Apartments for sale in Sofia to live in and invest
The most interesting apartments on sale now, from a studio by the metro in Lyulin to an apartment by Borisova Gradina park for a residence permit, price per m² and yield by quarter, costs on top of the price and residence permit terms.
In 2026 a square metre of an apartment in Sofia costs about $2,870 (2,560 euros) in listings, and by quarter from $2,100 in Levski to $4,510 in Iztok. Long-term letting brings 4.3% a year before tax. A studio by the metro costs $88,000, and a purchase from $345,000 gives a residence permit.
Below are the most interesting offers on sale now, price per m² and rental yield by quarter, and all the costs on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
What apartments are for sale in Sofia
The most interesting apartments from $88,000 to $448,000 in new buildings by the metro in Lyulin and Mladost, in the Vitosha quarter and Boyana at the foot of Vitosha mountain, in the centre by Opalchenska metro, by Borisova Gradina park in Iztok and in Oborishte by the Sofia Theatre. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
A 45 m² studio in a new building by the metro in Lyulin
$88,000
A 45 m² studio on floor 2 of 6 in a brick building under construction in Lyulin: one open room and a bathroom with WC. The apartment is handed over ready for finishing: plastered walls, screed floors, utilities brought in, an armoured front door and seven-chamber windows. Heating is electric and the building has a lift. A metro station, bus stops and shops are nearby. A square metre here costs $1,950 (1,730 €), and the long-term rental yield in Lyulin is 4.9% a year before tax.
A 78 m² one-bedroom in a new building by the metro in Mladost
$149,000
A 78 m² apartment including its share of common areas, on floor 2 of 6 in a complex under construction in Mladost: a living room with a kitchen and a terrace, a bedroom, a bathroom with WC and a storage room. The building is being connected to the city district heating, and a parking space or a garage can be bought in it. The metro, supermarkets and bus stops are nearby. A square metre here costs $1,910 (1,700 €), a third below the Mladost median of $2,910, and the long-term rental yield in the area is 4.3% a year.
A 97 m² two-bedroom with two balconies in the Vitosha quarter
$201,000
A 97 m² apartment on floor 2 of a 2003 brick building: a living room with a dining area and kitchen, two separate bedrooms, two bathrooms, two balconies and a 4.72 m² cellar storeroom. The living room faces south and the bedrooms east. Heating is electric, with pipework for local heating and gas in the building. It is in the quiet part of the quarter by the zoo, with access to Simeonovsko Shose and Cherni Vrah Boulevard. A square metre here costs $2,070 (1,850 €), a third below the quarter median of $3,070.
An 86 m² two-bedroom to renovate by Opalchenska metro
$223,000
An 86 m² apartment by title deed on floor 4 of 5 in a 1930s brick building on Aleksandar Stamboliyski Boulevard, with only five apartments in the building. The apartment comes with 23.32% of the land under the building: a non-EU citizen holds this share through a Bulgarian company. The staircase up to floor 3 has been renovated and the building's switchboard and front door replaced, while the apartment itself needs renovation. Opalchenska metro is 200 m away and a park 500 m. A square metre here costs $2,600 (2,310 €), a third below the centre median of $3,860.
A furnished 159 m² two-bedroom in Boyana at the foot of Vitosha
$326,000
A 159 m² apartment with 129.28 m² of living space on floor 3 of a 2003 building in Boyana: a spacious living room, two bedrooms, two terraces, a bathroom, a separate WC and a utility room. The windows face south-west, and the apartment is sold furnished. A 45 m² garage in the building is sold separately for $43,000 (38,000 €). A square metre here costs $2,050 (1,820 €), a third below the Boyana median of $3,060.
A renovated 100 m² two-bedroom by Borisova Gradina park
$398,000
An apartment on floor 1 of a 1968 brick building by Borisova Gradina park: 84 m² of living space, a 10 m² attic room with a roof window and a 6 m² cellar. The renovation replaced the wiring and plumbing, insulated the facade and fitted new windows. A living room with a walk-through bedroom, a separate bedroom, a separate kitchen, a bathroom, a WC and a laundry room, sold with furniture and appliances. The price is above the residence permit threshold for buying property, $345,000 (306,800 €). A square metre here costs $3,980 (3,550 €), below the Iztok median of $4,510.
