Boyana apartment at Act 14 with four balconies
A two-bedroom Boyana apartment at advertised Act 14 stage, with four balconies and a 105.30 m² total area. The third-floor position and lift are concrete selection points; the decision hinges on the construction programme, usable internal area and a clear agreement about the advertised parking space.
105.30 m² total area; net area is not separately stated.
Why we selected this property
The specific features behind our editorial selection.
Two bathrooms and storage
The advertised layout provides separate support spaces beyond the two bedrooms, subject to plan verification.
Per source · independent confirmation neededFour balcony positions
Four balconies are stated, making their sizes and relationship to the rooms worth checking individually.
Per source · independent confirmation neededVisible stage for planning works
The inspected shell interiors show service points and unfinished surfaces, helping frame the remaining fitout scope.
Visible in the reviewed photographsThe property in detail
The source places this apartment on floor 3 of 5 with a lift, two bedrooms, two bathrooms, storage and four balconies. East, west and north exposure are listed. Because the 105.30 m² total is not divided into net accommodation, balconies and common parts, a measured plan is important when comparing it with finished two-bedroom homes.
The building is advertised at Act 14, with Act 15 targeted for December 2026 and Act 16 for June 2027. Photographs show scaffolding outside and unfinished interior rooms with service points, consistent with construction and Bulgarian-standard delivery. They cannot confirm the contractual completion date, current certification or which works remain within the purchase price.
The asking price is €216,900, with agency commission due and VAT unspecified. The headline mentions a parking space without clearly resolving its price and legal form. This suits a buyer who can wait for delivery and manage interior finishing, provided the contract defines milestones, delays, utility commissioning and the exact parking package.
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
- Advertised area
- 105.30 m² total; net area unstated
- Floor and lift
- 3 of 5; lift advertised
- Layout
- 2 bedrooms, 2 bathrooms, storage, 4 balconies
- Stage
- Act 14; target Act 15 Dec 2026, Act 16 Jun 2027
- Delivery
- Bulgarian standard; unfurnished
- Price and tax
- €216,900; VAT unspecified; commission due
Advertised Act 14. Expected Act 15: December 2026; Act 16: June 2027. These are advertiser targets.
What we found in the photographs
Observations tied to specific source photographs. Open a finding to inspect its image.
Construction exterior
Scaffolding surrounds a building with installed glazing and unfinished upper masonry.
A photograph cannot establish the current certified stage or completion timetable.Interior delivery work
Rooms have plastered walls, bare floors and visible electrical or plumbing routes.
Check a room-by-room BDS specification and price kitchens, bathrooms and final finishes.Photographs do not establish structure, legal status, hidden services or permanent views.
What deserves a closer look
01Act 15 and Act 16 dates are targets supplied by the advertiser.
02Net internal area and the four balcony areas are not separately stated.
03Parking inclusion and VAT remain unresolved in the reviewed offer.
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 | 105.3 m² | — | €2,060 | €216,900 |
| Furnished two-bedroom home on Panoramen PatSofia · Boyana | 102 m² | — | €2,637 | €269,000 |
| South-facing furnished apartment with Vitosha terrace in BoyanaSofia · Boyana | 129 m² | — | €3,876 | €500,000 |
| Three-bedroom home in a small Boyana buildingSofia · Boyana | 140.44 m² | — | €3,197 | €449,000 |
*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
Can the issued Act 14 and the current construction programme be supplied?
What enforceable dates and delay remedies apply to Act 15, occupancy and handover?
How much of 105.30 m² is enclosed net area, common parts and each balcony?
Is the parking space included, mandatory or optional, and what is its title and price?
Which heating, lift and utility commissioning works are included in the delivery specification?
What is the final VAT treatment and agency commission?
What the analysis is based on
- Source review
- 2026-11-02
- Gallery
- 22 images available
- Visual sample reviewed
- 3 · № 1, 12, 22
- Documents / inspection
- Not reviewed / not carried out
The specific offer remains presented for sale on the public advertiser page. This is a public listing signal, not seller confirmation of availability.
BULGARIAN PROPERTIES · Sfb 90084
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: 105.30 m² total; net area unstated. Floor and lift: 3 of 5; lift advertised. Layout: 2 bedrooms, 2 bathrooms, storage, 4 balconies. 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
Rooms have plastered walls, bare floors and visible electrical or plumbing routes. Check a room-by-room BDS specification and price kitchens, bathrooms and final finishes.
What the property information tells us
Act 15 and Act 16 dates are targets supplied by the advertiser. Net internal area and the four balcony areas are not separately stated. These are matters to investigate, not proof of extra building rights, rental yield or future profit.
Review the checks before decidingWhy selected: The advertised layout provides separate support spaces beyond the two bedrooms, subject to plan verification.
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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