Sale

4-room apartment in Obelya 2 with east/west aspect

SofiaObelya 2
Published: 2 July 2026 Updated: 25 September 2026
Sale245,000 €2,378 €/m²
Expected rent543 € /mo

~42,500 € ABOVE MARKET

overpriced

against the median for 4-room apartments in Obelya 2 (14 properties)

Area
103 m²
Floor
3 / 8
Construction
Panel
Year
1980
Heating
District Heating

Yield analysis

Low investment rating

2.7% / yr
Monthly payment1,087 €20% down payment · 20 yrs · 3%
Expected rent543 €at market conditions for the neighbourhood

The rent covers 50% of the payment — you top up about 544 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 38 years. Calculated from the median rent for the neighbourhood, at full occupancy and before running costs — a benchmark, not a guarantee.

Property analysis

This apartment is priced about 42,500 € above the typical price (the median) for 4-room apartments in Obelya 2 (14 properties) — 2,378 €/m² against 1,966 €/m².

The offered property is a 4-room apartment with a total area of 103 sq m, located in the Obelya 2 district, Sofia. The layout includes 3 bedrooms, a living room, kitchen, bathroom with toilet, and a separate toilet, providing convenient functionality for family use. The apartment is in a prefab panel building from 1980, situated on the 3rd floor of 8 with an elevator and access control, and is partially renovated. The location is in an urban environment with access to city infrastructure and amenities. The property is suitable for families seeking a spacious and functional home with balanced aspect and conveniences.

With 20% down over 20 years the monthly mortgage payment is about 1,087 €, against an expected local rent of 543 €. The rent covers 50% of it.

This property is advertised in 3 offers from 3 different sellers. All offers are at the same price. It has been listed for 92 days.

Source: Market statistics for 4-room apartments in Obelya 2

Pros and cons

AI summary
Pros
  • functional layout
  • east/west aspect
  • elevator
  • access control
  • partially renovated
Cons
  • prefab panel construction
  • building from 1980

Questions for the viewing

Only on imotesa

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

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

    Because: The property appears in 3 listings at the same price.

  2. Has the block been insulated under the renovation programme, and is there paperwork for it?

    Because: Prefabricated panel construction.

  3. Have the risers been replaced, and when was the roof last repaired?

    Because: The building dates from 1980 — about 46 years old.

  4. 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

  • bedroom
  • bedroom
  • bedroom
  • living room
  • kitchen

Amenities

  • Elevator
  • Access Control
  • Renovated

Exposure

AI summary
EEast

Morning sun, cooler afternoons

WWest

Afternoon and evening sun

Details

Category
Residential
Rooms
4
Bathrooms
2

Approximate location

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

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