Sale

Three-room apartment with two terraces in Ovcha kupel, Sofia

SofiaOvcha Kupel
Published: 1 December 2025 Updated: 20 July 2026
Sale325,000 €2,685 €/m²
Expected rent783 € /mo

~58,500 € ABOVE MARKET

overpriced

against the median for 3-room apartments in Ovcha Kupel (478 properties)

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

Yield analysis

Low investment rating

2.9% / yr
Monthly payment1,442 €20% down payment · 20 yrs · 3%
Expected rent783 €at market conditions for the neighbourhood

The rent covers 54% of the payment — you top up about 659 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 35 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.

Price history

2 changes since listing▲ 22.6% · 60,000 €
  1. 265,000 €5 February 2026Initial price
  2. 295,000 €▲ 30,000 € (11.3%) 3 March 2026Price increased
  3. 325,000 €▲ 30,000 € (10.2%) 20 July 2026Price increasedCurrent

Property analysis

This apartment is priced about 58,500 € above the typical price (the median) for 3-room apartments in Ovcha Kupel (478 properties) — 2,685 €/m² against 2,203 €/m².

Three-room apartment in a new brick building, located in Ovcha kupel, Sofia. The property is on the third of four floors and is before Act 15 with expected completion in 2026.
The layout includes two bedrooms, a living area with kitchenette, two bathrooms with WC, two terraces, and a storage/laundry room, providing functionality and convenience.
The building is constructed with high-quality materials and features an elevator and parking spaces, with the option to purchase a garage.
The location is in the old part of the district, with access to urban infrastructure and nearby green areas.
The property is suitable for families seeking a spacious and functional home with the possibility for individual finishing and design.

With 20% down over 20 years the monthly mortgage payment is about 1,442 €, against an expected local rent of 783 €. The rent covers 54% of it.

The asking price has risen by 60,000 € (22.6%) since it was first listed.

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

Pros and cons

AI summary
Pros
  • functional layout
  • two terraces
  • new-build
  • elevator and parking
Cons

We didn't find any significant drawbacks in the listing. This doesn't replace an in-person viewing.

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 23% higher than when it was first advertised.

  2. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 305 days.

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

    Because: The building dates from 2026.

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 area with kitchenette
  • bedroom
  • terrace
  • bedroom
  • terrace
  • Bathroom + WC
  • Bathroom + WC
  • Storage/laundry room

Amenities

  • Elevator
  • With Parking

Details

Category
Residential
Rooms
3

Approximate location

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

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