Authored by the expert who managed and guided the team behind the Bulgaria Property Pack
Yes, the analysis of Sofia's property market is included in our pack
This blog post covers the current housing prices in Sofia as of the first half of 2026, and we constantly update it to keep the data fresh and reliable.
Bulgaria officially adopted the euro on January 1, 2026, which means all Sofia property prices are now quoted in euros.
Whether you are a first-time buyer or an experienced investor, this guide will help you understand what to expect in the Sofia real estate market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Sofia.
Insights
- Sofia property prices have more than tripled over the past decade, rising from around 715 euros per square meter in 2015 to over 2,300 euros per square meter in January 2026.
- The price gap between Sofia neighborhoods is dramatic: you can pay around 1,250 euros per square meter in Obelya, but over 4,000 euros per square meter in prime central areas like Oborishte.
- New-build apartments in Sofia typically cost 10 to 20 percent more per square meter than older existing homes in the same area, driven by better energy efficiency and modern amenities.
- Around 80 percent of Sofia real estate transactions involve apartments, making the city overwhelmingly an apartment market rather than a house market.
- Closed sale prices in Sofia usually come in 5 to 8 percent below the initial asking price, giving buyers room to negotiate.
- Even after adjusting for inflation, Sofia property prices have still more than doubled in real terms over the last 10 years.
- Entry-level apartments in Sofia start around 70,000 to 110,000 euros, typically for older studios or one-bedroom units in outer districts like Obelya or Lyulin.
- Luxury properties in Sofia range from 600,000 to over 1.5 million euros, often for new-build apartments in Lozenets or houses in southern villa zones like Boyana.
- Total buyer costs in Sofia, including the 3 percent municipal acquisition tax, notary fees, and potential renovation, can add 6 to 25 percent on top of the purchase price.
- Expats in Sofia often prefer neighborhoods like Lozenets, Iztok, and Krastova Vada due to their green spaces, international feel, and proximity to embassies and business hubs.
What is the average housing price in Sofia in 2026?
The median housing price is more useful than the average because it represents the true middle of the market, while the average gets pulled up by a small number of very expensive luxury properties.
We are writing this as of the first half of 2026 using the latest data from authoritative sources like the National Statistical Institute, the European Central Bank, and major Bulgarian real estate agencies, all of which we manually verified.
The median housing price in Sofia in 2026 is approximately 180,000 euros (around 352,000 Bulgarian lev, 212,000 dollars), while the average housing price is higher at around 220,000 euros (approximately 430,000 lev, 259,000 dollars) because expensive properties push the mean upward.
In the Sofia property market in 2026, about 80 percent of residential listings fall within a price range of 95,000 to 320,000 euros (186,000 to 626,000 lev, or 112,000 to 377,000 dollars).
A realistic entry-level budget in Sofia in 2026 would be around 70,000 to 110,000 euros (137,000 to 215,000 lev, or 83,000 to 130,000 dollars), which could get you an older one-bedroom or large studio apartment in outer districts like Obelya or Lyulin.
For luxury properties in Sofia in 2026, expect to pay between 600,000 and 1,500,000 euros or more (1.17 to 2.93 million lev, or 707,000 to 1,770,000 dollars), which would buy you a new-build three or four bedroom apartment in Lozenets or Iztok, or a house in the southern villa zones like Boyana.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Sofia.
Are Sofia property listing prices close to the actual sale price in 2026?
In Sofia in 2026, closed sale prices typically come in about 5 to 8 percent below the initial asking price.
This happens because many Sofia sellers list with built-in negotiation room, knowing that buyers compare multiple listings and expect a discount unless a property is perfectly priced. The gap tends to be larger for older apartments needing renovation and smaller for new-build units in high-demand southern districts where competition among buyers is strongest.
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What is the price per sq m or per sq ft for properties in Sofia in 2026?
As of early 2026, the median price per square meter in Sofia is around 2,250 euros (4,400 lev, 2,650 dollars), which works out to about 209 euros per square foot (19 dollars per square foot). The average price per square meter is slightly higher at around 2,400 euros (4,700 lev, 2,830 dollars), or about 223 euros per square foot (21 dollars per square foot).
Newer, smaller apartments in prime central locations like Lozenets or Oborishte have the highest price per square meter in Sofia in 2026 because of the location premium and modern construction quality, while older panel buildings in outer districts like Obelya have the lowest due to longer commutes and renovation needs.
The highest prices per square meter in Sofia in 2026 are found in prime central neighborhoods like Oborishte and Lozenets, where you can expect to pay 2,800 to 4,500 euros per square meter. The lowest prices are in outer districts like Obelya, where the range is around 1,200 to 1,500 euros per square meter.
How have property prices evolved in Sofia?
Compared to one year ago, Sofia property prices in 2026 have increased by roughly 12 to 15 percent in nominal terms, or about 8 to 11 percent after adjusting for inflation. This growth has been driven mainly by rising new-build prices due to higher construction costs and continued supply tightness in the most popular southern and central districts.
