Ovcha Kupel, Sofia: fewer observed rental apartments than in September in October 2026

In October 2026, 223 two-room apartments for rent were observed in the Ovcha Kupel neighbourhood of Sofia — up 6.2% compared to 3 months ago. There were 104 three-room apartments, an increase of 1.0%, while the 30 one-room apartments showed no clear change over the same period. The longer-term comparison, however, differs from the monthly one: compared with September, observed properties declined in all three segments.

Compared with last month, the number of observed one-room apartments for rent declined by 25.0%, while the decrease for two-room and three-room apartments was 5.5% in each case. The sharpest monthly contraction was therefore among one-room apartments, although their number remained at the level of 3 months ago.

For two-room apartments, the typical asking rent reached 650 €/month, up 8.3% compared to 3 months ago. Over the same period, rent for one-room apartments fell by 4.2% to 450 €/month, while rent for three-room apartments fell by 6.7% to 700 €/month. “Typical” means the median of observed asking prices.

Compared with September, the trends were the same: rent for two-room apartments rose by 3.2%, while rent for one-room apartments fell by 4.3% and for three-room apartments by 8.4%. Thus, the monthly decline in the number of observed properties was not accompanied by the same direction of rent changes across all segments.

The range for two-room apartments is from 500 €/month to 730 €/month. These bounds cover the central 80% of observed asking prices. For three-room apartments, the range is from 542 €/month to 958 €/month, and for one-room apartments, from 358 €/month to 550 €/month. The typical rent for three-room apartments is close to that for two-room apartments, but their upper range is noticeably higher.

Two-room apartments have a typical asking price of 2,400 €/sq m and 169,530 € for the whole property. For three-room apartments, the figures are 2,249 €/sq m and 247,635 €. The lower price per sq m for three-room apartments is paired with a higher typical total price.

The range for two-room apartments is from 2,000 €/sq m to 3,114 €/sq m, while for three-room apartments it is from 1,942 €/sq m to 2,871 €/sq m. There were 375 two-room and 564 three-room apartments for sale observed.

Compared to 3 months ago, the typical sale price per sq m rose by 2.0% for both types of apartment. For two-room apartments, this coincided with higher rents, while for three-room apartments, the sale price and monthly rent moved in opposite directions. The number of observed properties for sale over the same period declined by 1.6% for two-room apartments and increased by 0.7% for three-room apartments.

The typical asking price for apartments for sale in Ovcha Kupel is 2,315 €/sq m — 11.3% below the city’s typical level of 2,609 €/sq m.

Among neighbourhoods selected for their similar prices, Ovcha Kupel is level with Zona B-19 at 2,315 €/sq m. The typical price in Ovcha Kupel is 0.7% higher than in Serdika, where it is 2,300 €/sq m, and 0.9% higher than in Nadezhda 4, where it is 2,295 €/sq m. The difference from the city is greater than these differences between neighbourhoods with similar prices.

The typical asking price for a parking space is 35,450 €, based on 34 observed properties for sale. For rentals, the benchmark is 145 €/month, with 55 observed properties.

The monthly decline in observed rental apartments does not erase the increase in two-room and three-room apartments compared to 3 months ago. Sale prices in the neighbourhood are below Sofia’s typical level, while rents are diverging: two-room apartments have reached 650 €/month after rising 8.3% compared to 3 months ago, while three-room apartments are at 700 €/month after falling 6.7%.