−9% below market
median 2,500 €/m² for comparable properties
125,000 € 2,272 €/m²
Rent covers ~ 110% of the payment
~ 612 €/mo rent · pays for itself in ~ 17 yrs
Sale310,500 €1,437 €/m²
Expected rent641 € /mo
~211,000 € BELOW MARKET
far below market
against the median for 4-room apartments in Banishora (36 properties)
A price this far below the market usually has a reason the listing does not mention — encumbrances or an error in the ad.
Area
216 m²
Floor
17 / 17
Construction
Brick
Year
2025
Heating
District Heating
Yield analysis
Low investment rating
Monthly payment1,378 €20% down payment · 20 yrs · 3%
Expected rent641 €at market conditions for the neighbourhood
The rent covers 47% of the payment — you top up about 737 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 40 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.
Price history
10 changes since listing▼ 19.8% · 78,344 €
- 395,000 €
- 393,000 €▼ 2,000 € (0.5%)
- 369,000 €▼ 24,000 € (6.1%)
- 332,900 €▼ 36,100 € (9.8%)
- 325,600 €▼ 7,300 € (2.2%)
- 321,900 €▼ 3,700 € (1.1%)
- 320,900 €▼ 1,000 € (0.3%)
- 317,520 €▼ 3,380 € (1.1%)
- 317,520 €▲ 0 € (0%)
- 310,500 €▼ 7,020 € (2.2%)
- 316,656 €▲ 6,156 € (2%)
Property analysis
This apartment is priced about 211,000 € below the typical price (the median) for 4-room apartments in Banishora (36 properties) — 1,437 €/m² against 2,414 €/m². A price this far below the market usually has a reason the listing does not mention — encumbrances or an error in the ad.
3-room apartment in the new residential complex Capitol Residence in Banishora, Sofia. It is located on the top 17th floor with a fully internal layout and only one other apartment on the floor.
It has three bedrooms, two bathrooms, a spacious living room with a kitchenette, and two terraces, one of which offers a panoramic view of Vitosha and Sofia.
The building is new, built with brick construction in 2025, with an elevator, access control, and security. The property is part of a gated complex with maintained green areas and the option to purchase a garage.
The location is well connected, close to Central Railway Station metro and with convenient access to the city center and other parts of the city. The complex includes children's and sports playgrounds as well as professional maintenance of common areas.
The property is suitable for family living with an emphasis on security and the conveniences of a gated complex.
With 20% down over 20 years the monthly mortgage payment is about 1,378 €, against an expected local rent of 641 €. The rent covers 47% of it.
This property is advertised in 2 offers, all from the same agency. The gap between the cheapest and the dearest is 6,156 €. It has been listed for 266 days. The asking price has fallen by 78,344 € (19.8%) since it was first listed.
Source: Market statistics for 4-room apartments in Banishora
Pros and cons
AI summaryPros
- panoramic terrace
- gated complex
- new-build
- good location
Cons
- top floor
Questions for the viewing
Only on imotesaDerived from this specific property's data — not a generic checklist. Take them with you.
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%.
Why is this priced below comparable properties? Is there anything that could affect the sale?
Because: The price per m² is about 41% below the average for comparable properties.
Is there still room to negotiate, and why has it not sold yet?
Because: The price has been cut 8 times — about 20% below the original asking price.
Has Act 16 been issued, and what guarantees cover the common parts?
Because: The building dates from 2025.
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
- bedroom
- bedroom
- bedroom
- living room
Amenities
- Elevator
- With Parking
- Access Control
- Security
- Gated Community
- Internet Connection
- Video Surveillance
- Renovated
Exposure
AI summaryEEast
Morning sun, cooler afternoons
Details
- Category
- Residential
- Rooms
- 3
- Bathrooms
- 2
Approximate location
The exact address hasn't been published by the seller — the map shows the neighbourhood.
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