Looking back 10 years to 2015, Sofia property prices have more than tripled from around 715 euros per square meter to over 2,300 euros per square meter in January 2026. This dramatic increase came from a combination of falling borrowing costs through the 2010s that brought more buyers into the market, and growing demand for modern apartments in newer developments with better quality and amenities.
By the way, we've written a blog article detailing the latest updates on property price variations in Sofia.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Sofia.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Bulgaria versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by property type in Sofia in 2026?
In Sofia in 2026, apartments in multi-family buildings make up about 80 percent of the market, with new-build developer units accounting for around 10 percent, houses and villas about 7 percent, and penthouses or very large premium units around 3 percent, because Sofia is fundamentally a capital city where apartment living dominates.
Average prices by property type in Sofia as of the first half of 2026 are: studios and one-room apartments around 95,000 euros (186,000 lev, 112,000 dollars), one-bedroom apartments around 140,000 euros (274,000 lev, 165,000 dollars), two-bedroom apartments around 200,000 euros (391,000 lev, 236,000 dollars), large three-bedroom units around 320,000 euros (626,000 lev, 377,000 dollars), new-build premium apartments around 450,000 euros (880,000 lev, 530,000 dollars), and houses in good southern locations around 650,000 euros (1.27 million lev, 766,000 dollars).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Sofia in 2026?
In Sofia in 2026, new-build properties typically cost 10 to 20 percent more per square meter than comparable older existing homes in the same neighborhood.
This premium exists because new construction offers better insulation, modern elevators, dedicated parking, and contemporary layouts, and buyers in 2026 have become increasingly focused on energy efficiency and quality of life features that older panel-era buildings simply cannot provide.
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How do property prices vary by neighborhood in Sofia in 2026?
Lozenets is one of Sofia's most prestigious neighborhoods, popular with expats and professionals who value its central location, green parks, and strong resale value. Apartments in Lozenets in 2026 typically range from 260,000 to 700,000 euros (306,000 to 825,000 dollars), with prices per square meter between 2,800 and 3,600 euros.
Mladost is a large residential district close to Business Park Sofia, making it attractive for commuters and young professionals working in the tech sector. Property prices in Mladost in 2026 range from about 140,000 to 320,000 euros (165,000 to 377,000 dollars), with the price per square meter typically between 2,000 and 2,400 euros.
Obelya offers some of the most affordable housing in Sofia, with mostly older panel buildings that appeal to budget-conscious buyers or first-time purchasers. Apartments in Obelya in 2026 range from around 70,000 to 160,000 euros (83,000 to 189,000 dollars), with prices per square meter between 1,200 and 1,500 euros.
You will find a much more detailed analysis by areas in our property pack about Sofia. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (EUR / $) | Per sqm (EUR / $) | Per sqft (EUR / $) |
|---|---|---|---|---|
| Obelya | Entry / Budget | 70k-160k / $83k-189k | 1,200-1,500 / $1,414-1,768 | 111-139 / $131-164 |
| Lyulin | Budget / Family Value | 75k-180k / $88k-212k | 1,300-1,650 / $1,532-1,945 | 121-153 / $142-181 |
| Nadezhda | Budget / Commute | 80k-190k / $94k-224k | 1,400-1,750 / $1,650-2,063 | 130-163 / $153-192 |
| Ovcha Kupel | Value / Growing | 90k-220k / $106k-259k | 1,600-2,000 / $1,886-2,357 | 149-186 / $175-219 |
| Banishora | Commute / Central | 95k-240k / $112k-283k | 1,700-2,200 / $2,004-2,593 | 158-204 / $186-242 |
| Studentski Grad | Investor / Rental | 100k-260k / $118k-306k | 1,900-2,400 / $2,239-2,828 | 177-223 / $208-263 |
| Mladost | Business / Commute | 140k-320k / $165k-377k | 2,000-2,400 / $2,357-2,828 | 186-223 / $219-263 |
| Vitosha | South / New-build | 160k-380k / $189k-448k | 2,200-2,700 / $2,593-3,182 | 204-251 / $241-296 |
| Manastirski Livadi | South / Popular | 170k-420k / $200k-495k | 2,300-3,000 / $2,711-3,536 | 214-279 / $253-329 |
| Krastova Vada | Premium South | 200k-500k / $236k-589k | 2,500-3,200 / $2,946-3,771 | 232-297 / $273-350 |
| Lozenets | Premium / Expat | 260k-700k / $306k-825k | 2,800-3,600 / $3,300-4,243 | 260-334 / $305-394 |
| Oborishte | Prime Central | 280k-900k / $330k-1.06m | 3,200-4,500 / $3,771-5,304 | 297-418 / $349-492 |
How much more do you pay for properties in Sofia when you include renovation work, taxes, and fees?
In Sofia in 2026, the total cost of buying a property is typically 6 to 25 percent higher than the purchase price alone, depending on whether the home is move-in ready or needs significant renovation.
If you buy a property in Sofia for around 170,000 euros (200,000 dollars), you should expect to pay roughly 10,000 to 12,000 euros (12,000 to 14,000 dollars) in taxes and fees for a move-in ready home, bringing your total to about 180,000 to 182,000 euros. If the property needs moderate renovation, add another 15,000 to 20,000 euros, pushing your total to around 195,000 to 200,000 euros.
