Sale

2-room apartment with yard in Obelya 1, Sofia

SofiaObelya 1
Published: 5 January 2026 Updated: 25 September 2026
Sale125,000 €1,190 €/m²
Expected rent844 € /mo

~51,000 € BELOW MARKET

good value

against the median for 2-room apartments in Obelya 1 (34 properties)

Area
105 m²
Floor
0 / 7
Construction
Brick
Year
2025
Heating
District Heating

Yield analysis

Strong investment rating

8.1% / yr
Monthly payment555 €20% down payment · 20 yrs · 3%
Expected rent844 €at market conditions for the neighbourhood

The rent covers 152% of the payment — the tenant pays off the loan over 20 years. From rent alone, with no loan, it pays for itself in 12 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.

Price history

1 change since listing▲ 3.3% · 4,000 €
  1. 121,000 €2 May 2026Initial price
  2. 125,000 €▲ 4,000 € (3.3%) 2 May 2026Price increasedCurrent

Property analysis

This apartment is priced about 51,000 € below the typical price (the median) for 2-room apartments in Obelya 1 (34 properties) — 1,190 €/m² against 1,676 €/m².

2-room apartment in a new brick building in Obelya 1, Sofia. The property is on the ground floor with an area of 50 sq m and an additional yard of 55 sq m.

The layout includes a living room with kitchenette, bedroom, bathroom with toilet, entrance hall, and a terrace that can be incorporated into the living space.

The building is new-build from 2025, with quality materials, central heating, multi-chamber windows, and luxury common areas. The apartment is offered at plaster and screed stage, requiring finishing works.

The location is convenient, close to a metro station and bus stop, providing easy access to the city centre and other parts of Sofia.

The property is suitable for people looking for a functional home with the possibility to create outdoor space in an urban environment.

With 20% down over 20 years the monthly mortgage payment is about 555 €, against an expected local rent of 844 €. The rent covers the whole payment (152%).

The asking price has risen by 4,000 € (3.3%) since it was first listed.

Source: Market statistics for 2-room apartments in Obelya 1

Pros and cons

AI summary
Pros
  • new-build
  • yard
  • central heating
  • close to metro
Cons
  • needs finishing
  • ground floor

Questions for the viewing

Only on imotesa

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

  1. What changed since the listing went up — a renovation, paperwork, something else?

    Because: The price is about 3% higher than when it was first advertised.

  2. Why is this priced below comparable properties? Is there anything that could affect the sale?

    Because: The price per m² is about 29% below the average for comparable properties.

  3. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 269 days.

  4. What is the scope of the work, and are there hidden problems with the wiring or plumbing?

    Because: The listing states that the property needs renovation.

  5. Has Act 16 been issued, and what guarantees cover the common parts?

    Because: The building dates from 2025.

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
  • bathroom
  • entrance hall
  • terrace

Amenities

  • Video Surveillance
  • Access Control
  • Needs Renovation

Exposure

AI summary
WWest

Afternoon and evening sun

Details

Category
Residential
Rooms
2
Bathrooms
1

Approximate location

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

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