VERICITY › How we estimate the value
The apartment value estimate is computed by AI that learned from 95,468 registered apartment sales in Slovenia since 2010. On the last 12 months of sales, which it had not seen while learning, the estimate was typically 12.2% away from the price achieved.
We use apartment sales from the real estate market register of the Surveying and Mapping Authority (GURS) since 2010: open-market deals that sold one whole apartment. We leave out deals GURS marks as not at market terms, sales of shares, apartments under 15 or over 250 m² of usable area, and prices under €10,000 or outside €300–20,000 per m².
Each sale is joined with the apartment's and building's facts from the mass valuation register and with its location from the address register. We use no data about owners.
We measure accuracy on sales the AI had not seen: it learns from sales up to 1 Aug 2025 and estimates the sales from 1 Aug 2025 to 1 Aug 2026. The typical error is the median difference between the estimate and the price achieved: half of the estimates were closer, half further away.
For a single apartment the difference can be larger, so every estimate comes with a range.
| Area | Typical error | Estimates within ±10% | Estimates within ±20% | Sales checked |
|---|---|---|---|---|
| all of Slovenia | 12.2% | 41.7% | 72.4% | 4,841 |
| Ljubljana | 10.5% | 46.3% | 79.2% | 1,101 |
| Maribor | 11.3% | 44.3% | 76.4% | 677 |
| the coast | 11.1% | 48.1% | 73.9% | 310 |
| elsewhere | 13.4% | 38.5% | 68.6% | 2,753 |
The range comes from the errors on the same checked sales, separately for Ljubljana, Maribor, the coast and the rest of Slovenia: half of the prices achieved fell within the likely range, four in five within the wider range (in the PDF report).
The rent is estimated by a separate AI model that learns from new rental contracts for whole apartments in the real estate market register. GURS publishes rental contracts mostly in yearly batches from tax data, so the complete data ends on 31 Dec 2024; we bring the rent level up to date with the contracts landlords register straight away. The gross yield is a year's rent against the apartment's value, before costs and taxes.
The estimate is a statistical calculation, not a valuation by a certified appraiser. For a bank, a court or a tax procedure you need a valuation; for negotiating, setting a price and deciding whether you need a valuation, the estimate is a sound basis.