Sale

Spacious 3-room apartment in Ovcha kupel with parking

SofiaOvcha Kupel
Published: 2 January 2026 Updated: 9 September 2026
Sale272,340 €2,670 €/m²
Expected rent783 € /mo

~47,500 € ABOVE MARKET

overpriced

against the median for 3-room apartments in Ovcha Kupel (476 properties)

Area
102 m²
Floor
17 / 17
Construction
Brick
Year
2026
Heating
District Heating

Yield analysis

Low investment rating

3.5% / yr
Monthly payment1,208 €20% down payment · 20 yrs · 3%
Expected rent783 €at market conditions for the neighbourhood

The rent covers 65% of the payment — you top up about 425 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 29 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.

Price history

5 changes since listing▲ 24.2% · 53,040 €
  1. 219,300 €11 February 2026Initial price
  2. 258,060 €▲ 38,760 € (17.7%) 1 March 2026Price increased
  3. 258,060 €▲ 0 € (0%) 2 March 2026Price increased
  4. 219,300 €▼ 38,760 € (15%) 5 March 2026Price reduced
  5. 272,340 €▲ 53,040 € (24.2%) 1 September 2026Price increased
  6. 272,340 €▲ 0 € (0%) 9 September 2026Price increasedCurrent

Property analysis

This apartment is priced about 47,500 € above the typical price (the median) for 3-room apartments in Ovcha Kupel (476 properties) — 2,670 €/m² against 2,203 €/m².

Apartment with three rooms, located in Sofia city, Ovcha kupel district, on Zhitnitsa St. The property is on the top 17th floor of a new brick building from 2026 with an elevator and video surveillance.

The layout is functional and includes a total area of about 102 sq m, suitable for family use. Underfloor water heating and triple glazing are planned for better insulation.

The building is constructed with quality materials such as Wienerberger red brick and stone wool for sound and thermal insulation. The common areas are luxurious with natural materials, and the facade is suspended with soundproofing technology.

The location offers convenient access to Ovcha kupel metro station, Nikola Mushanov Blvd, and Holiday Park Krasno selo shopping center. Nearby there are green areas, playgrounds, and educational institutions.

The property is suitable for families seeking a combination of comfort, functionality, and good urban infrastructure.

With 20% down over 20 years the monthly mortgage payment is about 1,208 €, against an expected local rent of 783 €. The rent covers 65% of it.

This property is advertised in 2 offers, all from the same agency. All offers are at the same price. It has been listed for 274 days. The asking price has risen by 53,040 € (24.2%) since it was first listed.

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

Pros and cons

AI summary
Pros
  • functional layout
  • quality materials
  • parking
  • good location
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. What changed since the listing went up — a renovation, paperwork, something else?

    Because: The price is about 24% higher than when it was first advertised.

  2. What feedback have previous viewers given?

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

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

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

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

    Because: The building dates from 2026.

  5. What condition is the roof in, and does it overheat in summer?

    Because: The property is on the top floor.

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

Layout

  • bedroom
  • bedroom
  • bedroom

Amenities

  • Elevator
  • With Parking
  • Leasing
  • Internet Connection
  • Video Surveillance
  • Access Control

Details

Category
Residential
Rooms
3

Location

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