A 107 m² three-bedroom with 3.2 m ceilings in Oborishte
$447,000
A 106.85 m² apartment on floor 3 of 4 in a 1935 brick building, a listed cultural monument, next to the Sofia Theatre: an entrance hall, a walk-through living room, a separate kitchen, three bedrooms, a bathroom with WC and a balcony, with 3.2 m ceilings. There is an 8.89 m² cellar, a garage and a parking space in the yard, and the apartment comes with a share of the plot. Sold furnished, the price is above the $345,000 residence permit threshold. A square metre here costs $4,180 (3,720 €), below the Oborishte median of $4,450.
A furnished 175 m² three-bedroom by the metro in central Sofia for a residence permit
$448,000
A 175 m² apartment on floor 4 of 5 in a brick building in central Sofia: an entrance hall, a living room with a dining area and kitchen, three bedrooms, a bathroom with WC, a second WC, three balconies and a large dry cellar. The layout allows the apartment to be split into two separate ones. Sold with all furniture and air conditioners, an underground garage in the building can be bought separately, and the metro is a few minutes' walk. A square metre here costs $2,560 (2,280 €), a third below the centre median of $3,860, and the price is above the $345,000 residence permit threshold.
How much a square metre costs in Sofia quarters
A square metre of an apartment in Sofia costs about $2,870 (2,560 euros) on average in listings and about $3,000 (2,680 euros) in transactions, according to the National Statistical Institute of Bulgaria. In the second quarter of 2026 housing in the capital rose by 2.4% over the quarter. In listings a square metre is most expensive in Iztok by Borisova Gradina park, $4,510, in Oborishte, $4,450, and Lozenets, $4,410, and cheapest in Lyulin, $2,280, and Levski, $2,100. That is why we price an apartment by quarter, not by city.
| Quarter | Per m², $ | Per m², euros | 60 m² apartment, $ |
|---|---|---|---|
| Iztok | $4,510 | 4,010 | $270,000 |
| Oborishte | $4,450 | 3,960 | $267,000 |
| Lozenets | $4,410 | 3,930 | $264,000 |
| Centre | $3,860 | 3,440 | $231,000 |
| Strelbishte | $3,830 | 3,410 | $230,000 |
| Krastova Vada | $3,590 | 3,200 | $216,000 |
| Vitosha | $3,070 | 2,730 | $184,000 |
| Boyana | $3,060 | 2,720 | $183,000 |
| Studentski Grad | $3,030 | 2,700 | $182,000 |
| Manastirski Livadi | $3,000 | 2,680 | $180,000 |
| Mladost | $2,910 | 2,590 | $175,000 |
| Malinova Dolina | $2,630 | 2,340 | $158,000 |
| Druzhba | $2,550 | 2,280 | $153,000 |
| Ovcha Kupel | $2,460 | 2,200 | $148,000 |
| Lyulin | $2,280 | 2,030 | $137,000 |
| Levski | $2,100 | 1,870 | $126,000 |
| All of Sofia | $2,870 | 2,560 | $172,000 |
Data for 2026: quarters are medians of the price per m² in apartment sale listings on 20 October 2026, all of Sofia is the median price per m² in all apartment sale listings in Sofia on the same date. Dollars at 1.1225 per euro.
What rental yield an apartment in Sofia gives
Gross long-term rental yield in Sofia is 4.3% a year before tax. It is highest in Levski, 5.5%, Lyulin, 4.9%, and Druzhba, 4.9%: a square metre there costs less than the city average, and apartments by the metro are rented all year round. It is lowest in Strelbishte, 2.8%, and in the most expensive quarters, Iztok, Oborishte and Lozenets, 3.0%.
| Quarter | Monthly rent of a 60 m² apartment, median | Yield a year |
|---|---|---|
| Levski | $620 (550 €) | 5.5% |
| Lyulin | $560 (500 €) | 4.9% |
| Druzhba | $670 (600 €) | 4.9% |
| Ovcha Kupel | $620 (550 €) | 4.7% |
| Mladost | $640 (570 €) | 4.3% |
| Studentski Grad | $650 (580 €) | 4.2% |
| Manastirski Livadi | $670 (600 €) | 4.0% |
| Krastova Vada | $840 (750 €) | 4.0% |
| Vitosha | $740 (660 €) | 3.8% |
| Boyana | $620 (550 €) | 3.7% |
| Centre | $730 (650 €) | 3.5% |
| Lozenets | $760 (680 €) | 3.0% |
| Oborishte | $790 (700 €) | 3.0% |
| Iztok | $680 (610 €) | 3.0% |
| Strelbishte | $670 (600 €) | 2.8% |
| All of Sofia | $670 (600 €) | 4.3% |
Data for 2026: rent is the median monthly rent of a 45-75 m² apartment in long-term rental listings in the quarter on 20 October 2026, the quarter yield is the annual rent per m² divided by the median sale price per m², and all of Sofia is the same for all city listings. The yield is gross, before rental income tax, building costs and vacancy.
