Sale

Three-room apartment 130 sq m in Ovcha kupel 1 with three terraces

SofiaOvcha Kupel 1
Published: 5 January 2026 Updated: 6 September 2026
Sale230,000 €1,769 €/m²
Expected rent704 € /mo

~46,000 € BELOW MARKET

good value

against the median for 3-room apartments in Ovcha Kupel 1 (166 properties)

Area
130 m²
Floor
3 / 4
Construction
Brick
Year
2026
Heating
Gas

Yield analysis

Low investment rating

3.7% / yr
Monthly payment1,020 €20% down payment · 20 yrs · 3%
Expected rent704 €at market conditions for the neighbourhood

The rent covers 69% of the payment — you top up about 316 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 27 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▲ 4.1% · 9,000 €
  1. 221,000 €1 March 2026Initial price
  2. 230,000 €▲ 9,000 € (4.1%) 6 September 2026Price increasedCurrent

Property analysis

This apartment is priced about 46,000 € below the typical price (the median) for 3-room apartments in Ovcha Kupel 1 (166 properties) — 1,729 €/m² against 2,124 €/m².

Three-room apartment in Sofia, Ovcha kupel 1 district, on the third floor of a four-storey building. The property has an area of 130 sq m and features three terraces.

The layout includes an entrance hall, two bedrooms, a living room, a bathroom with toilet, and a separate toilet, providing convenience and functionality. The aspect is east, west, and north, allowing natural light throughout the day.

The building is new-build brick construction, before Act 16, expected to be completed in early 2026. It has an elevator, video surveillance, and access control. Heating is gas.

The location is convenient with proximity to Ovcha kupel metro station (about 145 meters), schools, kindergartens, hospital, and pharmacies nearby.

The property is suitable for family living with an emphasis on space and functionality in a modern complex.

With 20% down over 20 years the monthly mortgage payment is about 1,020 €, against an expected local rent of 704 €. The rent covers 69% of it.

The asking price has risen by 9,000 € (4.1%) since it was first listed.

Source: Market statistics for 3-room apartments in Ovcha Kupel 1

Pros and cons

AI summary
Pros
  • functional layout
  • three terraces
  • new-build
  • close to metro
Cons
  • before Act 16
  • unfurnished

Questions for the viewing

Only on imotesa

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

  1. What changed since the listing went up — a renovation, paperwork, something else?

    Because: The price is about 4% higher than when it was first advertised.

  2. Why is this priced below comparable properties? Is there anything that could affect the sale?

    Because: The price per m² is about 19% below the average for comparable properties.

  3. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 271 days.

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

    Because: The building dates from 2026.

  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

  • entrance hall
  • bedroom
  • bedroom
  • living room
  • bathroom
  • toilet
  • toilet
  • terrace
  • terrace
  • terrace

Amenities

  • Elevator
  • Video Surveillance
  • Access Control
  • Renovated

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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