2026 will be a year of stabilization and a return to rationality on the Bratislava residential market.
Based on the data we have been monitoring over the long term, the market is entering a period without a price correction, but also without a new growth cycle. Correct pricing, property quality, and financing feasibility are becoming the key factors.
Housing supply is at its highest level in recent years
The supply of apartments in Bratislava is currently at its highest level in recent years. In the new-build segment alone, more than 3,700 apartments were available on the market in 2025. The average price of new developments reached approximately €5,323 per m² including VAT in the fourth quarter, with year-on-year price growth of just +2.4%.
Over the past six months, price development has been stable to slightly upward, averaging up to +1%, with significant differences depending on location and the specific project.
The secondary market is also characterized by a high level of supply, with more than 3,380 apartments available. The average price reached approximately €4,421 per m² in December 2025. Over the last six months, prices showed no significant growth, mostly stagnating or increasing only marginally (around 0–2%).
Demand remains functional but is financially constrained
Demand for housing remains functional but is increasingly limited by household financial capacity.
The expected slight decline in interest rates—with mortgage rates around 3% p.a.—will improve housing affordability, but it will not trigger a new demand boom.
Households are increasingly focusing on monthly cash flow when making decisions, rather than on the expected appreciation of property values.
The market is becoming selective. Price and quality are decisive.
Price development in 2026 is expected to be moderate and differentiated:
- high-quality, correctly priced apartments may record slight growth,
- larger, more expensive, and less liquid apartments are likely to stagnate or face downward price pressure.
Rents to stabilize, investors to reassess portfolios
In the rental market, rents have already gone through a phase of decline, and stabilization is expected in 2026. Higher supply of rental apartments and limited income growth among households leave little room for further rent increases.
At the same time, some investment apartments may move from the rental market back to the sales market—particularly in cases where mortgage repayments exceed achieved rental income.
2026 will be a buyer’s market
The residential market is shifting towards a buyer’s market. Higher supply, stable prices, and more rational household behaviour are giving buyers greater room to make decisions. 2026 will not be about across-the-board price growth. It will be about correct pricing, quality, and financing feasibility.
