Sale

Two-room apartment with south-facing terrace in Ovcha kupel, Sofia

SofiaOvcha Kupel
Published: 4 December 2025 Updated: 27 September 2026
Sale263,000 €3,757 €/m²
Expected rent626 € /mo

~95,000 € ABOVE MARKET

overpriced

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

Area
70 m²
Floor
2 / 12
Construction
Brick
Year
1980
Heating
District Heating

Yield analysis

Low investment rating

2.9% / yr
Monthly payment1,167 €20% down payment · 20 yrs · 3%
Expected rent626 €at market conditions for the neighbourhood

The rent covers 54% of the payment — you top up about 541 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 35 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▼ 1.1% · 3,000 €
  1. 266,000 €10 February 2026Initial price
  2. 263,000 €▼ 3,000 € (1.1%) 2 March 2026Price reducedCurrent

Property analysis

This apartment is priced about 95,000 € above the typical price (the median) for 2-room apartments in Ovcha Kupel (301 properties) — 3,757 €/m² against 2,400 €/m².

The offered property is a two-room apartment with an area of 70 sq m, located on the 2nd floor of a 12-storey block in Ovcha kupel, Sofia.
The layout includes a large bedroom, a living room with access to a terrace with south aspect, and a built-in wardrobe, providing convenient internal functionality.
The building is brick from 1980, with maintained common areas, an elevator, and parking spaces. The apartment has been renovated with new risers, internal and external insulation, and quality appliances.
The location is in the old part of the district, close to embassies and green areas, with easy access to urban infrastructure.
The property is suitable for people seeking a functional and economical apartment with a good location and maintenance.

With 20% down over 20 years the monthly mortgage payment is about 1,167 €, against an expected local rent of 626 €. The rent covers 54% of it.

The asking price has fallen by 3,000 € (1.1%) since it was first listed.

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

Pros and cons

AI summary
Pros
  • south aspect
  • renovated apartment
  • elevator and parking
  • quality appliances
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 feedback have previous viewers given?

    Because: We have been tracking this listing for about 302 days.

  2. Is there still room to negotiate?

    Because: The price has been cut once, by about 1%.

  3. Have the risers been replaced, and when was the roof last repaired?

    Because: The building dates from 1980 — about 46 years old.

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

Layout

  • bedroom 1.80-2.00

Amenities

  • Elevator
  • With Parking
  • Internet Connection
  • Access Control
  • Renovated

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

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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