Introduction

One of the most common questions facing an immigration lawyer in Slovenia is whether there are investment or business-related immigration options (commonly referred to as “investment visa” or “business visa”) available for obtaining a residence permit or even citizenship in Slovenia. While Slovenia does not offer a direct “investment visa” as seen in some other countries, there are viable pathways for investors and businesspeople to obtain residency through legal and practical mechanisms.

Residence Permit Through Real Estate Investment (Real Estate Investment Visa)

Legal Framework

The most relevant statutory provision for investment-based residence permits in Slovenia is Paragraph 1 of Article 51 of the Foreigners Act (ZTuj-2), which states:

“A foreigner who, in accordance with the law, international acts, or international principles and customs, demonstrates a justified reason for residence in the Republic of Slovenia may be issued a temporary residence permit by the competent authority.”

Real Estate Ownership as a Justified Reason

In practice, one of the main “justified reasons” that falls under this provision is real estate ownership. Foreign nationals who own real estate in Slovenia can, based on established practice, apply for a residence permit. However, the ability to acquire real estate is subject to nationality-based restrictions.

Who Can Purchase Real Estate in Slovenia?

Real estate acquisition in Slovenia is generally limited to:

• Citizens of EU Member States
• Citizens of EU candidate countries, including Albania, Bosnia and Herzegovina, Georgia, Moldova, Montenegro, North Macedonia, Serbia, Turkey, and Ukraine.
• Citizens of OECD Member States, which include non-EU Member States and non-EU candidates: Australia, Canada, Chile, Colombia, Costa Rica, Iceland, Israel, Japan, South Korea, Mexico, New Zealand, Norway, Switzerland, the United Kingdom, and the United States.

Restrictions for Other Nationalities

For citizens of other countries, real estate ownership is only possible under the principle of reciprocity, by inheritance. This means that unless a foreign national’s home country allows Slovenians to inherit real estate, they will not be permitted to do so in Slovenia. Real estate purchase for these persons is not possible regardless of reciprocity.

Residence Permit Through Business Investment (Business Visa and Business Investment Visa)

For foreign nationals who are unable to purchase real estate in Slovenia, an alternative path to obtaining a residence permit is through business investment (commonly named “business visa” or “business investment visa”) by founding a company and employing themselves within that company (most commonly as the company director or CEO).

Requirements for Business-Related Residence Permits

A foreign national can apply for a residence permit by establishing a Slovenian company and securing employment within it. However, the company must be classified as an “active employer,” which entails the following conditions:

• The company must have employed at least one full-time employee who has been registered for mandatory social security contributions for at least six months before the application is submitted.
• Alternatively, the company must have generated a minimum monthly revenue of EUR 10,000 from business activities for at least six consecutive months before submitting the application.
• If the company is newly established (less than six months old), the requirement can be met by making a minimum investment of EUR 50,000 in the business activities before applying for the residence permit.

Additional Requirements

In addition to demonstrating active business operations, the Slovenian employer must also:

• Prove that there are no suitable unemployed Slovenian workers available for the position.
• Ensure the company is not undergoing liquidation or bankruptcy.
• Have no outstanding tax obligations.

Real Estate Investment via Business Ownership

A common practice among foreign investors who cannot purchase real estate individually is to have their Slovenian company acquire the property instead. Since Slovenian legal entities are not subject to the same nationality restrictions as individuals (regardless of shareholder nationality), this allows for indirect real estate investment and subsequent eligibility for a residence permit.

An important point to take note of regarding this option is that establishing a company in Slovenia requires collaboration with a Slovenian bank (in order to pay in the minimum basic capital of the company) – banks are however not legally required to accept the collaboration nor to substantiate why they are rejecting collaboration. Strict AML rules observed by banks in practice render establishing a company in Slovenia very difficult for people coming from “high-risk” countries.

Conclusion (Investment Visa and Business Visa)

While Slovenia does not offer an explicit investment visa, there are practical routes for obtaining residency through real estate ownership (where permitted) or through business investment. By either purchasing property or establishing and operating a business that meets legal requirements, investors can secure a Slovenian residence permit and potentially establish long-term residence in the country. It is advisable to seek legal assistance by an established immigration lawyer or immigration law firm to navigate the complexities of these investment-based immigration options effectively.

* Finding yourself in need of legal services in Slovenia and looking for a Ljubljana law firm or (more specifically) a Slovenian immigration lawyer, consider contacting us using our contact details as published on our web page. A qualified law firm in Ljubljana, Slovenia can provide you with legal advice and representation – helping you navigate the complexities of Slovenian law and ensuring that your rights are protected. You can find more information on legal acts in Slovenia on the official pages of the Slovenian government. More legal topics can be found on our Ljubljana law firm publications page.