Alina Sha — neodvisno svetovanje kupcem nepremičnin
Uvod
Neodvisno svetovanje kupcem nepremičnin v Sloveniji
Preden vložite 700.000 €, se ustavite za en pogovor.
Ne prodajam nepremičnin in ne prejemam provizije od prodajalcev. Prejmete eno pisno, neodvisno mnenje o poslu, ki ga preučujete — kupiti, kupiti do X €, ali ne kupiti.
Izberite paket
Preberite vzorčni sklep
Cena napake
Najdražje napake se zgodijo pred podpisom pogodbe.
- Preplačilo
Oglaševana cena ni cena trga. Razlika med oglaševano in doseženo ceno na slovenskem trgu je običajno 5–10 %.
50.000–70.000 €
pri nepremičnini za 700.000 €
- Skrite napake
Nelegalizirana delitev ali združitev stanovanj, nerazdeljeno parkirišče, plesen. Pokažejo se po podpisu.
20.000–60.000 €
zunaj proračuna
- Nelikvidnost
Nepremičnina, ki je ne boste prodali brez diskonta. Tloris, nadstropje, soseska, pravni status, pozimi brez sonca.
10 let
odkrijete šele ob izhodu
Sklep stane manj kot pol odstotka kupnine 700.000 € — in le delček katere koli od teh napak.
Konflikt interesov
Kdo plača tistega, ki vam svetuje.
Nepremičninska agencija
Alina Sha
- Nagrada je odstotek od cene posla
Fiksni honorar, dogovorjen vnaprej
- Zasluži le, če posel steče
Honorar je enak, ne glede na to, ali kupite
- Kaže nepremičnine iz svojega portfelja
Nima portfelja
- Višja kot je cena, višja je nagrada
Zainteresirana, da plačate manj
- Rezultat dela je podpisana pogodba
Rezultat dela je dokument s priporočilom
Septembra 2025 je Ustavno sodišče razveljavilo zakonsko omejitev nepremičninske provizije na 4 % (U-I-205/19, Ur. l. RS 76/2025). Danes je njena višina predmet prostega dogovora, v praksi 2–4 % cene posla. Pri nepremičnini za 700.000 € je to 14.000–28.000 €, vgrajenih v ceno nakupa. Niti evro od tega ne dela na to, da bi vi plačali manj.
Postopek
Trije koraki od pogovora do sklepa.
- 1
Uvodni razgovor
60–90 min
Cilji, časovni horizont, profil tveganja, merila. Kaj je v resnici na kocki in kaj vas ustavlja.
- 2
Raziskava
10–14 dni
Nepremičnina, primerljivi posli, tveganja, likvidnost, alternative. Ogled na terenu (paket 02, 03).
- 3
Pisni sklep
12–20 strani
Končno priporočilo in razlaga dokumenta na klicu.
Paket 01 se začne s kratkim vprašalnikom namesto sestanka in poteka brez ogleda.
Zakaj bivak
2.020 m
Bivak pod Skuto stoji na 2.020 metrih. Ni cilj — je mesto, kjer se ustaviš, preden greš naprej.
V gorah je najboljša odločitva pogosto ta, da se ustaviš in premisliš, ali sploh moraš naprej. Enako velja za nepremičnine.
V sklepu
Dokument, stran za stranjo.
- 01
Vaši cilji in merila odločitve
- 02
Nepremičnina: stanje, konstrukcija, skriti stroški
- 03
Cenovna analiza na podlagi primerljivih poslov
- 04
Tveganja: pravna, tehnična, tržna
- 05
Likvidnost: horizont in diskont ob izhodu
- 06
Scenariji: najboljši, osnovni, najslabši
- 07
Alternativne nepremičnine
- 08
Priporočilo: kupiti / kupiti do X € / ne kupiti
Vzorčna sklepa, paket 02 (PDF)
Jezik dokumenta
Brez obrazca in brez oddaje e-naslova. Resnični dokumenti z anonimiziranimi podatki.
Cenik
Ena cena, dogovorjena vnaprej.
- 01
Ožji izbor
390 €
Od dveh do pet oglasov, primerjanih drug ob drugem: za katero nepremičnino se odločiti in do katere cene. Cena za dva oglasa; vsak nadaljnji +100 €. Pet delovnih dni.
