Slovenia – Valuation for lending purposes

Data as of October 2026

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I. THE VALUATION

I.1 Regulatory Framework

a) Is there a legal framework in your Member State for the valuation of real estate for lending purposes (loan origination)? If yes: • Is this framework specifically for the valuation of real estate for lending purposes or are provisions enshrined in a broader piece of legislation? • Is it limited to the transposition of European or International Standards or is it broader in nature? • Please provide references and indicate whether it applies to both residential and commercial property. If there are differences between both property types, please explain.	No. The instructions from EBA are followed (EBA Guidelines on loan origination and monitoring EBA/GL/2020); there are no additional regulations from the Slovenian authorities.
b) If there is no specific legal framework, is the valuation of real estate for lending purposes covered by other means, e.g. self-regulation, sector recommendations or supervisory guidance?	Yes
c) Do national valuation standards exist? Is there any cross-reference to European and/or International Valuation Standards (EVS/IVS)?	Slovenian Business-Financial Standard 2 – Valuation of Rights in Real Estate (SPS 2), that follows International Valuation Standards
d) How has the regulator in your Member State transposed Article 19(1) of the MCD regarding “reliable standards” for the valuation of residential property (into legislation or delivered through a professional body)? Indicate whether and how “reliable standards” are defined and whether and how the content of those standards are prescribed.	There is no MCD in Slovenia.

I.2 Valuation Bases & Methodology

a) What valuation bases (Market Value, Mortgage Lending Value, etc.) are typically used in your Member State for the valuation of property for lending purposes (please disregard at this stage the specific requirements of Art. 229 CRR considering that the Property Value is not an independent basis of value).	Market Value, Liquidation Value
b) Based on what definition? Please provide the definition and reference to where it can be located.	IVS Effective 31 January 2025, IVS 102 Basis of Value. Market value is the estimated amount for which an asset and/or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s-length transaction, after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion. Liquidation value is the amount that would be realised when an asset or group of assets are sold from a liquidation sale, with the seller being compelled to sell as of a specific date. Liquidation value can be determined under two different premises of value: (a) an orderly transaction with a typical marketing period, or (b) a forced transaction with a shortened market period. The valuer must disclose which premise of value is assumed
c) In case other valuation bases are used in your Member State for the valuation of property for lending purposes, please specify the effect, if any, on the final valuation.	N/A
d) Depending on the valuation base used, which valuation approaches or methods (comparison, income, cost, etc.) are typically applied in your Member State to value properties for lending purposes in each category?	Comparable Transactions Method and Income approach are typically used in valuations for lending purposes, for assesment Market Value and Liquidation Value. Cost approach is used only in exceptional cases.

I.3 Valuation Report: Form & Content

a) Does the legal or professional framework in your Member State specific to the valuation of properties provide minimum requirements in terms of the form and content of the valuation report? If yes, please indicate what these minimum requirements are.	Slovenian Business-Financial Standard 2 – Valuation of Rights in Real Estate (SPS 2: Ocenjevanje vrednosti pravic na nepremičninah (Uradni list RS 48/18, 13. 7. 2018, veljavnost 1. 9. 2018 in 7/25) ) Minimum Requirements for a Valuation Report under SPS 2_ Each written valuation report must be prepared in accordance with IVS and SPS 2, according to minimum requirements defined in SPS 2 must include the following: 1. Identification and Description Clear identification and description of the property or property rights being valued. 2. Purpose and Scope Statement of the purpose of the valuation and the reason for conducting it. Description of the scope of the valuation process. 3. Valuation Basis Specification of the basis of value (e.g., market value, liquidation value), including the source of the definition. 4. Dates Date of property inspection, valuation date, and report preparation date. 5. Data Collection and Verification Description of the extent and method of data collection, verification, and reporting. 6. Assumptions and Limitations Clear and accurate description of any assumptions or special assumptions that directly affect the valuation. Statement of uncertainties related to the valuation, if applicable. 7. Analysis and Methodology Presentation of all data, information, and valuation methods used. Justification of analyses, opinions, and conclusions. Explanation of any exclusion of standard valuation methods. 8. Highest and Best Use Analysis of the highest and best use of the property, unless not applicable (in which case, justification must be provided). 9. Legal and Regulatory Context Consideration of legal restrictions, third-party rights, leases, and planning regulations affecting the property. 10. Valuer’s Statement Signed statement by the valuer, confirming compliance with SPS 2. 11. Client’s Declaration Declaration by the client regarding the accuracy of provided data, or explanation if such a declaration is not included. 12. Restrictions Clear statement of any limitations on the use, distribution, or publication of the valuation report. 13. Transparency Assurance that no critical information has been omitted or concealed. 14. Deviation Explanation Explanation of any deviations from SPS 2 provisions, including causes and consequences.
b) Should the form and content of valuation reports be prescribed, are there differences between residential and non-residential properties? Please describe as appropriate.	For reporting purposes in secured lending, especially for residential properties it is usefull tu use prescibed form for the wider use and collateral data entering. So in Slovenia used form known as Povzetek ZBS (ZBS Summary Form) serves only as a summary of the essential findings from the report and forms an inseparate whole together with the full report, which we see appropriate.
c) If the form or content of the valuation report are not prescribed, what form does the valuation report typically take? Please specify differences between residential and commercial property valuation reports.	For reporting purposes in secured lending, Slovenia uses a summary form of the real estate valuation report for secured lending, known as the ZBS Summary Form. The ZBS Summary Form is not regulatory prescribed. This form represents a condensed version of the full valuation report and enables a simpler and clearer overview of the key information contained in the report. Under no circumstances does the summary replace the preparation of the full valuation report, which must be prepared in accordance with the International Valuation Standards. Instead, it serves only as a summary of the essential findings from the report and forms an inseparable whole together with the full report. For the purpose it is used, as a summary of key data, especially for collataral data entering, we do not see key differencies in residential and commercial properties.

