Sale

Two-room apartment in Obelya 2 with functional layout

SofiaObelya 2
Published: 6 June 2026 Updated: 1 September 2026
Sale116,990 €2,543 €/m²
Expected rent543 € /mo

~30,000 € ABOVE MARKET

overpriced

against the median for 2-room apartments in Obelya 2 (77 properties)

Area
46 m²
Floor
7 / 7
Construction
Panel
Year
1980
Heating
District Heating

Yield analysis

Fair investment rating

5.6% / yr
Monthly payment519 €20% down payment · 20 yrs · 3%
Expected rent543 €at market conditions for the neighbourhood

The rent covers 105% of the payment — the tenant pays off the loan over 20 years. From rent alone, with no loan, it pays for itself in 18 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.

Property analysis

This apartment is priced about 30,000 € above the typical price (the median) for 2-room apartments in Obelya 2 (77 properties) — 2,543 €/m² against 1,891 €/m².

2-room apartment in the district of Obelya 2, Sofia, located on the top floor of a prefab panel building from 1980.

The property has been converted from a one-room to a two-room apartment with a living room with kitchenette and a separate bedroom, providing a convenient internal layout.

The building is prefab panel, with controlled access and maintained common areas, heating is combined – with air conditioners and district heating.

The location is well connected, with quick access to the metro, public transport, schools, kindergartens, and other amenities.

Suitable property for living or investment, thanks to the practical layout and convenient location.

With 20% down over 20 years the monthly mortgage payment is about 519 €, against an expected local rent of 543 €. The rent covers the whole payment (105%).

This property is advertised in 2 offers, all from the same agency. All offers are at the same price. It has been listed for 118 days.

Source: Market statistics for 2-room apartments in Obelya 2

Pros and cons

AI summary
Pros
  • functional layout
  • top floor
  • good location
  • combined heating
Cons
  • prefab panel construction

Questions for the viewing

Only on imotesa

Derived from this specific property's data — not a generic checklist. Take them with you.

  1. Who am I negotiating with, and who is authorised to agree a price?

    Because: The property appears in 2 listings at the same price.

  2. Has the block been insulated under the renovation programme, and is there paperwork for it?

    Because: Prefabricated panel construction.

  3. Have the risers been replaced, and when was the roof last repaired?

    Because: The building dates from 1980 — about 46 years old.

  4. What condition is the roof in, and does it overheat in summer?

    Because: The property is on the top floor.

  5. Is there a lift in the building, and what condition is it in?

    Because: The property is on floor 7 and the listing does not mention a lift.

Generated automatically from the data we hold. They do not replace an in-person viewing, a survey or legal due diligence.

Layout

  • living room
  • bedroom

Details

Category
Residential
Rooms
1
Bathrooms
1

Approximate location

The exact address hasn't been published by the seller — the map shows the neighbourhood.

Similar properties nearby