- 02
Neodvisen sklep
2.490 €
Celotna raziskava, ogled na terenu in pisni sklep na 12–20 straneh. Rok 14 dni.
- 03
Sklep za poslovne nepremičnine
od 2.990 €
+ DDV
Enak sklep za pisarno, lokal, delavnico, penzion ali zemljišče za gradnjo. Cena je odvisna od nepremičnine in se določi pred začetkom glavnega dela.
Odprite cenik
Cene paketov 01 in 02 vključujejo DDV, pri paketu 03 se DDV prišteje. Moj honorar ni odvisen od vaše odločitve.
Trije paketi. Za vsakega fiksna cena.
Cena sledi delu in tveganju, ne ceni posla. Je fiksna in dogovorjena pred začetkom dela.
Pišite mi
- 01
Ožji izbor
390 €
z DDV
za dva oglasa
Pošljete 2–5 oglasov in kratek vprašalnik: proračun, kdo bo tam živel, kaj vam je najpomembnejše, vsakodnevne poti
Vsako nepremičnino preverim po enakem postopku: zemljiška knjiga, dovoljenja, naravne nevarnosti, evidentirane prodaje, pot v šolo in v službo ob prometnih konicah
Pisna primerjava, običajno 8–14 strani: najboljša možnost z zgornjo mejo cene — ali pa nobena ni primerna in kaj iskati namesto tega
Analiza brez ogleda in brez stika s prodajalcem ali posrednikom
Rok: 5 delovnih dni
Vsak nadaljnji oglas +100 € (3 – 490 €, 4 – 590 €, 5 – 690 €). Če v 30 dneh naročite paket 02, se 390 € v celoti odšteje od cene.
- 02
Neodvisen sklep
2.490 €
z DDV
Osnovni paket
Strateško srečanje, 90 minut
Ogled nepremičnine na terenu (do 100 km od Ljubljane)
Celotna raziskava: primerljivi posli, tveganja, likvidnost, alternative
Pisni sklep, 12–20 strani
Razlaga sklepa na klicu, 45 minut
Rok: 14 dni
Druga nepremičnina v okviru istega iskanja: +1.290 €. Kupnina 1 milijon € ali več: 3.490 €.
- 03
Sklep za poslovne nepremičnine
od 2.990 €
+ DDV
Za pisarno, lokal, delavnico, skladišče, penzion, hotel ali zemljišče za gradnjo
Najprej kratek pregled rdečih zastavic: namenska raba glede na vašo dejavnost, dovoljenja, zemljiška knjiga, nevarnosti, davek na prodajo
Nato sklep: sestanek, ogled kjer koli v Sloveniji, celotna raziskava, zgornja meja cene in en odgovor
Končna cena je odvisna od nepremičnine — najemne pogodbe, sprememba namembnosti, zemljišče — in se pisno določi po prvem koraku
Kadar vprašanje zahteva strokovnjaka (statik, okoljski strokovnjak, pooblaščeni ocenjevalec, pravni ali davčni svetovalec), ga najamete neposredno po njegovi ceni
Kupnina nad 3 milijone €: individualna fiksna ponudba.
Moj honorar ni odvisen od vaše odločitve.
Ne prejemam provizije od prodajalcev, agencij ali investitorjev. Ne jemljem odstotka od posla in ne zaračunavam uspešnine. Cena je enaka ne glede na to, ali nepremičnino kupite ali od nje odstopite.
- Cene paketov 01 in 02 vključujejo slovenski DDV po stopnji 22 %. Pri paketu 03 se DDV prišteje.
- Kupnina 1 milijon € ali več: paket 02 stane 3.490 €.
- Sklep je strokovno mnenje na dan priprave, pripravljeno na podlagi dostopnih informacij. Ni certificirana cenitev v smislu ZRev-2 in je ne nadomešča. Končno odločitev sprejme naročnik.
Komu nisem prava
Štirje razlogi, da me ne najamete.
- Odločitev za nakup je že sprejeta in iščete potrditev.
Odločitev ne potrjujem. Preverjam jih.
- Vrednost nepremičnine je pod 200.000 €.
Pri tej vrednosti se cena sklepa glede na tveganje ne izplača.
