Sale

Two-room apartment in Ovcha kupel with southeast aspect

SofiaOvcha Kupel
Published: 6 January 2026 Updated: 1 October 2026
Sale172,620 €2,655 €/m²
Expected rent626 € /mo

~16,500 € ABOVE MARKET

above market

against the median for 2-room apartments in Ovcha Kupel (302 properties)

Area
65 m²
Floor
3 / 10
Construction
Brick
Year
2026
Heating
Gas

Yield analysis

Fair investment rating

4.4% / yr
Monthly payment766 €20% down payment · 20 yrs · 3%
Expected rent626 €at market conditions for the neighbourhood

The rent covers 82% of the payment — you top up about 140 €/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

2 changes since listing▲ 12.5% · 19,236 €
  1. 153,384 €7 April 2026Initial price
  2. 159,600 €▲ 6,216 € (4.1%) 30 April 2026Price increased
  3. 172,620 €▲ 13,020 € (8.2%) 29 July 2026Price increasedCurrent

Property analysis

This apartment is priced about 16,500 € above the typical price (the median) for 2-room apartments in Ovcha Kupel (302 properties) — 2,655 €/m² against 2,400 €/m².

Apartment with 2 rooms in Sofia, Ovcha kupel district, Gusla St.

The layout includes a living room with kitchenette and a bedroom, total area 65 sq m, providing convenient functionality.

The building is new-build from 2026, brick construction with quality materials, gas heating with individual boilers, and luxury common areas. Elevators, video surveillance, and access control are available.

The complex is gated with a landscaped yard, internal paved street, and additional amenities such as a restaurant, café, spa, and gym. The location offers tranquility and good infrastructure.

Suitable for people seeking comfort in a new residential environment with balanced layout and modern conveniences.

With 20% down over 20 years the monthly mortgage payment is about 766 €, against an expected local rent of 626 €. The rent covers 82% of it.

The asking price has risen by 19,236 € (12.5%) since it was first listed.

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

Pros and cons

AI summary
Pros
  • functional layout
  • southeast aspect
  • new-build
  • gated complex
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. What changed since the listing went up — a renovation, paperwork, something else?

    Because: The price is about 13% higher than when it was first advertised.

  2. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 269 days.

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

    Because: The building dates from 2026.

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

Layout

  • two-room 53.31 sq m

Amenities

  • Elevator
  • Internet Connection
  • Video Surveillance
  • Access Control
  • Renovated
  • Gated Community

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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