Sale

Spacious 4-room apartment in Oborishte with panoramic terrace

SofiaOborishte
Published: 2 January 2026 Updated: 1 October 2026
Sale660,515 €2,277 €/m²
Expected rent1,859 € /mo

~401,000 € BELOW MARKET

good value

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

Area
290 m²
Floor
9 / 9
Construction
Brick
Year
2026
Heating
District Heating

Yield analysis

Low investment rating

3.4% / yr
Monthly payment2,931 €20% down payment · 20 yrs · 3%
Expected rent1,859 €at market conditions for the neighbourhood

The rent covers 63% of the payment — you top up about 1,072 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 30 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▼ 16.7% · 132,708 €
  1. 793,223 €9 August 2026Initial price
  2. 661,060 €▼ 132,163 € (16.7%) 27 September 2026Price reduced
  3. 642,338 €▼ 18,722 € (2.8%) 29 September 2026Price reduced
  4. 660,515 €▲ 18,177 € (2.8%) 1 October 2026Price increasedCurrent

Property analysis

This apartment is priced about 401,000 € below the typical price (the median) for 4-room apartments in Oborishte (83 properties) — 2,277 €/m² against 3,661 €/m².

The apartment is located in Sofia, district Oborishte, on the top 9th floor of a new building from 2026 with an elevator.

The layout includes an entrance hall, living room with kitchen and dining area, master bedroom with bathroom and WC, two additional bedrooms, one of which has a walk-in closet, as well as a panoramic terrace of 77 sq m.

The building is constructed with Porotherm bricks and a facade of etalbond and facade ceramics, providing good thermal and sound insulation. The interior areas are finished with natural granite, and the entrance doors are steel for increased security.

The location is in the central part of Sofia, close to administrative and cultural sites, ensuring convenient access to urban infrastructure.

The property offers a functional layout and suitable conditions for family use in an urban environment.

With 20% down over 20 years the monthly mortgage payment is about 2,931 €, against an expected local rent of 1,859 €. The rent covers 63% of it.

The asking price has fallen by 132,708 € (16.7%) since it was first listed.

Source: Market statistics for 4-room apartments in Oborishte

Pros and cons

AI summary
Pros
  • functional layout
  • panoramic terrace
  • new-build
  • high-quality construction
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 38% below the average for comparable properties.

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

    Because: The price has been cut 2 times — about 17% below the original asking price.

  3. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 273 days.

  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
  • master bedroom
  • second bedroom
  • third bedroom

Amenities

  • Elevator
  • With Parking
  • Video Surveillance
  • Access Control
  • Security
  • Renovated

Exposure

AI summary
EEast

Morning sun, cooler afternoons

Details

Category
Residential
Rooms
4
Bathrooms
3

Approximate location

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

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