Sale

Two-room apartment with two terraces in Ovcha kupel, Sofia

SofiaOvcha Kupel
Published: 2 May 2026 Updated: 5 September 2026
Sale169,999 €2,615 €/m²
Expected rent783 € /mo

~27,000 € ABOVE MARKET

above market

against the median for 3-room apartments in Ovcha Kupel (478 properties)

Area
65 m²
Floor
2 / 6
Construction
Panel
Year
1993
Heating
District Heating

Yield analysis

Fair investment rating

5.5% / yr
Monthly payment754 €20% down payment · 20 yrs · 3%
Expected rent783 €at market conditions for the neighbourhood

The rent covers 104% of the payment — the tenant pays off the loan over 20 years. From rent alone, with no loan, it pays for itself in 18 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▼ 2.9% · 5,000 €
  1. 174,999 €5 June 2026Initial price
  2. 179,999 €▲ 5,000 € (2.9%) 6 July 2026Price increased
  3. 174,999 €▼ 5,000 € (2.8%) 13 July 2026Price reduced
  4. 169,999 €▼ 5,000 € (2.9%) 4 August 2026Price reduced
  5. 169,999 €▲ 0 € (0%) 3 September 2026Price increasedCurrent

Property analysis

This apartment is priced about 27,000 € above the typical price (the median) for 3-room apartments in Ovcha Kupel (478 properties) — 2,615 €/m² against 2,203 €/m².

Apartment with an area of 65 sq m, located in the district of Ovcha kupel, Sofia. The property is situated on the 2nd floor of a 6-storey prefab panel building with controlled access and an elevator.

The layout includes an entrance hall, three separate rooms, bathroom with toilet, and two terraces, providing convenient internal functionality. The aspect is south and north.

The building was constructed in 1993, with replaced PVC windows and a renovated roof. Internet and access control are available.

The location is about 500 meters from Ovcha kupel metro station, with easy access to public transport, Kaufland supermarket, and Ovcha kupel park. There are free parking spaces in front of the building.

The property is suitable for people seeking convenient urban living with good transport connections and basic amenities nearby.

With 20% down over 20 years the monthly mortgage payment is about 754 €, against an expected local rent of 783 €. The rent covers the whole payment (104%).

This property is advertised in 2 offers, all from the same agency. All offers are at the same price. It has been listed for 153 days. The asking price has fallen by 5,000 € (2.9%) since it was first listed.

Source: Market statistics for 3-room apartments in Ovcha Kupel

Pros and cons

AI summary
Pros
  • functional layout
  • two terraces
  • controlled access
  • close to metro
Cons
  • prefab panel construction
  • south/north aspect

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 2 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

  • hall
  • room
  • room
  • room
  • bathroom
  • toilet
  • terrace
  • terrace

Amenities

  • Elevator
  • Internet Connection
  • Access Control

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

NNorth

Even light, cooler during summer

Details

Category
Residential
Rooms
2
Bathrooms
1
Furnishing
Yes

Approximate location

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

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