Sale

Two-room apartment with south aspect in Ovcha kupel, Sofia

SofiyaOvcha Kupel
Published: 3 August 2026 Updated: 8 September 2026
Sale138,000 €2,875 €/m²
Expected rent490 € /mo

~16,500 € ABOVE MARKET

above market

against the median for 1-room apartments in Ovcha Kupel (24 properties)

Area
48 m²
Floor
5 / 9
Construction
Panel

Yield analysis

Fair investment rating

4.3% / yr
Monthly payment612 €20% down payment · 20 yrs · 3%
Expected rent490 €at market conditions for the neighbourhood

The rent covers 80% of the payment — you top up about 122 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 23 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.

Price history

4 changes since listing▼ 3.4% · 4,900 €
  1. 142,900 €3 August 2026Първоначална цена
  2. 138,000 €▼ 4,900 € (3.4%) 4 August 2026Намаление на цената
  3. 138,000 €▲ 0 € (0%) 4 August 2026Повишение на цената
  4. 140,900 €▲ 2,900 € (2.1%) 4 August 2026Повишение на цената
  5. 138,000 €▼ 2,900 € (2.1%) 4 August 2026Намаление на ценатаCurrent

Property analysis

This apartment is priced about 16,500 € above the typical price (the median) for 1-room apartments in Ovcha Kupel (24 properties) — 2,875 €/m² against 2,532 €/m².

Two-room apartment in the district of Ovcha kupel, Sofia, located on the 5th floor of 9 in a prefab panel building.

The property has been functionally converted from a studio, with a south aspect and a total area of 48 sq m, providing good natural light.

The building has maintained common areas and features an elevator and access control. Major renovations include replacement of plumbing and electrical installations, new window frames, and insulation with rock wool.

The location is convenient, about 600-700 meters from two metro stations and close to a medical complex, schools, and shops.

The property is suitable for personal use or investment, offering a balance between functionality and location.

With 20% down over 20 years the monthly mortgage payment is about 612 €, against an expected local rent of 490 €. The rent covers 80% of it.

This property is advertised in 4 offers, all from the same agency. All offers are at the same price. It has been listed for 44 days. The asking price has fallen by 4,900 € (3.4%) since it was first listed.

Source: Market statistics for 1-room apartments in Ovcha Kupel

Pros and cons

AI summary
Pros
  • south aspect
  • functional layout
  • close to metro
  • replaced installations
Cons

We didn't find any significant drawbacks in the listing. This doesn't replace an in-person viewing.

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, and why has it not sold yet?

    Because: The price has been cut 2 times — about 3% below the original asking price.

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

    Because: The property appears in 4 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.

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

Layout

  • bedroom
  • living room

Amenities

  • Elevator
  • Access Control

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

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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