Ground-floor apartment with English courtyard in Boyana
A ground-floor one-bedroom apartment whose advertised terrace and English courtyard make outdoor rights central to the decision. The source describes an Act 16 building, while the photographs show an unfinished apartment interior; allow for a verified fitout programme.
Advertised area; net internal area is not confirmed.
Why we selected this property
The specific features behind our editorial selection.
Outdoor space to investigate
The description includes a terrace and English courtyard, a specific feature for buyers who prioritise direct outdoor use once the rights are established.
Per source · independent confirmation neededA separate bedroom
The advertiser describes a one-bedroom layout rather than a single open living/sleeping room, allowing a distinct sleeping zone.
Per source · independent confirmation neededInterior choices remain open
Bare floors and plastered walls are visible in the actual apartment images, providing a concrete basis for pricing the remaining fitout.
Visible in the reviewed photographsThe property in detail
The advertised terrace and English courtyard distinguish this apartment from a conventional upper-floor one-bedroom home. ARCO describes an entrance hall, living room with kitchenette, bedroom and bathroom on the ground floor. The exact courtyard size, ownership and relationship to neighbouring windows are not established by the supplied photographs.
The building is presented as a completed gated scheme with Act 16 from late 2025. Inside the apartment, however, the gallery shows bare screed, plastered walls, loose wiring and an unfinished service space. Completed common parts therefore should not be read as a completed home or as evidence of a fitted kitchen and bathroom.
This is a proposal for someone prepared to specify the remaining interior and inspect daylight at ground level. The €210,000 asking price and 67 m² area need a written breakdown covering common parts, outside space, VAT, commission and parking. Check courtyard drainage and access rights before deciding how it could be used.
Original EstaSelect editorial analysis · 2026-11-02 · No property inspection
Property facts
Advertiser information, unless otherwise stated. Unknown is kept separate from no.
- Property type
- Apartments
- Asking price
- €210,000; property VAT basis unconfirmed
- Advertised area
- 67 m²; net/common-part and courtyard breakdown needed
- Floor
- Ground floor in a 4-storey building, per source
- Advertised layout
- 1 bedroom, living/kitchen, bathroom, terrace and English courtyard
- Building / apartment
- Late-2025 Act 16 claimed; apartment images show unfinished interiors
- Agency fee disclosure
- Publisher’s buying tab states 3.6% including VAT; confirm applicability
The advertiser states a completed building with Act 16 from late 2025. The apartment photographs show screed/plaster-stage rooms and unfinished service space; its handover fitout and occupancy documents require verification.
What we found in the photographs
Observations tied to specific source photographs. Open a finding to inspect its image.
Room awaiting finishes
The larger room has bare screed, plastered walls, a ladder and loose cables; no fitted kitchen is visible in this view.
Obtain a current fitout specification and identify the kitchen service points before pricing completion.Ground-level light opening
A narrow glazed opening lights an unfurnished room with unfinished floor and visible ceiling wiring.
Visit at different times and measure the room; a photograph does not establish orientation or daylight through the year.Unfinished service space
A small room contains exposed service connections and an unfinished floor and walls.
Confirm its intended use, drainage, ventilation, waterproofing and included sanitary equipment.Photographs do not establish structure, legal status, hidden services or permanent views.
What deserves a closer look
01The completed-building claim does not establish an apartment ready for occupation.
02The advertised English courtyard is not documented clearly in this eight-image gallery.
03The area field’s zero common-parts entry is not evidence that all 67 m² is net internal area.
Understand the location
Sofia · Boyana · Approximate area, not the exact address
Map markers show approximate areas, not verified property addresses.
Purchase costs — Sofia example
*Assuming the entered purchase price is the relevant tax base. A higher tax assessment may change the calculation. The planning allowance is not an exact sum of fees. Agency, legal, mortgage and other costs are additional.
Price in context
Selected same-use offers in the same city. Asking prices, not completed transactions.
| Property | Advertised area | Plot | Price per m²* | Asking total |
|---|---|---|---|---|
| This propertySofia · Boyana | 67 m² | — | €3,134 | €210,000 |
| Southeast-facing apartment on Reznyovete StreetSofia · Boyana | 75 m² | — | €1,967 | €147,500 |
| Furnished two-bedroom home on Panoramen PatSofia · Boyana | 102 m² | — | €2,637 | €269,000 |
| Boyana apartment at Act 14 with four balconiesSofia · Boyana | 105.3 m² | — | €2,060 | €216,900 |
*Total asking, including stated mandatory extras, divided by advertised area. Net area, common parts, basement, land rights, condition and micro-location may differ. This is a comparison starting point, not a valuation.
What to check before deciding
What title or exclusive-use rights apply to the terrace and English courtyard, and what are their measured areas?
Can the late-2025 Act 16 and approved apartment plan be reviewed?
What is the exact handover specification for floors, walls, kitchen, bathroom, heating and electrical fittings?
How are courtyard drainage, waterproofing, daylight and privacy handled on site?
What net/common-part breakdown, parking terms and maintenance fees apply, and does the published 3.6% VAT-inclusive agency fee apply to this sale?
What the analysis is based on
- Source review
- 2026-11-02
- Gallery
- 8 images available
- Visual sample reviewed
- 4 · № 1, 2, 5, 8
- Documents / inspection
- Not reviewed / not carried out
The initial non-www retrieval returned 429; the normal public www canonical page then loaded with offer 90817, €210,000, 67 m², ground floor and identifying description. No advertiser availability confirmation was obtained.
ARCO Real Estate · 90817
Original listing and advertiser contactThe selection, in summary
Five criteria, with their evidence in view. An unassessed criterion stays unscored; missing information is not zero.
Rating not calculated. The available evidence is not yet sufficient for a defensible overall result.
No example or average pointsWhat the property information tells us
VAT treatment needs confirmation. Confirm commission and any additional mandatory charges with the advertiser. No market-price score has been calculated for this property. It requires suitable, independently checked comparisons with consistent area, tax and rights definitions.
Open price contextWhat the property information tells us
Sofia · Boyana Check daily routes, transport, services, noise and outdoor access from the exact address. A neighbourhood name alone does not establish these conditions.
Inspect the locationWhat the property information tells us
Advertised area: 67 m²; net/common-part and courtyard breakdown needed. Floor: Ground floor in a 4-storey building, per source. Advertised layout: 1 bedroom, living/kitchen, bathroom, terrace and English courtyard. Confirm usable areas and rights against approved documents. More advertised square metres do not automatically earn more points.
Review the property factsWhat the property information tells us
The larger room has bare screed, plastered walls, a ladder and loose cables; no fitted kitchen is visible in this view. Obtain a current fitout specification and identify the kitchen service points before pricing completion.
What the property information tells us
The completed-building claim does not establish an apartment ready for occupation. The advertised English courtyard is not documented clearly in this eight-image gallery. These are matters to investigate, not proof of extra building rights, rental yield or future profit.
Review the checks before decidingWhy selected: The description includes a terrace and English courtyard, a specific feature for buyers who prioritise direct outdoor use once the rights are established.
Proposed scoring method
The weights describe the proposed structure, not points awarded to this property. Once the method is calibrated, confirmed levels from 0 to 5 would convert to points as weight × level / 5.
A numerical rating requires a consistent method for the property type, suitable independent market comparisons, and an editorial review of the evidence for each criterion. Listing claims, photo observations and unresolved questions must remain distinguishable.
An overall result remains unpublished when the evidence is insufficient. Missing information is not zero; example or average points do not replace it. The current card presents the available evidence without assigning points.
Our selection principles
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