−12% below market
median 2,495 €/m² for comparable properties
290,500 € 2,200 €/m²
Rent covers ~ 50% of the payment
~ 650 €/mo rent · you top up ~ 639 €/mo
Sale550,000 €4,583 €/m²
Expected rent1,398 € /mo
~222,000 € ABOVE MARKET
overpriced
against the median for 3-room apartments in Boyana (250 properties)
Area
120 m²
Floor
2 / 6
Construction
Brick
Year
2026
Heating
Gas
Yield analysis
Low investment rating
Monthly payment2,440 €20% down payment · 20 yrs · 3%
Expected rent1,398 €at market conditions for the neighbourhood
The rent covers 57% of the payment — you top up about 1,042 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 33 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.
Property analysis
This apartment is priced about 222,000 € above the typical price (the median) for 3-room apartments in Boyana (250 properties) — 4,583 €/m² against 2,732 €/m².
Three-room apartment in Sofia, district Boyana, Kumata St, part of the gated residential complex FOHAR.
The layout includes an entrance hall with built-in wardrobe, spacious living room with lounge, dining area and kitchen with built-in appliances, two separate bedrooms and two bathrooms.
The building is new-build from 2026, constructed with brick materials, equipped with elevator, video surveillance and access control. Heating is gas, and air conditioning provides comfort throughout the year.
The location offers tranquility and greenery near Vitosha, while providing easy access to Sofia city centre and main road arteries.
The property is suitable for family use or investment with the option to purchase a parking space and use the common areas in the complex.
With 20% down over 20 years the monthly mortgage payment is about 2,440 €, against an expected local rent of 1,398 €. The rent covers 57% of it.
Pros and cons
AI summaryPros
- functional layout
- new-build
- gated complex
- gas heating
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 imotesaDerived from this specific property's data — not a generic checklist. Take them with you.
Has Act 16 been issued, and what guarantees cover the common parts?
Because: The building dates from 2026.
Generated automatically from the data we hold. They do not replace an in-person viewing, a survey or legal due diligence.
Layout
- living room
- bedroom
- bedroom
Amenities
- Elevator
- Video Surveillance
- Access Control
- Security
- Gated Community
Details
- Category
- Residential
- Rooms
- 3
- Bathrooms
- 2
- Furnishing
- Yes
Approximate location
The exact address hasn't been published by the seller — the map shows the neighbourhood.
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