Sale

Three-room apartment in Ovcha kupel with two terraces

SofiaOvcha Kupel
Published: 26 February 2026 Updated: 21 September 2026
Sale272,784 €1,704 €/m²
Expected rent783 € /mo

~79,500 € BELOW MARKET

good value

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

Area
160 m²
Floor
6 / 6
Construction
Brick
Year
2026
Heating
Gas

Yield analysis

Low investment rating

3.4% / yr
Monthly payment1,210 €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 427 €/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

1 change since listing▼ 7.7% · 22,698 €
  1. 295,482 €25 August 2026Initial price
  2. 272,784 €▼ 22,698 € (7.7%) 21 September 2026Price reducedCurrent

Property analysis

This apartment is priced about 79,500 € below the typical price (the median) for 3-room apartments in Ovcha Kupel (478 properties) — 1,704 €/m² against 2,203 €/m².

The apartment is located in Sofia city, Ovcha kupel district, on Naroden geroi St. The property is situated on the top sixth floor of a new-build brick building from 2026.

The layout includes an entrance hall, living room with kitchenette, two bedrooms, two bathrooms with toilets, and two terraces with potential for use. The aspect is southwest, west, and northeast, with the apartment being the only one on the floor.

The building is constructed with quality materials such as PVC windows with triple glazing and 12 cm thermal insulation. Heating is gas-based, there is an electric elevator and disabled access. Parking is provided through underground and above-ground parking spaces and garages.

The area offers well-developed infrastructure with numerous bus lines, schools, kindergartens, and shops within walking distance. Some apartments offer views of Vitosha.

The property is suitable for families seeking a spacious and functional home in an urban environment with conveniences and accessibility.

With 20% down over 20 years the monthly mortgage payment is about 1,210 €, against an expected local rent of 783 €. The rent covers 65% of it.

The asking price has fallen by 22,698 € (7.7%) since it was first listed.

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

Pros and cons

AI summary
Pros
  • functional layout
  • southwest aspect
  • two terraces
  • new-build
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. Why is this priced below comparable properties? Is there anything that could affect the sale?

    Because: The price per m² is about 23% below the average for comparable properties.

  2. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 218 days.

  3. Is there still room to negotiate?

    Because: The price has been cut once, by about 8%.

  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

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

Exposure

AI summary
WWest

Afternoon and evening sun

Details

Category
Residential
Rooms
3
Bathrooms
2

Location

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