Sale

One-room apartment with converted terrace in Obelya, Sofia

SofiaObelya
Published: 6 June 2026 Updated: 1 September 2026
Sale109,000 €2,477 €/m²
Expected rent601 € /mo

~35,000 € ABOVE MARKET

overpriced

against the median for apartments in Obelya (72 properties)

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

Yield analysis

Good investment rating

6.6% / yr
Monthly payment484 €20% down payment · 20 yrs · 3%
Expected rent601 €at market conditions for the neighbourhood

The rent covers 124% of the payment — the tenant pays off the loan over 20 years. From rent alone, with no loan, it pays for itself in 15 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 35,000 € above the typical price (the median) for apartments in Obelya (72 properties) — 2,477 €/m² against 1,680 €/m².

The offered property is a one-room apartment with an area of 44 sq m, located in the Obelya district of Sofia. The layout includes an entrance hall, a spacious living room/bedroom, and a kitchen arranged on the converted terrace. The apartment is on the top seventh floor of a prefab panel building from 1980, with controlled access and maintained common areas. The location is well connected, close to metro stations, schools, shops, and medical centers. The property is suitable both for personal use and as an investment, thanks to its functional layout and the amenities in the area.

With 20% down over 20 years the monthly mortgage payment is about 484 €, against an expected local rent of 601 €. The rent covers the whole payment (124%).

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 apartments in Obelya

Pros and cons

AI summary
Pros
  • functional layout
  • southeast aspect
  • controlled access
  • close to transport
Cons
  • prefab panel construction
  • top floor

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

  • one-room

Amenities

  • Access Control

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

EEast

Morning sun, cooler afternoons

Details

Category
Residential
Rooms
1
Bathrooms
1

Approximate location

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

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