Sale

Three-room apartment with two terraces in Gusla complex, Ovcha kupel

SofiaOvcha Kupel
Published: 5 February 2026 Updated: 2 August 2026
Sale269,900 €2,754 €/m²
Expected rent783 € /mo

~54,000 € ABOVE MARKET

overpriced

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

Area
98 m²
Floor
7 / 10
Construction
Brick
Heating
District Heating

Yield analysis

Low investment rating

3.5% / yr
Monthly payment1,197 €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 414 €/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

2 changes since listing▼ 7.6% · 22,100 €
  1. 292,000 €5 February 2026Initial price
  2. 279,900 €▼ 12,100 € (4.1%) 2 June 2026Price reduced
  3. 269,900 €▼ 10,000 € (3.6%) 4 July 2026Price reducedCurrent

Property analysis

This apartment is priced about 54,000 € above the typical price (the median) for 3-room apartments in Ovcha Kupel (478 properties) — 2,754 €/m² against 2,203 €/m².

The offered three-room apartment is located in a gated residential complex in Ovcha kupel district, Sofia. With an area of 98 sq m, it includes a garage and storage room in the price. The layout is functional with a spacious living room with kitchenette and dining area, two separate bedrooms, a bathroom with toilet, and a separate toilet. The apartment has two terraces that contribute to additional comfort and light. The location is convenient, close to a school, grocery stores, gym, and Slavia Park, providing various opportunities for daily activities and recreation. The complex offers maintained common areas, elevators, gas supply, and air conditioning, as well as additional amenities such as a spa zone, gym, and restaurant that enhance the quality of life in the area.

With 20% down over 20 years the monthly mortgage payment is about 1,197 €, against an expected local rent of 783 €. The rent covers 65% of it.

The asking price has fallen by 22,100 € (7.6%) since it was first listed.

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

Pros and cons

AI summary
Pros
  • two terraces
  • close to Slavia Park
  • garage and storage included
  • good transport connection
Cons
  • west aspect

Questions for the viewing

Only on imotesa

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

  1. Is there still room to negotiate, and why has it not sold yet?

    Because: The price has been cut 2 times — about 8% below the original asking price.

  2. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 239 days.

  3. 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
  • living room with kitchenette and dining area
  • two separate bedrooms
  • bathroom with toilet
  • separate toilet
  • two terraces

Amenities

  • Elevator
  • Video Surveillance
  • Access Control
  • Gated Community
  • Tax Credit Option

Exposure

AI summary
NNorth

Even light, cooler during summer

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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