Sale

Two-room apartment with 2 balconies in Obelya 1, Sofia

SofiaObelya 1
Published: 8 June 2026 Updated: 16 September 2026
Sale153,000 €2,318 €/m²
Expected rent843 € /mo

~42,500 € ABOVE MARKET

overpriced

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

Area
66 m²
Floor
3 / 8
Construction
Panel
Year
1980

Yield analysis

Good investment rating

6.6% / yr
Monthly payment679 €20% down payment · 20 yrs · 3%
Expected rent843 €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.

Price history

2 changes since listing▼ 3.2% · 5,000 €
  1. 158,000 €20 July 2026Initial price
  2. 153,000 €▼ 5,000 € (3.2%) 3 August 2026Price reduced
  3. 153,000 €▲ 0 € (0%) 10 August 2026Price increasedCurrent

Property analysis

This apartment is priced about 42,500 € above the typical price (the median) for 2-room apartments in Obelya 1 (34 properties) — 2,318 €/m² against 1,676 €/m².

The apartment is two-room and is located in the Obelya 1 residential complex, Sofia, on 25 St. It has an area of 66 sq m and is situated on the 3rd floor of 8 in a prefab panel block. The internal layout includes a spacious living room, separate bedroom, kitchen, bathroom with toilet, and two glazed balconies. The property has a basement storage room and the aspect provides good lighting throughout the day. The building is prefab panel from 1980, with controlled access and common areas in standard condition. The location is convenient, close to metro, public transport, shops, schools, and kindergartens. Around the block there is free parking and a green, quiet environment. The property is suitable for urban living with conveniences and a functional layout.

With 20% down over 20 years the monthly mortgage payment is about 679 €, against an expected local rent of 843 €. 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 116 days. The asking price has fallen by 5,000 € (3.2%) since it was first listed.

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

Pros and cons

AI summary
Pros
  • functional layout
  • good lighting
  • close to metro
  • quiet environment
Cons
  • prefab panel construction
  • no elevator
  • no additional amenities

Questions for the viewing

Only on imotesa

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

  1. Is there still room to negotiate?

    Because: The price has been cut once, by about 3%.

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

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

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

    Because: Prefabricated panel construction.

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

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

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
  • kitchen
  • corridor

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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