Sale

Three-room apartment with panoramic terraces in Gorna Banya, Sofia

SofiaGorna Banya
Published: 2 June 2026 Updated: 14 September 2026
Sale280,000 €1,783 €/m²
Expected rent979 € /mo

~88,500 € BELOW MARKET

good value

against the median for 3-room apartments in Gorna Banya (61 properties)

Area
157 m²
Floor
4 / 4
Construction
Brick
Year
2026
Heating
Gas

Yield analysis

Fair investment rating

4.2% / yr
Monthly payment1,242 €20% down payment · 20 yrs · 3%
Expected rent979 €at market conditions for the neighbourhood

The rent covers 79% of the payment — you top up about 263 €/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▼ 10.7% · 33,700 €
  1. 313,700 €8 August 2026Initial price
  2. 280,000 €▼ 33,700 € (10.7%) 2 September 2026Price reducedCurrent

Property analysis

This apartment is priced about 88,500 € below the typical price (the median) for 3-room apartments in Gorna Banya (61 properties) — 1,783 €/m² against 2,347 €/m².

The apartment is located in the district of Gorna Banya, Sofia, in a four-storey building with an elevator. The property is on the top floor and offers panoramic terraces with views of Vitosha.

The layout includes a spacious living room with a kitchenette and dining area, two bedrooms with access to terraces, and two bathrooms, one of which is en suite to one of the bedrooms.

The building is brick-built, designed with quality materials and an energy-efficient facade with thermal insulation and waterproofing. Modern construction and finishing technologies are planned for completion in 2026.

The location is well-connected and quiet, close to main roads and green areas, providing convenient access to the city centre and southern districts of Sofia.

The property is suitable for people seeking a spacious and functional home with good connection to nature and urban infrastructure.

With 20% down over 20 years the monthly mortgage payment is about 1,242 €, against an expected local rent of 979 €. The rent covers 79% of it.

The asking price has fallen by 33,700 € (10.7%) since it was first listed.

Source: Market statistics for 3-room apartments in Gorna Banya

Pros and cons

AI summary
Pros
  • panoramic terraces
  • functional layout
  • quality materials
  • elevator and 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 24% below the average for comparable properties.

  2. Is there still room to negotiate?

    Because: The price has been cut once, by about 11%.

  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.

  5. Is there enough daylight during the day?

    Because: The advertised exposure has no southern side.

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

Layout

  • living room
  • kitchenette
  • dining area
  • bedroom
  • bedroom

Amenities

  • Elevator
  • With Parking

Exposure

AI summary
NNorth

Even light, cooler during summer

EEast

Morning sun, cooler afternoons

WWest

Afternoon and evening sun

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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