I.4 Technology & Valuation

a) Does the legal or professional framework in your Member State provide specific rules/guidance on the use of digital valuation tools (AVMs, Artificial Intelligence etc.)? If yes, what does this consist of and is it restricted to a particular type of property? Please specify whether there is a correlation with the requirements of Article 208(3a) CRR and of section 7.4 of GLOAM or whether the latter provisions are of stand-alone application in your Member State.	Professional framework: Slovenian Business-Financial Standard 9 – "Property valuation for secured lending based on prudent and conservative valuation criteria" (SPS 9: Ocenjevanje vrednosti nepremičnin za zavarovano posojanje na podlagi preudarno konservativnih meril ocenjevanja vrednosti (Uradni list RS, št. 7/25) ). SPS 9 includes minimum requirements on the use of AVMs tools: "The valuation must not be merely an automated calculation performed by an Automated Valuation Model (AVM). This requirement does not exclude the possibility of using an AVM as a tool to assist a qualified valuer who possesses the necessary qualifications, skills, and experience to carry out valuations for secured lending purposes. When AVMs are used as an auxiliary tool, valuers must exercise due professional care and comply with IVS provisions, disclosing any deviations where applicable. For valuations where AVMs have been used as a tool, valuers bear full professional and financial responsibility. Valuers are obliged to disclose the use of AVMs in the report. No model without the professional judgment of a valuer, such as an Automated Valuation Model (AVM), can perform a valuation that is compliant with IVS.". AVMs tools are more commonly accepted for residential properties due to data availability and model reliability. There is no stand alone application in Slovenia .
b) For what purpose are digital tools and/or AI employed in your Member State? - Mortgage origination, monitoring and review of property values, revaluation etc. - Capital requirements, covered bond funding, securitisation transactions, mortgage portfolio risk management etc.	Mortgage origination, monitoring and review of property values, revaluation etc.: using an AVM as a tool to assist a qualified valuer to carry out valuations for secured lending purposes
c) Scope of digitisation: Please determine the scope of automated and digitised tools in your Member State. Are they confined to data collection, do they deliver reliable property values or are they even used to produce full or partial valuation reports including description of locations, infrastructure, building characteristics etc.? If the latter is the case, is internal data used or it is permitted to purchase data from an external data provider?	In Slovenia, automated and digitised tools in property valuation are primarily used for data collection from public records. Examples of such providers include Arvio d.o.o. and Caris d.o.o. (tool Valuer). These tools assist valuers by aggregating market data, transaction records, and property characteristics.
d) Quality requirements: How are the reliability of the tools and their outputs assessed, e.g. by controlling the inputs, back-testing, supervision and/or plausibility checks by valuers etc.?	When AVMs are used, they serve only as supporting tools for qualified valuers who apply professional judgment, valuers remain fully responsible for the valuation outcome and must disclose the use of AVMs in their reports.
e) Do you foresee an increase in the use of automation and digitisation of property valuation processes in the future? Please describe potential technological developments which could impact the valuation profession and accelerate its transformation, notably through the use of AI.	Yes, a significant increase in automation and digitalization of property valuation processes is expected, particularly for simpler properties (mainly residential) in more liquid markets where sufficient data is available for models and assessments. Digitalization will also enable better integration of available data from public and proprietary databases, improved data validation, partially automated report preparation, and a reduction in human errors. In the initial phase, we expect the implementation of tools designed to assist appraisers, such as automated collection and validation of available data, data analysis, pre-preparation of property reports, and models capable of performing value checks and supporting portfolio value monitoring. Large Slovenian companies that appraise a high volume of properties already have valuation processes that are largely automated. Expected technological advancements include: • Advanced Automated Valuation Models (AVMs) – initially for quality control and pre-preparation of valuation opinions. • Computer Vision – for analyzing photos, satellite imagery, property access, and legal status from land registries, enabling monitoring of property changes. • Integration of ESG Criteria – where AI evaluates energy efficiency and sustainability parameters based on public data and predefined benchmarks. • Generative AI for Report Preparation – reducing administrative workload and speeding up the processing of loan applications. Large Slovenian companies that appraise a high volume of properties already have valuation processes supported with AI tools.

