East-facing new home near Ovcha Kupel park
An east-facing one-bedroom apartment with 51.84 m² stated net area, a bedroom balcony and additional storage. The important price is the €194,000 apartment-and-garage package before fees. Act 15 and unfinished rooms make the commissioning timetable and fitout plan part of the purchase decision.
63.47 m² total = 51.84 m² net + 11.63 m² common parts; separate basement 3.35 m² advertised.
Why we selected this property
The specific features behind our editorial selection.
Transparent usable area
51.84 m² net is separately stated, making the compact one-bedroom layout easier to assess than the headline total alone.
Per source · independent confirmation neededStorage beyond the main rooms
An internal store and an advertised 3.35 m² basement could keep bulky items out of the living space.
Per source · independent confirmation neededGarage condition made explicit
The source expressly requires the €35,000 garage, allowing the combined price to be compared before a viewing.
Per source · independent confirmation neededThe property in detail
This fifth-floor apartment separates a bedroom from the living room and kitchenette, with a bathroom, entrance hall and internal storage. The balcony is reached from the bedroom, which matters if guests will use it. The source distinguishes 51.84 m² net area from 11.63 m² common parts within the 63.47 m² total and advertises a separate 3.35 m² basement.
The photographs show plastered rooms with screed floors, glazing and unfinished lighting points. They support planning a complete interior fitout, not immediate occupation. The advertiser states Act 15 and an east-facing aspect. Neither the photographs nor the listing establish the date when the apartment can legally be occupied.
The €159,000 headline requires a further €35,000 purchase of an 18.78 m² underground garage. That creates a €194,000 package before transaction charges and finishing. The garage photographs show several enclosures, so identify the exact one on the cadastral and architectural plans and test its access with the intended vehicle.
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
- Total / net
- 63.47 / 51.84 m²; common parts 11.63 m²
- Floor / aspect
- 5 of 6; lift; east per source
- Stage / finish
- Act 15 advertised; plaster and screed
- Basement
- 3.35 m² separately advertised
- Mandatory garage
- 18.78 m²; €35,000 extra
- Combined asking price
- €194,000 before fees; VAT unconfirmed
Advertiser states Act 15, not permission for occupation. Obtain the signed document and the remaining commissioning timetable.
What we found in the photographs
Observations tied to specific source photographs. Open a finding to inspect its image.
Unfinished rooms and glazing
Bare screed floors, plastered walls and hanging lighting cables are visible; one room opens through glazed doors to a balcony.
Measure furniture clearances and confirm which surfaces and installations will be delivered.Multiple garage enclosures
The underground level contains a row of individual garage openings, roller doors and exposed ceiling services.
The photograph does not identify the mandatory garage or establish its usable dimensions.Photographs do not establish structure, legal status, hidden services or permanent views.
What deserves a closer look
01Act 15 is the advertised stage; a lawful move-in date is unconfirmed.
02The garage is compulsory and increases the advertised entry price by €35,000.
03Bedroom access to the balcony limits independent guest use.
Understand the location
Sofia · Ovcha Kupel · 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 · Ovcha Kupel | 63.47 m² | — | €3,057 | €194,000 |
| Apartment with separate kitchen in DarvenitsaSofia · Darvenitsa | 65.2 m² | — | €2,759 | €179,900 |
| Ground-floor apartment with English courtyard in BoyanaSofia · Boyana | 67 m² | — | €3,134 | €210,000 |
| High-floor apartment at Act 14 in Central ParkSofia · Banishora | 67.95 m² | — | €2,649 | €180,000 |
*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
Provide Act 15 and the contractual steps, deadlines and remedies for occupancy permission.
Which cadastral garage is compulsory, and what are its clear width, height and ramp constraints?
Are the basement and internal store included in the stated areas and title?
What plumbing, electrical and air-conditioning work remains beyond the photographed finish?
Confirm current availability, the €194,000 package, VAT, commission and future common fees.
What the analysis is based on
- Source review
- 2026-11-02
- Gallery
- 22 images available
- Visual sample reviewed
- 3 · № 1, 8, 15
- Documents / inspection
- Not reviewed / not carried out
Exact page shows €159,000, Act 15, 51.84 m² net within 63.47 m² total, and compulsory €35,000 garage. Public advertising is not seller availability confirmation.
BULGARIAN PROPERTIES · Sfa 91650
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. Stated mandatory extras are included in the offer total. 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 · Ovcha Kupel 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
Total / net: 63.47 / 51.84 m²; common parts 11.63 m². Floor / aspect: 5 of 6; lift; east per source. Mandatory garage: 18.78 m²; €35,000 extra. 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
Bare screed floors, plastered walls and hanging lighting cables are visible; one room opens through glazed doors to a balcony. Measure furniture clearances and confirm which surfaces and installations will be delivered.
What the property information tells us
Act 15 is the advertised stage; a lawful move-in date is unconfirmed. The garage is compulsory and increases the advertised entry price by €35,000. These are matters to investigate, not proof of extra building rights, rental yield or future profit.
Review the checks before decidingWhy selected: 51.84 m² net is separately stated, making the compact one-bedroom layout easier to assess than the headline total alone.
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
Looking for a similar property?
Save your criteria and revisit the source-backed collection.