SLOVENIA Trends and Developments Contributed by: Blaž Ogorevc, Miha Štravs and Blaž Murko, Odvetniki Šelih & partnerji, o.p., d.o.o.
metre logistics centre in Zalog and LOGspot’s 26,000 square metre warehouse in Logatec. As tenant requirements evolve, the emphasis is now squarely on automation, sustainability and stra - tegic location. Developers are increasingly incorporating solar energy solutions, water recycling systems and electric vehicle infrastructure into their ware - house designs. This aligns with the growing demands of logistics companies aiming to reduce their carbon footprints and comply with stricter EU transport and environmental regula - tions. Furthermore, the market is witnessing an uptick in demand for smaller last-mile logistics hubs close to urban centres, supporting the rise of e-commerce and same-day delivery expecta - tions. The shift to omnichannel retail models has also created demand for hybrid spaces that inte - grate showrooms with warehousing and delivery capabilities, a niche in which Slovenia is seeing pioneering activity. Further development of the Port of Koper and expected further development of the capabili - ties in the vicinity of the Ljubljana airport should spearhead further development on this part. There are also some other new areas being zoned for this purpose and a material scope of brown-field opportunities for which it seems there is not sufficient investment incentive. In the context of green-field project development, the main hindrance in achieving a quick devel - opment is the manner in which new areas are zoned and made accessible to investors. Typi - cally, an area is privately owned by several own - ers and is used for agriculture, before it is zoned for general construction use. Thus, the first step of an investor – prior to initiating a detailed zon - ing followed by a permitting process – is to enter into a painstaking and uncertain negotiation with several private individuals for the purchase of
land. This gives leverage to each owner, which results in high pricing of land in an optimistic scenario, and inability to execute the project in a pessimistic one. This should be addressed by the legislators in order to assure a more stimulat - ing environment for new investments. In very limited cases, a project will be eligible for investment incentives which, besides money, may also include alleviation options for expro - priation of land designated for the project. Hospitality Despite concerns around energy costs and workforce shortages, the sector remains on an upward trajectory. The rebound is fuelled by a strong tourism performance as, in 2024, Slo - venia recorded a 5% increase in tourist arrivals year-on-year, with visitors predominantly from Germany, Austria and Italy. This uptick has rein - vigorated hotel development, with new projects targeting both the upper-midscale and boutique segments. International operators are increas - ingly entering the market through franchise and management agreements, while local investors are modernising existing facilities to cater to evolving tourist expectations. Wellness tour - ism and eco-friendly accommodations are also gaining momentum, supported by Slovenia’s natural landscape and its government’s active promotion of green tourism. Additionally, public investment in regional airport infrastructure and sustainable mobility solutions – such as elec - tric shuttle networks and rail link upgrades – is expected to enhance accessibility and further stimulate hospitality sector growth in less devel - oped areas. Forests and Agricultural Land Slovenia is the third most forested country in Europe, trailing only Sweden and Finland. But the ownership is, for historical reasons, particu -
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