- Potrebujete agenta, ki bo poiskal in pokazal trideset možnosti.
Nepremičnin ne iščem. Ocenim tiste, ki ste jih našli vi — eno podrobno ali do pet druga ob drugi.
- Odločitev je treba sprejeti jutri.
Raziskava zahteva čas in je ne krajšam.
Vprašanja
Preden mi pišete.
- Kakšna je vaša kvalifikacija?
Magistrica ekonomije, več kot 8 let izkušenj na slovenskem nepremičninskem trgu.
- Ste odvetnica? Pooblaščena ocenjevalka?
Nisem ne eno ne drugo. Sem neodvisna svetovalka. Sklep ni certificirana cenitev v smislu ZRev-2 in je ne nadomešča.
- Kaj če se odločim, da ne kupim?
Tudi to je rezultat in moj honorar od njega ni odvisen.
- Ali delate s strankami na daljavo?
Da. Ogled je na terenu, vse drugo poteka po e-pošti.
- V katerem jeziku bo sklep?
V angleščini, slovenščini ali ruščini.
Prvi korak je sporočilo. Če vidim, da vam ne morem koristiti, vam to povem v odgovoru.
Izberite paket
Sklep je strokovno mnenje na dan priprave, pripravljeno na podlagi dostopnih informacij. Ni certificirana cenitev v smislu ZRev-2 in je ne nadomešča. Končno odločitev sprejme naročnik.
alina@alinasha.si
Alina Sha — independent property advisory for buyers
Start
Independent property advisory for buyers in Slovenia
Before you commit €700,000, find out whether you should.
I don't sell property and I take no commission from sellers. You get one written, independent verdict on the deal you're considering — buy, buy below €X, or walk away.
Choose your package
Read a sample verdict
Cost of error
The most expensive mistakes happen before the contract is signed.
- Overpaying
The asking price is not the market price. On the Slovenian market the gap between advertised and achieved price is usually 5–10%.
€50,000–70,000
on a €700,000 property
- Hidden defects
An unregistered split or merger of units, undivided parking, mold. They surface after signing.
€20,000–60,000
outside the budget
- Illiquidity
A property you won't sell without a discount. Layout, floor, neighborhood, legal status, no winter sunlight.
10 years
you find out only on exit
The verdict costs less than half a percent of a €700,000 purchase — and a fraction of any of these mistakes.
Conflict of interest
Who pays the person advising you.
Real estate agency
Alina Sha
- Paid a percentage of the transaction price
A fixed fee, agreed in advance
- Earns only if the deal closes
The fee is the same whether you buy or not
- Shows properties from its own portfolio
Holds no portfolio
- The higher the price, the higher the fee
Has an interest in you paying less
- The work ends in a signed contract
The work ends in a document with a recommendation
In September 2025 the Constitutional Court struck down the statutory 4% cap on real estate commission (U-I-205/19, Ur. l. RS 76/2025). Its size is now freely negotiated — in practice 2–4% of the transaction price. On a €700,000 property that is €14,000–28,000 built into the cost of the purchase. Not one euro of it works toward you paying less.
Process
Three steps from conversation to verdict.
- 1
Intro conversation
60–90 min
Goals, horizon, risk profile, criteria. What is actually at stake, and what is holding you back.
- 2
Research
10–14 days
The property, comparable transactions, risks, liquidity, alternatives. On-site inspection (packages 02, 03).
- 3
Written verdict
12–20 pages
The final recommendation, and a walk-through of the document on a call.
Package 01 starts with a short questionnaire instead of a meeting and runs without a viewing.
Why a bivouac
2,020 m
Bivak II pod Skuto sits at 2,020 meters. It isn't a destination — it's where you stop before going on.
In the mountains, the best decision is often to stop and ask whether you need to go further at all. The same is true of property.
Inside the verdict
The document, page by page.
- 01
Your goals and decision criteria
- 02
The property: condition, structure, hidden costs
- 03
Price analysis based on comparable transactions
- 04
Risks: legal, technical, market
- 05
Liquidity: horizon and discount on exit
- 06
Scenarios: best, base, worst
- 07
Alternative properties
- 08
Recommendation: buy / buy below €X / walk away
Sample verdicts, package 02 (PDF)
Document language
No form, no email required. Real documents with the data anonymized.
