GURS Generalized Market Value: What It Is and How It’s Calculated

The GURS generalized value is an official, model-calculated estimate of the value of every registered property in Slovenia. It is produced by the Surveying and Mapping Authority (GURS) through mass real-estate valuation and serves as a reference for public purposes, not as an appraisal of a specific unit.

How is the generalized value produced?

The generalized value results from mass valuation: GURS values all properties at once using valuation models based on their registered characteristics and market data from the transaction register (ETN). Each property is assigned a value according to its value zone and value level for its type.

accounts for location (value zones), size, type and year,
is based on the statistics of realized deals, not an inspection of the unit,
is periodically indexed and updated when the models change.

What is the generalized value used for?

The generalized value is intended for public purposes. GURS says the results of mass valuation make the property market more transparent and support the social, spatial and economic policies of the state and municipalities. It is used, among other things, as:

a reference in administrative and statistical procedures,
a rough reference in property transactions.

For inheritance and gift tax, the tax base for a property is not the generalized value as such but its comparable market value on the day the tax liability arises. A taxpayer who disagrees with the assessed base can ask, within the appeal period, for an individual market valuation to be used instead.

FURS — brochure on property taxation (in Slovenian) ↗

Why does it differ from the market price?

Because it is modeled, the generalized value does not account for individual condition: quality of renovation, view, floor, noise or damp. It also reflects the price level at the model’s valuation date and does not follow the market in real time. So for a specific unit it can deviate from the achieved market price. For a market estimate, always combine it with realized prices (ETN) and current listings.

The generalized value is not an official appraisal. A bank or court requires an appraisal by a licensed valuer.

Where can I check the generalized value?

You can check your property’s generalized value via the Prostor portal (GURS), which provides public property data.

Frequently asked questions

Is the generalized value the same as market value?

No. The generalized value is a modeled estimate for public purposes and ignores the condition of the specific unit, so it can deviate from the actual market price.

Who sets the generalized value?

The Surveying and Mapping Authority of Slovenia (GURS), as part of the mass real-estate valuation system.

Can I use the generalized value for a bank loan?

Not as an official basis. Banks require an appraisal by a licensed real-estate valuer; the generalized value is only a reference.

This content is informational and does not replace an official appraisal by a licensed real-estate valuer.

What Is the GURS Generalized Market Value?