I.5 ESG, climate risk, transformation risk

a) How are ESG factors and climate risk taken into consideration in the valuation process? Do Market Values and/or Mortgage Lending Values reflect the ESG characteristics of properties?	Valuers follow IVS and EBA guidelines, property characteristics, elements such as energy efficiency, building certifications and compliance with environmental regulations are assessed where relevant. Climate Risk Assessment: Exposure to flood zones, landslides, or other climate-related hazards is considered. Market Values may reflect ESG characteristics indirectly, as sustainable properties often achieve higher market demand and pricing
b) Are there rules in your Member State requiring assessment of EU Taxonomy alignment of a property in the valuation report and the subsequent impact of compliance/non-compliance on property values?	When assessing the value of a property, valuers must, in accordance with valuation standards, take into account all characteristics of the property, which includes ESG factors and climate-related risks where relevant. Elements such as energy efficiency, building certifications, and compliance with environmental regulations are considered as part of the valuation process. There are no specific national rules.
c) Are digitised tools and AI applied in order to capture and/or measure the impact of ESG factors and climate risk on property values?	not yet

I.6 Market Initiatives

a) Please describe any market initiatives which have been undertaken in your Member State (including cross border initiatives) and which have promoted market best practices and/or transparency of valuation practices.

II. THE VALUER

II.1 Regulatory Framework

a) Is property valuation a regulated profession in your Member State (through legal, regulatory or statutory rules)?	Yes, property valuation is a regulated profession in Slovenia. It is governed by the Slovenian Audit Act (ZRev-2), which defines the role of certified appraisers and sets the conditions for obtaining and maintaining a license.
b) Is the use of the title of valuer protected in your Member State? If yes, by whom?	Slovenian Audit Act (ZRev-2) regulates the expert areas associated with valuations and the supervision of valuations and the operations of the Slovenian Institute of Auditors and the Agency for the Public Oversight of Auditing and the Act (ZRev-2) also defines who is a certified appraiser. The supervisory authority is the Slovenian Institute of Auditors or the Agency for the Public Oversight of Auditing. The Institute shall carry out adopting and publishing professional valuation rules, defining the hierarchy of rules, defining the professional competencies and experience required to perform the tasks of certified appraiser, organising professional training, carrying out examinations of professional competence and issuing certificates regarding professional competence, supervise the work of certified appraisers, maintaining registers of certified appraisers.
c) If the title of valuer is not protected in your Member State, how do lenders ensure that they work with ‘qualified’ valuers? Are there ‘professional’ certifications for property valuers in your Member State? If yes, please name them.	Professional certifications for property valuers: A certified business appraiser, certified appraiser of machines and equipment and a certified real estate appraiser
d) Is the regulatory or professional framework the same for all valuers, whether they value residential and/or commercial property? Or are there differences? Please describe as appropriate.	The same.

