Sale

Three-room apartment in Obelya 1 with insulation and elevator

SofiaObelya 1

Published: 2 October 2026 Updated: 2 October 2026

Sale165,000 €2,538 €/m²

Expected rent843 € /mo

~36,500 € ABOVE MARKET

overpriced

against the median for 3-room apartments in Obelya 1 (50 properties)

Area

65 m²

Floor

7 / 7

Construction

Panel

Year

1980

Heating

District Heating

Yield analysis

Good investment rating

6.1% / yr

Monthly payment732 €20% down payment · 20 yrs · 3%

Expected rent843 €at market conditions for the neighbourhood

The rent covers 115% of the payment — the tenant pays off the loan over 20 years. From rent alone, with no loan, it pays for itself in 16 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 36,500 € above the typical price (the median) for 3-room apartments in Obelya 1 (50 properties) — 2,538 €/m² against 1,977 €/m².

Apartment with three rooms in Sofia, Obelya 1 district, on the top floor of a prefab panel building from 1989.

Layout: living room with enclosed balcony, two bedrooms, one of which has a balcony, bathroom with toilet, and a wide corridor. The property has been reconfigured and is non-walk-through.

The building has a maintained entrance, elevator, and access control. The property features external and internal thermal insulation, replaced windows, and updated installations. Heating is via district heating or electricity.

The location is well connected, close to kindergarten, schools, a healthcare facility, and public transport stops including metro within walking distance. The area has green spaces and recreational areas.

The property is suitable for family use or investment considering the low maintenance costs and local amenities.

With 20% down over 20 years the monthly mortgage payment is about 732 €, against an expected local rent of 843 €. The rent covers the whole payment (115%).

Source: Market statistics for 3-room apartments in Obelya 1

Pros and cons

AI summary

Pros

functional layout
internal and external insulation
elevator and access control
close to metro

Cons

top floor
prefab panel construction

Questions for the viewing

Only on imotesa

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

Has the block been insulated under the renovation programme, and is there paperwork for it?
Because: Prefabricated panel construction.
Have the risers been replaced, and when was the roof last repaired?
Because: The building dates from 1980 — about 46 years old.
What condition is the roof in, and does it overheat in summer?
Because: The property is on the top floor.
Is there enough daylight during the day?
Because: The advertised exposure has no southern side.