Sale

Large 2-room penthouse with panoramic terrace in Vitosha

SofiaVitosha
Published: 7 April 2026 Updated: 9 September 2026
Sale255,000 €1,946 €/m²
Expected rent688 € /mo

~96,500 € BELOW MARKET

good value

against the median for 2-room apartments in Vitosha (394 properties)

Area
131 m²
Floor
5 / 5
Construction
Brick
Year
2026
Heating
Gas

Yield analysis

Low investment rating

3.2% / yr
Monthly payment1,131 €20% down payment · 20 yrs · 3%
Expected rent688 €at market conditions for the neighbourhood

The rent covers 61% of the payment — you top up about 443 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 31 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▼ 8.9% · 25,000 €
  1. 280,000 €10 August 2026Initial price
  2. 260,000 €▼ 20,000 € (7.1%) 17 August 2026Price reduced
  3. 255,000 €▼ 5,000 € (1.9%) 2 September 2026Price reducedCurrent

Property analysis

This apartment is priced about 96,500 € below the typical price (the median) for 2-room apartments in Vitosha (394 properties) — 1,946 €/m² against 2,684 €/m².

The apartment is a 2-room penthouse with an area of 131 sq m, located on the top floor in the Vitosha district of Sofia. The layout includes an entrance hall, a large living room with a kitchenette and dining area, a bedroom, a storage room, and a bathroom with toilet. There is a large double terrace with the possibility to create a summer or winter garden. The building is new-build from 2026, with brick construction and equipped with an elevator, video surveillance, and access control. Heating is by gas and electricity. The location is quiet, close to a future metro station and the British School, providing convenient urban access and tranquility. The property is suitable both for living and investment, thanks to its functional layout and modern amenities.

With 20% down over 20 years the monthly mortgage payment is about 1,131 €, against an expected local rent of 688 €. The rent covers 61% of it.

The asking price has fallen by 25,000 € (8.9%) since it was first listed.

Source: Market statistics for 2-room apartments in Vitosha

Pros and cons

AI summary
Pros
  • functional layout
  • south aspect
  • large terrace
  • new-build
  • elevator
  • video surveillance
  • parking space
Cons
  • top floor

Questions for the viewing

Only on imotesa

Derived from this specific property's data — not a generic checklist. Take them with you.

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

    Because: The price per m² is about 28% below the average for comparable properties.

  2. Is there still room to negotiate, and why has it not sold yet?

    Because: The price has been cut 2 times — about 9% below the original asking price.

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

    Because: The building dates from 2026.

  4. What condition is the roof in, and does it overheat in summer?

    Because: The property is on the top floor.

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

Layout

  • entrance hall
  • living room
  • kitchenette
  • dining area
  • living room
  • bedroom
  • terrace

Amenities

  • Elevator
  • With Parking
  • Video Surveillance
  • Access Control
  • Renovated

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

Details

Category
Residential
Rooms
2
Bathrooms
1

Approximate location

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

Similar properties nearby