II.2 Qualification and Independence

a) The qualified valuer • How has the regulator in your Member State transposed the requirements of Article 19(2) of the MCD, of Articles 229(1) and 208(3b) of the CRR regarding the instruction of “professionally competent valuers” or valuers who possess the “necessary qualifications, ability and experience” (transposition through legislation or by self-regulation)? Indicate how professional competence and qualification requirements are prescribed.	The Slovenian Audit Act (ZRev-2). This Act regulates the valuation profession and defines who qualifies as a certified appraiser. The supervisory authorities are the Slovenian Institute of Auditors and the Agency for Public Oversight of Auditing, which can impose measures such as orders to rectify violations, reprimands, or license withdrawal. Also SPS 9 defines required qualifications of the valuer and the requirement for independence: "Meeting the condition of required qualifications means that the valuer holds a valid license to perform the tasks of a certified appraiser in accordance with the Audit Act (Official Gazette of the Republic of Slovenia, Nos. 65/08, 63/13 – ZS-K, 84/18, 115/21 and 85/24; hereinafter: ZRev-2). Article 229 of the CRR requires that both the valuer and the valuation process for secured lending are independent from the credit granting and credit decision-making processes. A certified valuer performing a property valuation for secured lending must not be involved in or have any interest in the outcome of the credit decision process. Any valuer who is involved in the credit decision process does not meet the independence requirement and must be excluded from the valuation process whose valuation will be used for secured lending." This framework ensures compliance with Article 19(2) of the Mortgage Credit Directive (MCD) and Articles 229(1) and 208(3b) of the Capital Requirements Regulation (CRR), requiring valuations to be performed by professionally competent and independent valuers
a) The qualified valuer • If professional competence, qualification, ability and experience requirements are not prescribed, what is general practice with regard to professional qualifications?
b) The independent valuer • How has the regulator in your Member State transposed the provision in Article 19(2) of the MCD or in Articles 229(1) and 208(3)(b) of the CRR regarding “sufficient independence from the credit underwriting process” or “independence from the loan processing and loan decision process” (through legislation or delivered through self-regulation)? Indicate whether and how the requirement is defined and whether and how it is prescribed.	SPS 9 defines required qualifications of the valuer and the requirement for independence: "Meeting the condition of required qualifications means that the valuer holds a valid license to perform the tasks of a certified appraiser in accordance with the Audit Act (Official Gazette of the Republic of Slovenia, Nos. 65/08, 63/13 – ZS-K, 84/18, 115/21 and 85/24; hereinafter: ZRev-2). Article 229 of the CRR requires that both the valuer and the valuation process for secured lending are independent from the credit granting and credit decision-making processes. A certified valuer performing a property valuation for secured lending must not be involved in or have any interest in the outcome of the credit decision process. Any valuer who is involved in the credit decision process does not meet the independence requirement and must be excluded from the valuation process whose valuation will be used for secured lending." This framework ensures compliance with Article 19(2) of the Mortgage Credit Directive (MCD) and Articles 229(1) and 208(3b) of the Capital Requirements Regulation (CRR), requiring valuations to be performed by professionally competent and independent valuers
b) The independent valuer • If “sufficient independence” is not prescribed, what is general practice to ensure the valuer is unbiased and not subject to undue pressure?

II.3 External vs. Internal

a) Does the legal or professional framework in your Member State specific to the valuation of property for lending purposes lay down rules for banks and lenders as to whom they may use to value properties? • If yes, do credit institutions have the possibility to employ both internal and external valuers? • Is one type of valuer typically employed more frequently than the other?	The legal framework requires banks to use certified valuers. Yes. Mortgage origination: more frequently external valuers. In the process of monitoring and review of property values, revaluation more frequently internal valuers.
b) If there is/are no legislation/rules regarding the use of external and internal valuers, what is typical practice?	Mortgage origination: more frequently external valuers. In the process of monitoring and review of property values, revaluation more frequently internal valuers.Internal valuers must also meet professional competence requirements and act independently from credit granting decisions.

