Sale

Two-room apartment with terrace in Ovcha kupel, Sofia

SofiaOvcha Kupel
Published: 4 May 2026 Updated: 7 September 2026
Sale199,000 €1,809 €/m²
Expected rent626 € /mo

~65,000 € BELOW MARKET

good value

against the median for 2-room apartments in Ovcha Kupel (301 properties)

Area
110 m²
Floor
6 / 6
Construction
Brick
Year
2027

Yield analysis

Low investment rating

3.8% / yr
Monthly payment883 €20% down payment · 20 yrs · 3%
Expected rent626 €at market conditions for the neighbourhood

The rent covers 71% of the payment — you top up about 257 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 26 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▼ 5.2% · 11,000 €
  1. 210,000 €6 July 2026Initial price
  2. 199,000 €▼ 11,000 € (5.2%) 7 September 2026Price reducedCurrent

Property analysis

This apartment is priced about 65,000 € below the typical price (the median) for 2-room apartments in Ovcha Kupel (301 properties) — 1,809 €/m² against 2,400 €/m².

Two-room apartment in a new building in the Ovcha kupel district of Sofia, near Slavia Park.
The layout includes a living room with separate bedroom and a terrace with south/east aspect and views of Vitosha.
The building is brick construction from 2027, with an elevator, quality PVC windows, and electric heating.
The location offers tranquility, greenery, and good infrastructure with quick access to the city centre.
The property is suitable for living or investment, combining functionality and comfort in a developing area.

With 20% down over 20 years the monthly mortgage payment is about 883 €, against an expected local rent of 626 €. The rent covers 71% of it.

The asking price has fallen by 11,000 € (5.2%) since it was first listed.

Source: Market statistics for 2-room apartments in Ovcha Kupel

Pros and cons

AI summary
Pros
  • functional layout
  • south/east aspect
  • new building
  • elevator and parking
Cons
  • ground floor
  • unfinished screed

Questions for the viewing

Only on imotesa

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

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

    Because: The price per m² is about 25% below the average for comparable properties.

  2. Is there still room to negotiate?

    Because: The price has been cut once, by about 5%.

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

    Because: The building dates from 2027.

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

    Because: The property is on the top floor.

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

Layout

  • living area
  • bedroom

Amenities

  • Elevator
  • With Parking
  • Access Control
  • Renovated

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

EEast

Morning sun, cooler afternoons

Details

Category
Residential
Rooms
2

Approximate location

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

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