{"id":4724,"date":"2026-07-09T20:59:51","date_gmt":"2026-07-09T19:59:51","guid":{"rendered":"https:\/\/www.lidaybasaryova.sk\/?p=4724"},"modified":"2026-08-04T21:00:32","modified_gmt":"2026-08-04T20:00:32","slug":"moze-cudzinec-kupit-nehnutelnost-na-slovensku","status":"publish","type":"post","link":"https:\/\/www.lidaybasaryova.sk\/en\/moze-cudzinec-kupit-nehnutelnost-na-slovensku\/","title":{"rendered":"M\u00f4\u017ee cudzinec k\u00fapi\u0165 nehnute\u013enos\u0165 na Slovensku?"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Can a foreign national without Slovak citizenship or permanent residence buy an apartment, a house or land in Slovakia? <strong>In most cases, yes.<\/strong>Slovak law is open to foreign buyers: you do not need a visa, a residence permit or Slovak citizenship to own residential or commercial real estate. There is, however, one important exception concerning agricultural and forest land that you should understand before signing anything. This guide explains the rules, walks you through the purchase and land registry process step by step, and highlights the practical points that foreign buyers most often overlook.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Are you buying or selling real estate in Slovakia as a foreign national and want to be sure everything is legally sound? Our law firm advises international clients in English and can represent you throughout the entire transaction, including before the Slovak land registry.<strong> Write to us at office@lidaybasaryova.sk to arrange a consultation.<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.lidaybasaryova.sk\/en\/spoluvlastnik-nesuhlasi-s-predajom-pozemku-ake-mam-moznosti\/\" data-type=\"link\" data-id=\"https:\/\/www.lidaybasaryova.sk\/spoluvlastnik-nesuhlasi-s-predajom-pozemku-ake-mam-moznosti\/\">Does a co\u2011owner object to the sale of the land?<\/a><\/li>\n\n\n\n<li><a href=\"https:\/\/www.lidaybasaryova.sk\/en\/darovanie-nehnutelnosti\/\" data-type=\"link\" data-id=\"https:\/\/www.lidaybasaryova.sk\/darovanie-nehnutelnosti\/\">Donation of real estate<\/a><\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Who counts as a \u201cforeigner\u201d under Slovak law?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The basic framework for the acquisition of real estate by foreign persons is set out in <strong>Act No. <a href=\"https:\/\/www.slov-lex.sk\/ezbierky\/pravne-predpisy\/SK\/ZZ\/1995\/202\/20250401\" data-type=\"link\" data-id=\"https:\/\/www.slov-lex.sk\/ezbierky\/pravne-predpisy\/SK\/ZZ\/1995\/202\/20250401\">202\/1995 Coll., the Foreign Exchange Act (Dev\u00edzov\u00fd z\u00e1kon).<\/a><\/strong>The Act does not use the word \u201cforeigner\u201d in the everyday sense \u2014 it distinguishes between a resident (tuzemec) and a <strong>non-resident (cudzozemec).<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>A resident<\/strong> is a legal entity with its registered seat, or a natural person with permanent residence, in the Slovak Republic <strong>A non-resident<\/strong> je potom ka\u017ed\u00e1 fyzick\u00e1 alebo pr\u00e1vnick\u00e1 osoba, ktor\u00e1 tuzemcom nie je. Teda nem\u00e1 na Slovensku ani trval\u00fd pobyt, ani s\u00eddlo. Ob\u010dianstvo pritom samo osebe nie je rozhoduj\u00face, rozhoduje trval\u00fd pobyt, resp. v&nbsp;pr\u00edpade pr\u00e1vnick\u00fdch os\u00f4b s\u00eddlo.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The basic rule: foreigners can buy property in Slovakia<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Under <strong>Section 19a of the Foreign Exchange Act<\/strong> a non-resident may acquire ownership of real estate in Slovakia, <strong>except for real estate whose acquisition is restricted by special legislation.<\/strong>In practice, this means that apartments, family houses, building plots and commercial premises can be freely purchased by foreign nationals from any country. The special legislation concerns mainly agricultural land and forest land, which we cover in detail below.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The exception: agricultural land and forest land<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The acquisition of agricultural land is governed by a separate statute <strong>Act No. <a href=\"https:\/\/www.slov-lex.sk\/ezbierky\/pravne-predpisy\/SK\/ZZ\/2014\/140\/20190211\" data-type=\"link\" data-id=\"https:\/\/www.slov-lex.sk\/ezbierky\/pravne-predpisy\/SK\/ZZ\/2014\/140\/20190211\">140\/2014 Z. z.