Sale

4-room apartment in Ovcha kupel 1 with two terraces

SofiaOvcha Kupel 1
Published: 29 December 2025 Updated: 28 September 2026
Sale235,000 €2,061 €/m²
Expected rent656 € /mo

~35,500 € BELOW MARKET

good value

against the median for 4-room apartments in Ovcha Kupel 1 (28 properties)

Area
114 m²
Floor
6 / 6
Construction
Brick
Year
2026

Yield analysis

Low investment rating

3.4% / yr
Monthly payment1,043 €20% down payment · 20 yrs · 3%
Expected rent656 €at market conditions for the neighbourhood

The rent covers 63% of the payment — you top up about 387 €/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

1 change since listing▼ 6% · 15,000 €
  1. 250,000 €5 March 2026Initial price
  2. 235,000 €▼ 15,000 € (6%) 24 March 2026Price reducedCurrent

Property analysis

This apartment is priced about 35,500 € below the typical price (the median) for 4-room apartments in Ovcha Kupel 1 (28 properties) — 2,061 €/m² against 2,372 €/m².

The apartment is located in the district of Ovcha kupel 1, Sofia, on the 6th floor of a new-build building. The property has an area of 114 sq m and offers a functional layout.

The layout includes an entrance hall, living room with dining area and kitchenette, two bedrooms, bathroom with toilet, laundry room, and two roof terraces, providing good internal organization and the possibility to separate the zones.

The building is brick, constructed in 2026, with Act 15 issued and Act 16 forthcoming. Heating is electric, and the presence of an elevator and controlled access improves convenience.

The location offers proximity to schools, kindergartens, pharmacies, a hospital, and bus stops, facilitating residents' daily life.

The property is suitable for families seeking a home with a good layout and the possibility for individual furnishing in a quiet urban environment.

With 20% down over 20 years the monthly mortgage payment is about 1,043 €, against an expected local rent of 656 €. The rent covers 63% of it.

The asking price has fallen by 15,000 € (6%) since it was first listed.

Source: Market statistics for 4-room apartments in Ovcha Kupel 1

Pros and cons

AI summary
Pros
  • functional layout
  • two roof terraces
  • new-build
  • elevator
Cons
  • plastered and screeded
  • 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 13% below the average for comparable properties.

  2. What feedback have previous viewers given?

    Because: We have been tracking this listing for about 278 days.

  3. Is there still room to negotiate?

    Because: The price has been cut once, by about 6%.

  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
  • dining area
  • kitchenette
  • bedroom
  • bedroom
  • bathroom
  • toilet
  • laundry room
  • terrace
  • terrace

Amenities

  • Elevator
  • Access Control
  • Renovated

Exposure

AI summary
SSouth

Maximum sunlight throughout the day

EEast

Morning sun, cooler afternoons

WWest

Afternoon and evening sun

Details

Category
Residential
Rooms
4
Bathrooms
1

Approximate location

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

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