Sale

3-room apartment in Obelya 2 with functional layout

SofiaObelya 2
Published: 7 April 2026 Updated: 7 September 2026
Sale144,990 €2,376 €/m²
Expected rent543 € /mo

~29,500 € ABOVE MARKET

overpriced

against the median for 2-room apartments in Obelya 2 (77 properties)

Area
61 m²
Floor
7 / 8
Construction
Panel
Year
1980
Heating
District Heating

Yield analysis

Fair investment rating

4.5% / yr
Monthly payment643 €20% down payment · 20 yrs · 3%
Expected rent543 €at market conditions for the neighbourhood

The rent covers 84% of the payment — you top up about 100 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 22 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.

Price history

6 changes since listing▼ 0% · 10 €
  1. 145,000 €9 April 2026Initial price
  2. 145,000 €▲ 0 € (0%) 1 May 2026Price increased
  3. 145,000 €▲ 0 € (0%) 8 May 2026Price increased
  4. 150,000 €▲ 5,000 € (3.4%) 8 May 2026Price increased
  5. 159,000 €▲ 9,000 € (6%) 3 June 2026Price increased
  6. 149,000 €▼ 10,000 € (6.3%) 8 June 2026Price reduced
  7. 144,990 €▼ 4,010 € (2.7%) 8 July 2026Price reducedCurrent

Property analysis

This apartment is priced about 29,500 € above the typical price (the median) for 2-room apartments in Obelya 2 (77 properties) — 2,376 €/m² against 1,891 €/m².

This 3-room apartment is located in the Obelya 2 residential complex, Sofia. It has an area of 61 sq m and is situated on the 7th floor of an 8-storey prefab panel building. The layout includes an entrance hall, living room with access to a terrace, separate bedroom, and kitchen with a glazed terrace. The bathroom and toilet need renovation but are functional. The building is insulated and maintained, equipped with an elevator, video surveillance, and controlled access. Heating is electric, and hot water is provided by district heating (TEC). The location is convenient, close to a metro station, schools, kindergartens, and shops. The apartment offers the possibility to be converted into a three-room unit, increasing its functionality. The property is free of encumbrances and sold directly by the owner. This property is suitable for those seeking a practical home with a good location and adaptability according to needs.

With 20% down over 20 years the monthly mortgage payment is about 643 €, against an expected local rent of 543 €. The rent covers 84% of it.

This property is advertised in 2 offers from 2 different sellers. The gap between the cheapest and the dearest is 10 €. It has been listed for 178 days. The asking price has fallen by 10 € (0%) since it was first listed.

Source: Market statistics for 2-room apartments in Obelya 2

Pros and cons

AI summary
Pros
  • functional layout
  • insulated building
  • elevator and video surveillance
  • close to metro station
Cons
  • bathroom needs renovation
  • 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.

  1. Who am I negotiating with, and who is authorised to agree a price?

    Because: The property appears in 2 listings at the same price.

  2. Has the block been insulated under the renovation programme, and is there paperwork for it?

    Because: Prefabricated panel construction.

  3. Have the risers been replaced, and when was the roof last repaired?

    Because: The building dates from 1980 — about 46 years old.

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
  • bedroom
  • kitchen

Amenities

  • Elevator
  • Video Surveillance
  • Access Control
  • Renovated

Details

Category
Residential
Rooms
3
Bathrooms
1
Furnishing
Yes

Approximate location

The exact address hasn't been published by the seller — the map shows the neighbourhood.

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