<\/a> on the Acquisition of Ownership of Agricultural Land<\/strong> (the \u201cAgricultural Land Act\u201d). For forest land, Act No. 326\/2005 Coll. on Forests applies alongside Act No. 220\/2004 Coll. on the Protection and Use of Agricultural Land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Agricultural Land Act prohibits the acquisition of agricultural land by a state, or by a citizen of a state, a natural person residing in a state, or a legal entity seated in a state, whose legal system does not allow Slovak citizens and Slovak natural and legal persons to acquire ownership of agricultural land there \u2014 the so-called <strong>principle of reciprocity<\/strong>).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Exemptions from the prohibition:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>acquisition of agricultural land by <strong>by inheritance.<\/strong> this applies regardless of nationality<\/li>\n\n\n\n<li>acquisition by citizens of, and persons residing or seated in, the <strong>EU member states, the EEA and Switzerland,<\/strong>as well as states covered by an international treaty binding on the Slovak Republic.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Which plots are not covered by the restriction at all<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Despite its broad title, the Agricultural Land Act does not apply to every plot registered as agricultural land in the cadastre. The following are excluded from its scope:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>gardens,<\/strong>,<\/li>\n\n\n\n<li>plots located <strong>within the built-up area of a municipality<\/strong> (intravil\u00e1n),<\/li>\n\n\n\n<li>plots outside the built-up area designated under special regulations for <strong>non-agricultural use<\/strong>, s obmedzenou mo\u017enos\u0165ou po\u013enohospod\u00e1rskeho vyu\u017eitia, <\/li>\n\n\n\n<li>plots with an area of <strong>less than 2,000 m\u00b2<\/strong>, <\/li>\n\n\n\n<li>plots located <strong>adjacent to a building<\/strong>with which they form a single functional unit<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong><em>Practical example \u2014 a garden within the built-up area:<\/em><\/strong> Ob\u010dan Ir\u00e1nu kupuje spolu s rodinn\u00fdm domom v obci aj pri\u013eahl\u00fa z\u00e1hradu s v\u00fdmerou 900 m\u00b2, evidovan\u00fa v katastri ako orn\u00e1 p\u00f4da. Napriek druhu pozemku sa na\u0148 obmedzenia nevz\u0165ahuj\u00fa. Pozemok le\u017e\u00ed v zastavanom \u00fazem\u00ed obce a&nbsp;je aj pozemkom tvoriacim funk\u010dn\u00fd celok s&nbsp;pri\u013eahlou stavbou.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">How the reciprocity principle works in practice<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Iran<\/strong> &#8211; Ir\u00e1nske pr\u00e1vo (z\u00e1kon o nadob\u00fadan\u00ed nehnute\u013enost\u00ed cudzincami z r. 1928\/1949 a FIPPA z r. 2001) absol\u00fatne zakazuje cudzincovi nadobudn\u00fa\u0165 po\u013enohospod\u00e1rsku a priemyseln\u00fa p\u00f4du. Ide o plo\u0161n\u00fd z\u00e1kaz nez\u00e1visl\u00fd od reciprocity (na rozdiel od bytov\/domov, kde Ir\u00e1n reciprocitu sk\u00fama). Ke\u010f\u017ee ir\u00e1nsky pr\u00e1vny poriadok neumo\u017e\u0148uje slovensk\u00fdm ob\u010danom ani pr\u00e1vnick\u00fdm osob\u00e1m so s\u00eddlom na Slovensku nadob\u00fada\u0165 po\u013enohospod\u00e1rsku p\u00f4du v Ir\u00e1ne, \u00a7 7 ods. 1 z\u00e1kona \u010d. 140\/2014 Z. z. by sa uplatnil \u2013 ir\u00e1nski \u0161t\u00e1tni ob\u010dania, osoby s pobytom v Ir\u00e1ne a&nbsp;pr\u00e1vnick\u00e9 osoby so s\u00eddlom v Ir\u00e1ne by nemohli nadobudn\u00fa\u0165 po\u013enohospod\u00e1rsky pozemok na Slovensku.<\/li>\n\n\n\n<li><strong>United Arab Emirates <\/strong>&#8211; Vo v\u0161etk\u00fdch emir\u00e1toch (Dubaj, Abu Zab\u00ed, \u0160ard\u017ea a i.) je po\u013enohospod\u00e1rska p\u00f4da vyhraden\u00e1 len pre ob\u010danov SAE. Cudzinci m\u00f4\u017eu nadob\u00fada\u0165 nehnute\u013enosti len v tzv. freehold z\u00f3nach (byty, vily, komer\u010dn\u00e9 priestory). Po\u013enohospod\u00e1rska a priemyseln\u00e1 p\u00f4da je z tohto re\u017eimu vyl\u00fa\u010den\u00e1 pre kohoko\u013evek okrem \u0161t\u00e1tnych pr\u00edslu\u0161n\u00edkov SAE. Ke\u010f\u017ee pr\u00e1vny poriadok SAE neumo\u017e\u0148uje ani slovensk\u00fdm ob\u010danom a&nbsp;pr\u00e1vnick\u00fdm osob\u00e1m so s\u00eddlom na Slovensku nadobudn\u00fa\u0165 u&nbsp;nich po\u013enohospod\u00e1rsku p\u00f4du, \u00a7 7 z\u00e1kona by sa pravdepodobne uplatnil aj v&nbsp;pr\u00edpade SAE.