Apartments in Sofia are let all year round: to students, company employees and foreigners who have moved for work. Rental income is taxed at 10%, and a non-resident pays it on Bulgarian rent, while the annual property tax is 0.01-0.45% of the tax assessment depending on the municipality, plus a waste collection fee.
In 2023 Russia suspended the main articles of its double taxation agreement with Bulgaria, so the tax on rent is paid in Bulgaria. Rates and examples are on the page Bulgaria taxes.
What costs to add to the price of an apartment
Buying an apartment for $223,000 (199,000 euros) in Sofia costs another $7,840 (6,980 euros), which is 3.6% of the price. The main payment is the Sofia Municipality local tax of 3% of the higher of two amounts, the price or the tax assessment.
| Payment | Apartment for $223,000 (199,000 euros) | Share of price |
|---|---|---|
| Local acquisition tax, 3% | $6,710 (5,970 euros) | 3% |
| Notary by tariff, with 20% VAT | $910 (810 euros) | 0.5% |
| Entry in the Property Register, 0.1% | $230 (200 euros) | 0.1% |
| Sworn translator at the notary | if the buyer does not speak Bulgarian | by the translator's rate |
| Total on top of the price | $7,840 (6,980 euros) | 3.6% |
Data for 2026: the local tax is set by a Sofia Municipal Council decision in force since 1 January 2020, the notary fee follows the euro tariff with a cap of 3,068 euros before VAT, and the entry fee follows the Registry Agency tariff. A manager will calculate the costs for a specific apartment.
In Sofia the apartment is checked before the deposit
Mistakes cost more than the tax: an apartment registered as a studio or garage instead of a dwelling, a building without an occupancy permit, a mortgage or a seizure on the seller's property, debts on taxes and utility bills, or a share of land that cannot be registered in the name of a non-EU citizen. Murblz support removes these risks: we find an apartment, check the title deed, the register extract, encumbrances and the seller, and handle the preliminary contract, the notarial deal, the register entry and residence permit documents together with locally licensed partners.
The cost of support depends on the budget and the goal of the purchase; a manager will calculate it in the chat.
Does buying an apartment give a residence permit
Bulgaria grants a residence permit for buying property with an investment of at least $345,000 (306,800 euros); before the switch to the euro the threshold was 600,000 leva. Of the apartments above, the one by Borisova Gradina park for $398,000, the one in Oborishte for $447,000 and the 175 m² apartment in the centre for $448,000 meet the threshold.
A citizen of any country buys an apartment outright, and a non-EU citizen holds the share of land under the building through a Bulgarian company. No visa is needed to buy, and a representative handles the deal by notarised power of attorney. Bulgaria has been fully in Schengen since 2025 and has used the euro since 1 January 2026. More on the page Bulgaria residence permit by investment.
How we find an apartment
- Goal and budget: living in Sofia, letting, a residence permit or all of these. The manager clarifies the quarter, the metro station, the size, the floor and how you will pay.
- Shortlist: apartments at the seller's price, with the construction stage for new buildings and a yield calculation from rents in the quarter.
- Checks: the title deed and the Property Register extract, encumbrances and mortgages, the occupancy permit of the building, and debts on taxes and utility bills.
- Deal in person or by power of attorney: a preliminary contract with a deposit, the notarial deed with a sworn translator, the register entry and residence permit documents.
The manager sends the shortlist in the chat, with the sellers' prices on the date of the shortlist.
Read also
- Investment property in Bulgaria: what to buy and what it costs
- Apartments for sale in Varna to live in and invest
- Apartments for sale in Burgas to live in and invest
- Sofia: city and relocation guide 2026
- Buy an apartment in Bulgaria in 2026: prices, taxes, residency
- Bulgaria residence permit: requirements 2026
All countries and budgets compared - on the page Investment property abroad.
FAQ
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