Sale

Spacious 3-room apartment with roof terrace in Boyana

SofiaBoyana
Published: 2 January 2026 Updated: 29 September 2026
Sale405,000 €1,975 €/m²
Expected rent1,398 € /mo

~155,500 € BELOW MARKET

good value

against the median for 3-room apartments in Boyana (249 properties)

Area
205 m²
Floor
4 / 5
Construction
Brick
Year
2025

Yield analysis

Fair investment rating

4.1% / yr
Monthly payment1,797 €20% down payment · 20 yrs · 3%
Expected rent1,398 €at market conditions for the neighbourhood

The rent covers 78% of the payment — you top up about 399 €/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▼ 2.4% · 10,000 €
  1. 415,000 €10 February 2026Initial price
  2. 405,000 €▼ 10,000 € (2.4%) 10 March 2026Price reducedCurrent

Property analysis

This apartment is priced about 155,500 € below the typical price (the median) for 3-room apartments in Boyana (249 properties) — 1,975 €/m² against 2,733 €/m².

The apartment is located in the Boyana district of Sofia, in a new brick building from 2025 with a total of 5 apartments.
The layout is spread over three levels, including a living room with kitchen and dining area, two bedrooms with walk-in closets and bathrooms, as well as a roof terrace with mountain views.
The building is equipped with an elevator and offers the option to purchase parking spaces and a basement.
The location is quiet, with quick access to main roads and close to nature in the Boyana area.
The property is suitable for families seeking a spacious home with good connection to nature and city amenities.

With 20% down over 20 years the monthly mortgage payment is about 1,797 €, against an expected local rent of 1,398 €. The rent covers 78% of it.

The asking price has fallen by 10,000 € (2.4%) since it was first listed.

Source: Market statistics for 3-room apartments in Boyana

Pros and cons

AI summary
Pros
  • spacious layout
  • roof terrace
  • elevator
  • parking space
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. 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. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 274 days.

  3. Is there still room to negotiate?

    Because: The price has been cut once, by about 2%.

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

    Because: The building dates from 2025.

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 with kitchen and dining area
  • bedroom
  • bedroom
  • bathroom
  • toilet

Amenities

  • Elevator
  • With Parking

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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