II.4 Professional Indemnity Insurance

a) Does the legal or professional framework in your Member State specific to the valuation of property for lending purposes require: • Valuers to have professional indemnity insurance cover? • Lenders to use only valuers covered by professional indemnity insurance?	This obligation is linked to the regulatory framework under the Slovenian Audit Act (ZRev-2) and professional standards, ensuring that valuers have financial protection against claims of negligence, errors, or omissions when performing valuations for secured lending or other purposes. This requirement is part of the regulatory framework under the Slovenian Audit Act (ZRev-2), professional standards and internal bank rules.
b) If there are no such requirements, how are lenders/valuers covered for the risk? • Is/are there legislation/rules in your Member State determining the responsibility of the valuer vis-à-vis his client? If yes, please describe the legislation/rules and the responsibility of the valuer.	This requirement is part of the regulatory framework under the Slovenian Audit Act (ZRev-2), professional standards and internal bank rules. The bank concludes cooperation agreements with valuers and includes only those valuers on its list who have a valid professional indemnity insurance policy in place. This requirement is part of the regulatory framework under the Slovenian Audit Act (ZRev-2) and professional standards. It ensures that valuers have financial protection against claims for negligence, errors, or omissions when performing valuations, particularly for secured lending purposes. The insurance covers legal defense costs and potential compensation claims, providing security for both valuers and their clients.

a) Does the legal or professional framework in your Member State specific to the valuation of property for lending purposes require:
• Valuers to have professional indemnity insurance cover?
• Lenders to use only valuers covered by professional indemnity insurance?

This obligation is linked to the regulatory framework under the Slovenian Audit Act (ZRev-2) and professional standards, ensuring that valuers have financial protection against claims of negligence, errors, or omissions when performing valuations for secured lending or other purposes. This requirement is part of the regulatory framework under the Slovenian Audit Act (ZRev-2), professional standards and internal bank rules.

b) If there are no such requirements, how are lenders/valuers covered for the risk?
• Is/are there legislation/rules in your Member State determining the responsibility of the valuer vis-à-vis his client? If yes, please describe the legislation/rules and the responsibility of the valuer.

This requirement is part of the regulatory framework under the Slovenian Audit Act (ZRev-2), professional standards and internal bank rules. The bank concludes cooperation agreements with valuers and includes only those valuers on its list who have a valid professional indemnity insurance policy in place. This requirement is part of the regulatory framework under the Slovenian Audit Act (ZRev-2) and professional standards. It ensures that valuers have financial protection against claims for negligence, errors, or omissions when performing valuations, particularly for secured lending purposes. The insurance covers legal defense costs and potential compensation claims, providing security for both valuers and their clients.

III. VALUATION & CAPITAL REQUIREMENT

a) Property Value How are the Property Value requirements of Article 229(1) CRR transposed in your Member State: • by calculating the Mortgage Lending Value • by Market Value adjustments ◦ adjustments determined by the valuer on a single property by property basis ◦ adjustments determined by the credit institution on a portfolio level based on internal historic market data series ◦ adjustments determined by the credit institution on a portfolio level based on data provided by external research institutes or data providers	There is no Mortgage Lending Value in Slovenia. The Bank of Slovenia stated that the term "market value" is no longer used for the valuation of real estate, but has been replaced by the term "value of real estate," assessed on the basis of prudent and conservative valuation criteria. No further explanations were provided. Therefore, through the Slovenian Banking Association, we contacted the Institute of Auditors (SIR) – Real Estate Valuation Committee and obtained an expert opinion. SIR has defined correction factors to assist property valuers in determining value using a prudent valuation method (»prudent value«). The SPS 9 (2025) - Slovenian standards, stipulates that each valuation report must state the market value and »prudent value«. The bank always obtains the prudent value in individual valuations, which it reports in accordance with capital adequacy requirements. In the process of monitoring property values, the index is always applied to market value.
b) Monitoring of property values Has the regulator in your Member State laid down criteria regarding "more frequent monitoring where the market is subject to significant changes in conditions"?	No
b) Monitoring of property values Has the regulator in your Member State laid down criteria regarding “advanced statistical or other mathematical methods” complying with the technical requirements of Article 208(3a) CRR?	No
b) Monitoring of property values Please provide an overview of the different statistical methods/tools complying with Article 208(3a) CRR applied by lenders in practice.	Parametric test: One- sample Student's t- test, confidence intervals.
c) Review of property values and revaluation • Has the regulator in your Member State laid down criteria which define “review” of the property valuation? If so, what are the minimum and maximum periods within which a review must be conducted? Based on which criteria?	no. The only regulation is CRR 3. The Bank of Slovenia instructs us to follow the EBA Q&A ourselves.
c) Review of property values and revaluation • Has the regulator in your Member State laid down criteria which define “material decline relative to general market prices”? How are ESG-related considerations assessed as an indicator for a material decline?	no. There are no regulations from Slovenian authorities regarding "more frequent monitoring." However, the Slovenian Institute of Auditing determines each year what constitutes a significant change in the real estate market. The deviation is calculated by comparing fluctuations in the real estate sector with fluctuations in the economy as a whole in Slovenia. It is not mandatory to take this calculation into account. The majority of banks in Slovenia use the SIR calculation in the process of monitoring the value of real estate.
c) Review of property values and revaluation • Please provide a description of how ‘reviews’ are carried out in your Member State, e.g. by a new full-size valuation report, a desk-top valuation, a valuation certificate, a plausibility assessment or alike. What criteria are used to determine how the reviews are to be carried out?	#VALUE!
c) Review of property values and revaluation • For the calculation of average values in accordance with Article 229 (1)(e) CRR in the context of upward revisions of values, are there any guidelines from regulators or lenders addressing the data points to be used and the comparability of properties? Please indicate whether there are requirements from regulators or lenders for ‘sufficient data’ and ‘unequivocal increases of value’.	no

