Sale

2-room maisonette with panoramic view in Ovcha kupel, Sofia

SofiaOvcha Kupel

Published: 5 May 2026 Updated: 9 July 2026

Sale156,384 €1,737 €/m²

Expected rent665 € /mo

~44,500 € BELOW MARKET

good value

against the median for 5-room apartments in Ovcha Kupel (14 properties)

Area

90 m²

Floor

8 / 8

Construction

Brick

Year

2023

Heating

In Progress

Yield analysis

Fair investment rating

5.1% / yr

Monthly payment694 €20% down payment · 20 yrs · 3%

Expected rent665 €at market conditions for the neighbourhood

The rent covers 96% of the payment — you top up about 29 €/mo for 20 years. From rent alone, with no loan, it pays for itself in 20 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▼ 10% · 17,376 €

173,760 €5 May 2026Initial price
156,384 €▼ 17,376 € (10%) 15 June 2026Price reducedCurrent

Property analysis

This apartment is priced about 44,500 € below the typical price (the median) for 5-room apartments in Ovcha Kupel (14 properties) — 1,737 €/m² against 2,233 €/m².

Maisonette with an area of 90 sq m, located in the Ovcha kupel residential complex, Sofia, on the 8th floor of a new building from 2023. The property has a panoramic view of Vitosha and is near Gorna Banya metro station.

The layout is on two levels with two rooms, a bathroom, and a terrace, providing functional use of the space.

The building is brick, with Act 16 and commissioned in 2023, equipped with an elevator, access control, and a parking space.

The location offers convenient access to public transport, kindergartens, shops, and healthcare facilities, as well as quick connections to the ring road and Sofia city centre.

The property is suitable for comfortable urban living with good infrastructure and functional layout.

With 20% down over 20 years the monthly mortgage payment is about 694 €, against an expected local rent of 665 €. The rent covers 96% of it.

The asking price has fallen by 17,376 € (10%) since it was first listed.

Source: Market statistics for 5-room apartments in Ovcha Kupel

Pros and cons

AI summary

Pros

functional layout
panoramic view
new-build
elevator and parking space

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.

Why is this priced below comparable properties? Is there anything that could affect the sale?
Because: The price per m² is about 22% below the average for comparable properties.
Is there still room to negotiate?
Because: The price has been cut once, by about 10%.
What condition is the roof in, and does it overheat in summer?
Because: The property is on the top floor.