Sale

Spacious 3-room apartment with yard in Ovcha kupel 2

SofiaOvcha Kupel 2
Published: 22 January 2026 Updated: 27 September 2026
Sale246,540 €1,284 €/m²
Expected rent707 € /mo

~160,000 € BELOW MARKET

good value

against the median for 3-room apartments in Ovcha Kupel 2 (180 properties)

Area
192 m²
Floor
1 / 9
Construction
Brick
Year
2028
Heating
Gas

Yield analysis

Low investment rating

3.4% / yr
Monthly payment1,094 €20% down payment · 20 yrs · 3%
Expected rent707 €at market conditions for the neighbourhood

The rent covers 65% of the payment — you top up about 387 €/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

3 changes since listing▲ 0.2% · 425 €
  1. 246,375 €6 April 2026Initial price
  2. 246,540 €▲ 165 € (0.1%) 21 April 2026Price increased
  3. 247,440 €▲ 900 € (0.4%) 21 April 2026Price increased
  4. 246,800 €▼ 640 € (0.3%) 21 April 2026Price reducedCurrent

Property analysis

This apartment is priced about 160,000 € below the typical price (the median) for 3-room apartments in Ovcha Kupel 2 (180 properties) — 1,284 €/m² against 2,118 €/m².

Three-room apartment in Sofia city, Ovcha kupel 2 district, located on the first floor of a nine-storey building.

The layout includes an entrance hall, living room with dining area and kitchenette, two bedrooms, terrace, and an adjoining yard. There is a separate bathroom with toilet and an additional toilet.

The building is new-build from 2028, constructed with brick materials and equipped with an elevator and gas heating. A basement or storage room is provided with the apartment.

The location is convenient, close to NBU and the 'Miziya' metro station, in a complex with controlled access and good urban infrastructure.

The property is suitable for family use, combining functionality and comfort in a preferred area of Sofia.

With 20% down over 20 years the monthly mortgage payment is about 1,094 €, against an expected local rent of 707 €. The rent covers 65% of it.

This property is advertised in 4 offers, all from the same agency. The gap between the cheapest and the dearest is 900 €. It has been listed for 254 days. The asking price has risen by 425 € (0.2%) since it was first listed.

Source: Market statistics for 3-room apartments in Ovcha Kupel 2

Pros and cons

AI summary
Pros
  • functional layout
  • southern aspect
  • adjoining yard
  • new-build
  • elevator
Cons
  • ground 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 39% below the average for comparable properties.

  2. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 254 days.

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

    Because: The property appears in 4 listings at the same price.

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

    Because: The building dates from 2028.

  5. Is there damp, is there enough daylight, and what is the noise like?

    Because: The property is on the first 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
  • dining area
  • kitchenette
  • bedroom
  • bedroom
  • terrace
  • bathroom
  • toilet
  • toilet

Amenities

  • Elevator

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

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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