Sale

Two-room apartment converted into three-room in Ovcha kupel 2

SofiaOvcha Kupel 2
Published: 1 January 2026 Updated: 2 August 2026
Sale169,000 €2,816 €/m²
Expected rent668 € /mo

~37,500 € ABOVE MARKET

overpriced

against the median for 2-room apartments in Ovcha Kupel 2 (133 properties)

Area
60 m²
Floor
8 / 8
Construction
Panel
Year
1980
Heating
District Heating

Yield analysis

Fair investment rating

4.7% / yr
Monthly payment750 €20% down payment · 20 yrs · 3%
Expected rent668 €at market conditions for the neighbourhood

The rent covers 89% of the payment — you top up about 82 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 21 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 37,500 € above the typical price (the median) for 2-room apartments in Ovcha Kupel 2 (133 properties) — 2,816 €/m² against 2,192 €/m².

Apartment converted from two-room to three-room, located in residential complex Ovcha kupel 2 in Sofia.
Layout includes an entrance hall, spacious bedroom with glazed balcony, second bedroom (former kitchen), and living room with kitchenette on the balcony.
The building is prefab panel, built in 1980, with an elevator and lockable entrance, but the apartment is on the top floor and needs renovation.
The location is convenient with proximity to Gorna Banya metro station and several bus lines, as well as T Market supermarket.
The property is suitable for people looking for a home with potential for conversion in an urban environment with good transport connections.

With 20% down over 20 years the monthly mortgage payment is about 750 €, against an expected local rent of 668 €. The rent covers 89% of it.

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

Pros and cons

AI summary
Pros
  • functional layout
  • close to metro
  • elevator
  • glazed balcony
Cons
  • top floor
  • 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.

  1. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 274 days.

  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.

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

Layout

  • bedroom
  • bedroom
  • living room

Amenities

  • Elevator

Details

Category
Residential
Rooms
2
Furnishing
Yes

Approximate location

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

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