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">The land registry application: specifics for foreign buyers<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Even where a foreign buyer meets all substantive conditions, the formal requirements of the application for registration (n\u00e1vrh na vklad) deserve attention. The application must identify the applicant to the extent required by the Cadastral Act \u2014 for a natural person this normally means the name, surname, birth surname, date of birth, birth number, permanent residence address and nationality.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">N\u00e1vrh na za\u010datie katastr\u00e1lneho konania mus\u00ed obsahova\u0165 identifika\u010dn\u00e9 \u00fadaje navrhovate\u013ea v rozsahu ur\u010denom Katastr\u00e1lnym z\u00e1konom. U fyzickej osoby ide \u0161tandardne o <strong>meno, priezvisko, rodn\u00e9 priezvisko, d\u00e1tum narodenia, rodn\u00e9 \u010d\u00edslo, miesto trval\u00e9ho pobytu<\/strong>, pr\u00edpadne adresu na doru\u010dovanie v tuzemsku, ak je odli\u0161n\u00e1 od trval\u00e9ho pobytu, a \u00fadaj o \u0161t\u00e1tnej pr\u00edslu\u0161nosti.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign nationals usually <strong>do not have a Slovak birth number<\/strong> Instead, another identifier is stated \u2014 in practice typically the <strong>passport number or the number of another identity document<\/strong>a social security number or another personal identification number.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If a party to the proceedings has permanent residence abroad or is staying abroad, the application must also state a <strong>delivery address located in the Slovak Republic<\/strong>In practice, the address of the authorised Slovak attorney is commonly used for this purpose.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong><em>Practical example \u2014 a buyer from the USA:<\/em><\/strong> A US citizen with permanent residence outside Slovakia buys an apartment in Bratislava. In the registration application, he states his passport number or social security number instead of a Slovak birth number, and \u2014 since he has no permanent residence in Slovakia \u2014 he must also state a delivery address in Slovakia, for example the address of the law firm representing him in the proceedings.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Summary<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>A foreign national can acquire an apartment, a family house or other property outside the special regime in Slovakia <strong>without restrictions<\/strong> no residence permit or visa is needed.<\/li>\n\n\n\n<li>Restrictions apply mainly to <strong>agricultural land and forest land, based on the principle of reciprocity.<\/strong>.<\/li>\n\n\n\n<li>Citizens and companies from the <strong>EU, EEA and Switzerland<\/strong>are exempt from the restriction, as is any acquisition of land <strong>by inheritance.<\/strong>.<\/li>\n\n\n\n<li>In the land registry application, remember the <strong>substitute identifier<\/strong> instead of the Slovak birth number and a <strong>delivery address in Slovakia.<\/strong>.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Planning to buy property in Slovakia and unsure whether one of the exemptions applies to your case? Or do you need the complete documentation prepared for the land registry \u2014 including a bilingual purchase agreement, escrow arrangements and remote signing by power of attorney? We advise international clients in English.<strong> <a href=\"https:\/\/www.lidaybasaryova.sk\/en\/kontakt\/\" data-type=\"link\" data-id=\"https:\/\/www.lidaybasaryova.sk\/kontakt\/\">Contact us.<\/a>we will assess your specific situation and guide you through the entire process.<\/strong><\/p>","protected":false},"excerpt":{"rendered":"<p>Cudzinec m\u00f4\u017ee na Slovensku vo v\u00e4\u010d\u0161ine pr\u00edpadov bez obmedzen\u00ed k\u00fapi\u0165 byt, dom \u010di pozemok. 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