The Slovenian Karst, with its rich natural and cultural heritage, is a unique part of Slovenia that is attracting increasing numbers of real estate buyers. These would traditionally come from other parts of the country, but after Slovenia joined the European Union there has been an increase of purchases by foreign nationals. This thesis attempts to analyze real estate purchases in the Sežana administrative unit between years 2004 and 2015 based on data from the Financial Administration and the Surveying and Mapping Authority of the Republic of Slovenia. The thesis finds that the financial and economic crisis had a dampening effect on the initial surge of purchases but interest has built up again in recent years, especially after 2015. The driving force behind the increase are Italian nationals who benefit from the location along the Italian border. As part of this thesis, a survey was conducted among locals who shared their views on the growing number of foreign property owners and how these individuals adapt and integrate. Also, structured interviews were carried out among foreign property owners, investigating the factors that influenced their buying decisions and their views on integrating into the Slovenian environment and society. The thesis found that foreign nationals tend to buy older Karst houses to use as primary residence and renovate them in traditional Karst style. The price plays the biggest role in buying decisions, followed by favorable climate, intact nature and a quiet way of life. Italian buyers also value the proximity to their jobs and homes in Italy. Locals generally accept foreign property owners, yet they do not want their numbers to grow uncontrollably and prevail over the local population, which is why they want laws to regulate foreign buyers. However, the state and municipal authorities are to blame for devastation of karst landscape with extensive and improper building in order to sell to foreign nationals, because they are not able to agree how to protect Karst and its architecture.
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