Pricing
One price, agreed in advance.
- 01
Shortlist
€390
Two to five listings compared side by side: which one to pursue and up to what price. Price for two listings; each additional one +€100. Five working days.
- 02
Independent Verdict
€2,490
Full research, an on-site inspection and a written verdict of 12–20 pages. Fourteen days.
- 03
Commercial Verdict
from €2,990
+ VAT
The same verdict for an office, shop, workshop, guesthouse or land to develop. The price depends on the property and is fixed before the main work begins.
Open the pricing page
Prices for 01 and 02 include VAT; 03 is quoted + VAT. My fee does not depend on your decision.
Three packages. One fixed price each.
The price follows the work and the risk, not the price of the deal. It is fixed and agreed before the work begins.
Contact me
- 01
Shortlist
€390
incl. VAT
for two listings
You send 2–5 listings and a short brief: budget, who will live there, what matters most, daily routes
Each property is checked the same way: land register, permits, natural hazards, recorded sales, the school run and commute at peak hours
A written comparison, usually 8–14 pages: your best option with a price ceiling — or none of them fits, and what to look for instead
Desk analysis: no viewing, no contact with the seller or the agent
Turnaround: 5 working days
Each additional listing +€100 (3 — €490, 4 — €590, 5 — €690). €390 is credited in full against package 02 if ordered within 30 days.
- 02
Independent Verdict
€2,490
incl. VAT
Core package
Strategic meeting, 90 minutes
On-site inspection (up to 100 km from Ljubljana)
Full research: comparable transactions, risks, liquidity, alternatives
Written verdict, 12–20 pages
Walk-through of the verdict on a call, 45 minutes
Turnaround: 14 days
A second property within the same search: +€1,290. Purchase price of €1 million or more: €3,490.
- 03
Commercial Verdict
from €2,990
+ VAT
For an office, shop, workshop, warehouse, guesthouse, hotel or land to develop
First, a short desk screen for red flags: zoning against your intended use, permits, land register, hazards, the tax on the sale
Then the verdict: a meeting, a viewing anywhere in Slovenia, full research, a price ceiling and one answer
The final price depends on the property — leases, change of use, land — and is fixed in writing after the first step
When a question needs a specialist (structural engineer, environmental consultant, certified valuer, legal or tax adviser), you hire them directly at their own price
Purchases above €3 million: an individual fixed quote.
My fee does not depend on your decision.
I take no commission from sellers, agencies or developers. I take no percentage of the transaction and charge no success fee. The price is the same whether you buy the property or walk away from it.
- Prices for packages 01 and 02 include Slovenian VAT at 22%. Package 03 is quoted + VAT.
- Purchase price of €1 million or more: package 02 costs €3,490.
- The verdict is a professional opinion as of the date of preparation, based on available information. It is not a certified valuation (cenitev) within the meaning of ZRev-2 and does not replace one. The final decision rests with the client.
Who I am not for
Four reasons not to hire me.
- You have already decided to buy and are looking for confirmation.
I don't confirm decisions. I test them.
- The property is under €200,000.
The cost of the verdict isn't justified against the risk at stake.
- You want an agent who will find and show you thirty options.
I don't source properties. I assess the ones you've found — one in depth, or up to five side by side.
- The decision has to be made tomorrow.
The research takes time and I'm not willing to shorten it.
Questions
Before you write.
- What are your qualifications?
Master's degree in economics, more than 8 years of experience in the Slovenian real estate market.
- Are you a lawyer? A certified valuer?
Neither. I am an independent advisor. The verdict is not a certified valuation (cenitev) under ZRev-2 and does not replace one.
- What if I decide not to buy?
That is also a result, and my fee does not depend on it.
- Do you work with clients remotely?
Yes. The inspection happens on site; everything else works by email.
- What language will the verdict be in?
English, Slovenian or Russian.
The first step is an email. If I can see I'm no use to you, I'll say so in my reply.
Choose your package
The verdict is a professional opinion as of the date of preparation, based on available information. It is not a certified valuation (cenitev) within the meaning of ZRev-2 and does not replace one. The final decision rests with the client.
alina@alinasha.si