IV. VALUATION OF THE COVER POOL

a) Are valuation rules for cover assets provided at national level in accordance with Article 6(5a) CBD? Are they provided by national covered bond legislation or by professional guidance/standards?
b) What valuation bases apply for the valuation of cover assets (Market Value, Mortgage Lending Value)?
c) In the case of Market Value valuations, are there any prudential or longer term/sustainable features of the property to be considered? If yes, to what extend?
d) How is the requirement that the valuation shall be carried out by a valuer who possesses the necessary qualifications, ability and experience transposed in your Member State (Article 6(5b) CBD)? Are there specific qualification requirements for valuers?
e) How is the requirement that the valuer shall be independent from the credit decision process transposed in your Member State (Article 6(5c) CBD)?
f) Are there differences in valuation rules and/or qualification requirements with regard to the property type (residential vs. commercial properties) or to the loan amount?
g) Are there specific monitoring, review and revaluation requirements for cover pool assets at national level (see Article 129(3) CRR referring to Article 208 CRR)?
h) Do regulators of your Member State provide a waiver from the limitation of calculating average values for cover assets in case of upward revision of values (Article 129(3) second subpar. CRR)?

V. OTHER

REGULATORY HARMONISATION AND NATIONAL DIVERGENCES

1. What challenges does your Member State face in harmonising with EU regulations (e.g. legal, technical, market-related)?	1. With regard to "prudential value," nothing is defined in international real estate valuation standards, so it does not exist as a type of valuation. 2. Regarding the calculation of ETV in cases where a bank has secured a loan with multiple properties with different mortgage ranks, is ETV calculated at the loan level? 3. At the national level, there is no calculation of a significant deviation in the real estate market that would be mandatory for all banks, and there are no instructions on how to proceed - to revalue real estate in this case.

1. What challenges does your Member State face in harmonising with EU regulations (e.g. legal, technical, market-related)?

1. With regard to "prudential value," nothing is defined in international real estate valuation standards, so it does not exist as a type of valuation.
2. Regarding the calculation of ETV in cases where a bank has secured a loan with multiple properties with different mortgage ranks, is ETV calculated at the loan level?
3. At the national level, there is no calculation of a significant deviation in the real estate market that would be mandatory for all banks, and there are no instructions on how to proceed - to revalue real estate in this case.

