regional capitals ranked among the 10 most expensive cities for property, alongside Pezinok, Senec, Piestany and Poprad.
Meanwhile, the rental market is showing signs of easing. According to the Deloitte Rent Index for Q2, the number of flats available for rent increased noticeably compared with previous periods, while the average floor area of rented properties slightly declined. These changes contributed to reductions in average monthly rents across several regions.
The average rent for a flat in Slovakia in the second quarter was EUR 727, reflecting a drop of 5.3% QoQ. The most significant declines were recorded in Bratislava (-8.6%), Zilina (-6.1%) and Nitra (-5.2%). Conversely, Banska Bystrica (+3%) and Trencin (+1.4%) saw modest rental increases.
Trencin reported the lowest average monthly rent at EUR 544, while Bratislava retained the highest at EUR 890. Within the capital, the only district to record a rental increase was Vrakuna (+1.2%), where the average rent reached EUR 669. The most affordable borough in Bratislava was Podunajske Biskupice, with an average rent of EUR 632.
On an annual basis, the average rent across Slovakia rose by 2.1%. Presov posted the highest year-on-year increase (+11.1%), followed by Banska Bystrica (+10.7%), Kosice (+7.1%), Trencin (+3.9%) and Trnava (+3.8%). The largest annual declines were seen in Poprad (-4.8%) and Zilina (-2.6%).
Prices for one-room and two-room rental flats rose by 7.7% nationwide over the past year. In Bratislava, one-room flats rose by 7.6% and two-room flats by 6.9%, while three-room flats saw a year-on-year decrease of 1.3%. Rental prices for newly built flats remained relatively stable.
Despite the recent dip in rents, the long-term outlook for both rental and sale prices – particularly for well-located older two-room flats – remains positive.
“These flats are often situated in areas with strong civic infrastructure, good transport links and access to green spaces,” noted Attila Meszaros, Chairman of the Real Estate Union.
The second quarter of 2025 brought further shifts in the property market, most notably in eastern Slovakia’s capital, Kosice. According to the latest market reports from property website Nehnutelnosti.sk, while prices in Bratislava are rising at a more moderate pace, Kosice has seen a sharper upturn – at times approaching price levels found in Bratislava’s suburban zones.
The strongest quarter-on-quarter price growth was recorded in three-room flats in Kosice’s second district, while two-room flats experienced broad-based price increases across all city districts. Kosice I and Kosice II have now reached price levels comparable with outer districts of the capital, which analysts describe as a surprising development.
The most significant change occurred in Kosice III, where prices for two-room flats rose by 8.28% over the quarter and by as much as 24% YoY – marking a historic high for this category.
In Bratislava, the steepest quarterly price increases for two-room flats were recorded in the third district (Bratislava III), where prices climbed by over 10%. In other parts of the capital, price growth was more subdued, largely due to already elevated average price levels limiting further rapid gains. Meanwhile, slight declines in two-room flat prices were observed in the regional cities of Zilina and Trnava.
Three-room flats in Kosice saw record-breaking growth. In Kosice II, prices surged by more than 15% QoQ. In Kosice III, the quarterly rise approached 12%, with a year-on-year increase reaching 25% – the fastest rate of growth among major Slovak cities.
By contrast, Bratislava’s three-room flat prices remained largely stable, with only minor changes observed. In Bratislava III, a slight decline was reported, in stark contrast to the double-digit growth seen in the district’s two-room flats. Notably, Trencin also recorded a strong upswing, with the average price of three-room flats increasing by over 10% in just three months to reach EUR 170,000.
“Bratislava remains the country’s strongest property market, with the largest concentration of housing stock. However, it is an encouraging sign that Kosice is gaining momentum,” concluded Michal Pruzinsky, an analyst at Nehnutelnosti.sk. “This trend may attract increased interest from developers and support further investment in the city’s residential construction sector.” (The Slovak Spectator)