Sale

Two-room apartment with yard in Ovcha kupel, Sofia

SofiaOvcha Kupel
Published: 4 June 2026 Updated: 18 September 2026
Sale179,637 €1,911 €/m²
Expected rent626 € /mo

~46,000 € BELOW MARKET

good value

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

Area
94 m²
Floor
1 / 6
Construction
Brick
Year
2028
Heating
Gas

Yield analysis

Fair investment rating

4.2% / yr
Monthly payment797 €20% down payment · 20 yrs · 3%
Expected rent626 €at market conditions for the neighbourhood

The rent covers 79% of the payment — you top up about 171 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 24 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▲ 2.1% · 3,762 €
  1. 179,637 €8 January 2026Initial price
  2. 183,399 €▲ 3,762 € (2.1%) 18 September 2026Price increasedCurrent

Property analysis

This apartment is priced about 46,000 € below the typical price (the median) for 2-room apartments in Ovcha Kupel (301 properties) — 1,911 €/m² against 2,400 €/m².

Two-room apartment in a new residential building in the Ovcha kupel district, Sofia. The property is on the first floor of a six-storey building with an elevator.
The layout includes a bedroom, living room with kitchenette, bathroom with toilet, and private yard. The aspect is southeast, providing good natural lighting.
The building is brick-built, designed according to modern requirements for energy efficiency and seismic resistance. Quality materials such as 6-chamber PVC windows and thermal insulation are included.
The location is well connected, close to a metro station, schools, kindergartens, and parks, which facilitates daily life. There is an option to purchase underground and open parking spaces.
The property is suitable for family living, combining comfort and functionality in a preferred Sofia neighbourhood.

With 20% down over 20 years the monthly mortgage payment is about 797 €, against an expected local rent of 626 €. The rent covers 79% of it.

This property is advertised in 2 offers from 2 different sellers. The gap between the cheapest and the dearest is 3,762 €. It has been listed for 267 days. The asking price has risen by 3,762 € (2.1%) 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
  • private yard
Cons
  • ground floor

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 2% higher than when it was first advertised.

  2. Which price is the real one, and who am I negotiating with?

    Because: The property appears in 2 listings, and the prices differ by about 2%.

  3. Why is this priced below comparable properties? Is there anything that could affect the sale?

    Because: The price per m² is about 20% below the average for comparable properties.

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

    Because: The building dates from 2028.

  5. Is there damp, is there enough daylight, and what is the noise like?

    Because: The property is on the first floor.

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
  • bathroom

Amenities

  • Elevator
  • With Parking
  • Internet Connection
  • Video Surveillance
  • Access Control

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

EEast

Morning sun, cooler afternoons

Details

Category
Residential
Rooms
2
Bathrooms
1

Location

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