Sale

Two-room apartment with two terraces in Obelya 2, Sofia

SofiaObelya 2

Published: 5 June 2026 Updated: 5 September 2026

Sale112,000 €1,671 €/m²

Expected rent543 € /mo

~15,500 € BELOW MARKET

good value

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

Area

67 m²

Floor

2 / 9

Construction

Panel

Year

1980

Heating

District Heating

Yield analysis

Fair investment rating

5.8% / yr

Monthly payment497 €20% down payment · 20 yrs · 3%

Expected rent543 €at market conditions for the neighbourhood

The rent covers 109% of the payment — the tenant pays off the loan over 20 years. From rent alone, with no loan, it pays for itself in 17 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▼ 13.2% · 17,000 €

129,000 €5 June 2026Initial price
112,000 €▼ 17,000 € (13.2%) 2 July 2026Price reducedCurrent

Property analysis

This apartment is priced about 15,500 € below the typical price (the median) for 2-room apartments in Obelya 2 (77 properties) — 1,671 €/m² against 1,905 €/m².

Two-room apartment with an area of 67 sq m, located in the residential complex Obelya 2, Sofia. The property is on the second floor of a prefab panel building with a total of 9 floors and an elevator.

The layout includes two separate rooms, an independent kitchen, bathroom with toilet, storage room, entrance hall, and two terraces. The property also includes a basement of 3 sq m.

The building was constructed in 1980 from prefab panel elements, and the apartment is in a condition that requires renovation. There is an opportunity for updating according to the personal preferences of future owners.

The location is in a residential district with good infrastructure and access to public transport. The surroundings offer basic amenities and services.

The property is suitable for people looking for a functional layout and the possibility to personalize the home with an investment in renovation.

With 20% down over 20 years the monthly mortgage payment is about 497 €, against an expected local rent of 543 €. The rent covers the whole payment (109%).

The asking price has fallen by 17,000 € (13.2%) since it was first listed.

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

Pros and cons

AI summary

Pros

functional layout
two terraces
elevator

Cons

needs renovation
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.

Why is this priced below comparable properties? Is there anything that could affect the sale?
Because: The price per m² is about 12% below the average for comparable properties.
Is there still room to negotiate?
Because: The price has been cut once, by about 13%.
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.
Has the block been insulated under the renovation programme, and is there paperwork for it?
Because: Prefabricated panel construction.
Have the risers been replaced, and when was the roof last repaired?
Because: The building dates from 1980 — about 46 years old.