DATA QUALITY, TRANSPARENCY AND COMPARABILITY

a) What data sources are typically used by valuers in your Member State, and to what extent do they comply with Article 208(3a) of the CRR?	Monitoring through models and internal individual revaluation, full valuations for secured lending remain the responsibility of professionally competent and independent valuers.In Slovenia typically used data sources (Public Registers and Official Records): Land Registry (Zemljiška knjiga) for ownership and legal status, Surveying and Mapping Authority (GURS) for property characteristics and cadastral data, Transaction databases ETN (Evidenca trga nepremičnin) for historical sales prices and statistical data available on SURS (Statistical Office of the Republic of Slovenia), GURS reports on the Slovenian real estate market. Market Data: Real estate listings and transaction evidence from agencies and portals
b) What measures have been taken to improve transparency and comparability of valuation data within your Member State?	Slovenia introduced a mass appraisal system based on standardized models and official market data. All valuations are stored in a central database, accessible to the public via the eProstor portal, ensuring transparency and consistency across the country. Citizens can check valuation models, property characteristics, and estimated values online. The system allows comparisons between similar properties, improving market transparency. Data on transactions concluded on the real estate market, property transaction data source is the Real Estate Transactions Database (ETN), kept by the Surveying and Mapping Authority of the Republic of Slovenia (GURS), reporting is scheduled until the 15th day of the month in which the deal was concluded. According to the rules, all deals that were concluded with real estate last month should be reported already in the next month.In practice, it turns out that only a share of transactions concluded in the previous month is reported by the 15th of the current month, while part of the data is reported with a delay. GURS transmits real estate transaction data to the Statistical Office of the Republic of Slovenia (SORS) no later than 65 days after each transaction.
c) Is there a central database or platform for sharing valuation data in your Member State?	Slovenia introduced a mass appraisal system based on standardized models and official market data. All valuations are stored in a central database, accessible to the public via the eProstor portal.

EDUCATION, TALENT PIPELINE AND PROFESSIONAL DEVELOPMENT

a) What training programs or continuing education opportunities are available for property valuers in your Member State?	Following conditions must be met for the licence of ceritied appraiser: completed at least a second level study programme, minimum of five years of work experience in a field requiring the knowledge to carry out the tasks of a certified appraiser of the property , passed examination of professional competence, an appraiser has not had a licence for carrying out the tasks of a certified appraiser withdrawn in the past and has not been convicted of a crime against property or an economic crime that has yet to be expunged from the record and has a high level of active knowledge of the Slovenian language. Renewal of the license for certified property valuers (ZRev) in Slovenia; Validity: The license is valid for 3 years from the date of issue. Conditions for renewal: The holder must prove continuous professional education: At least 60% of the required hours must come from participation in workshops, seminars, and conferences organized by the Slovenian Institute of Auditors or by publishing professional articles. The remaining hours can be obtained through other forms of education (e.g., lectures by other providers, postgraduate studies, reading professional literature). The renewal request must be submitted before the license expires. If conditions are met, the validity continues until the decision is made. Failure to renew: If the license expires and is not renewed, the person is removed from the register of certified valuers.
b) Is there collaboration between universities, professional bodies, and regulators to ensure a sustainable pipeline of qualified valuers?	The University of Ljubljana (Faculty of Civil and Geodetic Engineering) and the University of Maribor offer programs in real estate valuation, geodesy, and municipal economics. These programs provide the academic foundation for future valuers and include topics such as market analysis, valuation methodologies, and legal frameworks. Professional Bodies, The Slovenian Institute of Auditors and the Association of Sworn Valuers and Experts in Civil Engineering organize specialized courses, workshops, and certification programs for valuers. They also set standards for continuing education and collaborate with universities to align curricula with professional requirements.
c) How does the EU regulatory environment influence the development and attractiveness of the valuation profession?	We see the EU regulatory environment makes the valuation profession more structured and credible by enforcing harmonized standards (EVS, IVS), strict compliance rules under directives and transparency requirements. It also introduces ESG and sustainability criteria, creating new opportunities for specialized valuers.

FUTURE TECHNOLOGICAL AND REGULATORY DIRECTIONS

1. What technological developments are expected to impact valuation processes in your Member State over the next five years?	Expected technological advancements include: • Advanced Automated Valuation Models (AVMs) – initially for quality control and pre-preparation of valuation opinions. • Computer Vision – for analyzing photos, satellite imagery, property access, and legal status from land registries, enabling monitoring of property changes. • Integration of ESG Criteria – where AI evaluates energy efficiency and sustainability parameters based on public data and predefined benchmarks. • Generative AI for Report Preparation – reducing administrative workload and speeding up the processing of loan applications.

1. What technological developments are expected to impact valuation processes in your Member State over the next five years?

Expected technological advancements include:
• Advanced Automated Valuation Models (AVMs) – initially for quality control and pre-preparation of valuation opinions.
• Computer Vision – for analyzing photos, satellite imagery, property access, and legal status from land registries, enabling monitoring of property changes.
• Integration of ESG Criteria – where AI evaluates energy efficiency and sustainability parameters based on public data and predefined benchmarks.
• Generative AI for Report Preparation – reducing administrative workload and speeding up the processing of loan applications.