Stekleni Dvor Office Complex Acquisition

Scale, location, and execution in a single process

We advised our client on the acquisition of the south tower of Stekleni Dvor, a prominent office complex located on Dunajska cesta in Ljubljana’s Bežigrad district.

The transaction formed part of a coordinated dual acquisition, concluded simultaneously with the purchase of Tivoli Center, representing a significant expansion of the client’s commercial real estate portfolio in the Slovenian capital.

An established office asset in a prime business corridor

Stekleni Dvor is positioned along Dunajska cesta, one of Ljubljana’s most important office and commercial axes, characterised by strong tenant demand, visibility, and accessibility.

The south tower comprises 8,700 sqm of gross leasable area, distributed across ground floor, mezzanine, and eight upper floors, supported by a three-level underground parking structure. This specification aligns with the expectations of institutional-grade tenants, combining efficient floorplates with sufficient parking capacity, a critical factor in the Ljubljana office market.

Institutional product within a structured divestment

The asset was acquired from Generali Adriatic Value Fund, managed by Generali Investments Slovenia and advised by Peakside Capital Advisors, as part of a broader portfolio divestment strategy.

Assets of this quality, ownership structure, and location rarely come to market individually, and even less frequently as part of a wider transactional opportunity enabling portfolio-level positioning.

Advisory focused on coordination and outcome

Our mandate covered:

• market analysis and positioning,
• asset-level due diligence,
• transaction coordination across both acquisitions.

Executing two parallel acquisitions within a single process required alignment across legal, financial, and timing considerations. The focus was on ensuring transaction certainty, efficiency, and commercially favourable terms for the client.

Market context behind the transaction

Ljubljana’s office market remains defined by limited availability of modern, institutional-grade assets and steady occupier demand concentrated along established business corridors such as Dunajska cesta.

Opportunities to acquire stabilised office buildings with strong tenant appeal are infrequent, particularly where scale and location align. Transactions that enable immediate portfolio expansion within a single market cycle are therefore strategically significant.

About the asset

Location: Dunajska cesta, Ljubljana – Bežigrad district

Type: Office complex (south tower, Stekleni Dvor)

Gross leasable area: 8,700 sqm

Floors: Ground floor + mezzanine + 8 upper floors

Technical specifications

Parking: Three-level underground car park

Transaction scope

Buy-side advisory

Client: privat investor

Seller: Generali Adriatic Value Fund (Generali Investments Slovenia, Peakside Capital Advisors)

Transaction type: Acquisition (Capital Markets)

Closing: Q1 2025

Transaction context

Simultaneous acquisition with Tivoli Center

Portfolio expansion in Ljubljana office market

Securing two quality office assets in a single process is a rare outcome — it reflects both the strength of the client’s market conviction and the level of preparation required to execute transactions of this complexity.

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