Ovcha Kupel, Sofia: More observed three-room apartments with almost unchanged prices in September 2026

The typical asking price for a three-room apartment in Ovcha Kupel (Sofia) in September 2026 is €244,881 for the entire property. The more notable change in this segment is in the number of observed properties for sale: 574, or +8.3% compared with August, while the price per sq m is almost unchanged at €2,202/sq m. “Typical” refers to the median of observed asking prices.

For three-room apartments, the number of observed properties increased by +13.2% compared with June 2026. The typical asking price per sq m changed by -0.2% compared with both June and August 2026. Thus, the expansion of observed supply in this segment is accompanied by very little price change. The range from €1,932/sq m to €2,820/sq m marks the boundaries of the middle 80% of asking prices and provides a broader reference point than a single typical value.

For two-room apartments, 386 properties for sale were observed. Compared with August, their number is up by +6.9%, and the price per sq m changed by -0.2%. Compared with June, the differences are +6.6% and +1.1%, respectively. The typical budget for the entire property is €169,150, and the price per area is €2,377/sq m, with a range from €1,951/sq m to €3,033/sq m. Compared with three-room apartments, two-room apartments have a lower total price but a higher price per sq m—an important distinction when comparing budgets.

For four-room apartments, 100 properties were observed, up by +17.6% compared with August, with a typical price of €2,174/sq m and no notable monthly change. One-room apartments remain at 29, the same level as August. Although their number is up by +81.3% compared with June, this is a much smaller segment than two-room and three-room apartments. Their typical price is €118,900 per property and €2,532/sq m, down by -3.3% compared with June.

Ovcha Kupel has a typical asking price for apartments for sale of €2,270/sq m. The difference compared with the city’s level is -12.6%, with Sofia at €2,596/sq m.

Compared with districts selected for similar prices, the differences are smaller. Ovcha Kupel is at -1.1% compared with Gorna Banya, where the level is €2,296/sq m, and at -0.1% compared with Lyulin 3 at €2,273/sq m. Compared with Slavia, the difference is +0.4%, with a typical price there of €2,262/sq m. Thus, the district stands out more clearly from the city benchmark than from this price group.

For two-room apartments, the typical asking rent reaches €630/month—a change of +5.0% compared with both August and June 2026. The range is from €500/month to €750/month. There were 236 observed properties, up by +6.3% compared with August and +18.0% compared with June. In contrast to the slight monthly decrease in the sale price per sq m in the same segment, the rent is rising.

Three-room apartments have a typical rent of €765/month and a range from €599/month to €900/month. Compared with August, the rent changed by -0.7%, and the number of observed properties rose by +12.2% to 110. Compared with June, the rent is up by +1.9%.

For one-room apartments, the reference point is €470/month, with no notable change compared with August, in a range from €368/month to €580/month. There were 40 observed properties, down by -7.0% compared with August. Thus, the September data do not show a single direction for rents across all segments.

The typical asking price for a parking space is €33,950, with 36 observed properties for sale. For rentals, the reference point is €150/month, with 38 observed properties.

September stands out with more observed two-room, three-room, and four-room apartments for sale compared with August, with small changes in their typical prices per sq m. Ovcha Kupel remains below Sofia’s typical price level, while for rents, the increase for two-room apartments to €630/month is notable. The largest observed segment for sale is that of three-room apartments: 574 properties at a typical total asking price of €244,881.