Sale

Spacious 4-room apartment with panoramic view in Oborishte, Sofia

SofiaOborishte
Published: 2 March 2026 Updated: 3 August 2026
Sale725,000 €4,588 €/m²
Expected rent1,859 € /mo

~146,500 € ABOVE MARKET

overpriced

against the median for 4-room apartments in Oborishte (83 properties)

Area
158 m²
Floor
9 / 12
Construction
Brick
Year
2026
Heating
Gas

Yield analysis

Low investment rating

3.1% / yr
Monthly payment3,217 €20% down payment · 20 yrs · 3%
Expected rent1,859 €at market conditions for the neighbourhood

The rent covers 58% of the payment — you top up about 1,358 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 32 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▼ 3.2% · 24,000 €
  1. 749,000 €2 March 2026Initial price
  2. 725,000 €▼ 24,000 € (3.2%) 3 August 2026Price reducedCurrent

Property analysis

This apartment is priced about 146,500 € above the typical price (the median) for 4-room apartments in Oborishte (83 properties) — 4,588 €/m² against 3,661 €/m².

The apartment is located in Sofia city, Oborishte district, in a new building from 2026. It features four rooms, including a large living room and three bedrooms, one of which is a master, as well as two bathrooms with toilets and a laundry room. The property is on the 9th floor of 12, with an east aspect and two balconies. The building is brick, with amenities such as parking, video surveillance, access control, and security. The location is in the central part of Sofia, close to main urban conveniences and transport. The property is suitable for family living with a focus on functionality and comfort.

With 20% down over 20 years the monthly mortgage payment is about 3,217 €, against an expected local rent of 1,859 €. The rent covers 58% of it.

The asking price has fallen by 24,000 € (3.2%) since it was first listed.

Source: Market statistics for 4-room apartments in Oborishte

Pros and cons

AI summary
Pros
  • functional layout
  • east aspect
  • panoramic view
  • new-build
  • parking and security
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 feedback have previous viewers given?

    Because: We have been tracking this listing for about 214 days.

  2. Is there still room to negotiate?

    Because: The price has been cut once, by about 3%.

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

    Because: The building dates from 2026.

  4. Is there a lift in the building, and what condition is it in?

    Because: The property is on floor 9 and the listing does not mention a lift.

  5. 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

  • living room
  • bedroom
  • bedroom
  • bedroom

Amenities

  • With Parking
  • Video Surveillance
  • Access Control
  • Security

Exposure

AI summary
EEast

Morning sun, cooler afternoons

Details

Category
Residential
Rooms
4
Bathrooms
2

Location

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