Banishora, Sofia: More observed two-room rentals, but lower rents in September 2026

In September 2026 in Banishora (Sofia), the number of observed two-room rentals is higher compared with June, while one-room rentals are fewer, but rents for both types are lower. Two-room rentals reached 175 observed properties, a change of +47.1%, while one-room rentals are 23, a difference of -28.1%. The typical asking rent is 600 €/month and 430 €/month, respectively. Here, “typical” means the median of the observed asking prices.

The different movement in the number of observed properties is not accompanied by an opposite direction in rents. Compared with June 2026, the typical rent for two-room apartments changed by -2.4%, while for one-room apartments the difference is -4.4%.

The comparison with August 2026 adds another contrast: the number of one-room rentals shows no notable change, but their rent is -10.4%. For two-room rentals, observed properties are +12.9%, and rent is -1.6%. Thus, the stronger monthly rent decrease is in the segment without an increase in observed number.

The ranges here outline the central 80% of asking prices. For one-room rentals, rents range from 362 €/month to 530 €/month, and for two-room rentals — from 456 €/month to 720 €/month. The ranges overlap, so the typical values are not a boundary between the budgets for the two types of housing.

Three-room rentals complete the picture with 64 observed properties for rent and a typical rent of 720 €/month. Compared with August, their number is +23.1%, and the rent is at the same level. Compared with June, observed properties are +42.2%, with a rent change of -4.0%. Their rent range is from 537 €/month to 900 €/month.

For two-room apartments, the typical asking sale price is 2,500 €/sq m, with a reference for the entire property at 165,000 €. There were 269 observed properties. The price per sq m is at the level of August 2026, and compared with June the difference is -0.6%.

Three-room apartments have a lower typical price per sq m — 2,357 €/sq m, but a higher budget for the entire property — 260,000 €. There were 247 observed properties. Compared with August, the change in price per sq m is -1.3%; the comparison with June shows -0.5%.

The sale price ranges are from 1,957 €/sq m to 3,291 €/sq m for two-room apartments and from 1,921 €/sq m to 3,003 €/sq m for three-room apartments. Their wide overlap shows why the difference between typical values does not describe every individual listing.

One-room apartments provide a different reference: 2,740 €/sq m and 110,000 € for the entire property, with 23 observed properties for sale. Compared with August, the price per sq m is +1.5%, while the rent for the same type of housing is -10.4%. This is a clear divergence between sales and rentals within a single segment and period.

Banishora has a typical asking price for apartments for sale of 2,460 €/sq m. The difference compared with the typical level for the city is -5.2%, with the value for Sofia at 2,596 €/sq m.

Compared with districts selected for a similar typical sale price, the differences are smaller. Banishora is at -1.6% compared with Mladost 4, -1.4% compared with Vrabnitsa 2, and -1.0% compared with Razsadnika. Compared with Krasna Polyana 1 and Lyulin 7, the difference is +0.5% for each of the two districts.

For parking spaces, the typical asking sale price is 42,000 €, with 21 observed properties. For rent, the reference is 153 €/month, and there are 26 observed properties.

Banishora is below Sofia’s typical sale price level, and for two-room and three-room apartments, sale prices are close to those in June. The clearer change is in observed rental properties: one-room rentals are fewer compared with June, while two-room rentals are +47.1% — up to 175 properties with a typical rent of 600 €/month.