For a property purchased at around 425,000 euros (500,000 dollars), the additional costs for taxes, notary, and legal fees will be approximately 25,000 to 30,000 euros (30,000 to 35,000 dollars) if the home is in good condition. With renovation factored in, you could end up paying a total of 470,000 to 500,000 euros.
For a property at around 850,000 euros (1,000,000 dollars), expect to add about 50,000 to 55,000 euros (60,000 to 65,000 dollars) in transaction costs alone. If renovation is needed, your total could reach 950,000 euros to over 1 million euros depending on the scope of work.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Sofia
| Expense | Type | Estimated Cost (EUR / $) |
|---|---|---|
| Municipal Acquisition Tax | Tax | 3% of the taxable property value. This is a mandatory tax set by Sofia Municipality and has been in effect since January 2020. For a 200,000 euro property, this means about 6,000 euros. |
| Registry Fee | Fee | Approximately 0.1% of the property value. This is a small state fee for registering the property transfer. For a 200,000 euro property, expect around 200 euros. |
| Notary and Deed Fees | Fee | Between 0.3% and 1.5% of the property value depending on price tier. Notary fees in Bulgaria are regulated and scale with property value. Budget around 600 to 3,000 euros for most transactions. |
| Legal Due Diligence | Service | 600 to 1,500 euros ($700 to $1,770). This covers a lawyer checking property documents, ownership history, and any encumbrances. Highly recommended for foreign buyers. |
| Real Estate Agency Fee | Service | 2% to 3% or more of the purchase price if paid by the buyer. Agency fees vary by deal and are sometimes negotiable. For a 200,000 euro property, this could be 4,000 to 6,000 euros. |
| Light Renovation | Renovation | 150 to 300 euros per sqm ($177 to $354 per sqm). This covers cosmetic updates like painting, flooring, and minor repairs. For an 80 sqm apartment, budget 12,000 to 24,000 euros. |
| Full Renovation | Renovation | 400 to 800 euros per sqm ($471 to $943 per sqm). This includes kitchen and bathroom replacement, electrical and plumbing updates, and complete interior redesign. For 80 sqm, expect 32,000 to 64,000 euros. |
We made this infographic to show you how property prices in Bulgaria compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Sofia in 2026 with different budgets?
With 100,000 dollars (about 85,000 euros) in Sofia in January 2026, you can buy an existing studio of around 35 square meters in Obelya in a panel building, an existing one-bedroom of about 45 square meters in Lyulin in an older block, or an existing studio of around 38 square meters in Nadezhda in older stock.
With 200,000 dollars (about 170,000 euros), you can purchase an existing one-bedroom apartment of around 55 square meters in Ovcha Kupel, an existing two-bedroom of about 75 square meters in Studentski Grad, or a smaller two-bedroom of around 70 square meters in Mladost in an older building with good metro access.
With 300,000 dollars (about 255,000 euros), options include a newer two-bedroom apartment of around 85 square meters in Vitosha in a new-build development, a two-bedroom of about 90 square meters in Manastirski Livadi, or a large two-bedroom of around 95 square meters in Mladost in a better-quality building.
With 500,000 dollars (about 425,000 euros), you can afford a premium two-bedroom apartment of around 120 square meters in Lozenets that is either renovated or newer construction, a new-build three-bedroom of about 140 square meters in Krastova Vada in a modern complex, or a large central apartment of around 130 square meters in Oborishte in an older building in good condition.
With 1,000,000 dollars (about 850,000 euros), your options expand to a new-build penthouse-style apartment of around 200 square meters in Lozenets in a premium building, a house of about 220 square meters in Boyana with a good plot and condition, or a prime central apartment of around 220 square meters in Oborishte with high-end renovation.
With 2,000,000 dollars (about 1.7 million euros), you are in the top tier of Sofia's property market where deals are fewer and more bespoke: you could buy a luxury house of over 350 square meters in Dragalevtsi with a large plot, an ultra-prime penthouse of around 300 square meters in a landmark Lozenets project, or a trophy central property of over 300 square meters in Oborishte with top-tier finishes.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Sofia.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Sofia, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| European Central Bank | The ECB is the official central bank for the euro area and this press release is the formal record of Bulgaria's euro adoption. | We used it to confirm that the euro is Bulgaria's currency as of the first half of 2026. We also used the fixed conversion rate of 1.95583 lev per euro for all currency conversions. |
| Sofia Municipality | This is an official Sofia municipal document that cites the legally binding property acquisition tax rate. | We used it to anchor buyer closing costs by confirming the 3% municipal acquisition tax in Sofia. We combined this with other standard fees to estimate total transaction costs. |
| National Statistical Institute of Bulgaria | The NSI is Bulgaria's official statistics agency and this is their official release on residential price movements. | We used it to verify the direction and scale of recent price changes. We also used it as a reality check against private sector market reports. |
| ADDRESS Real Estate | ADDRESS is one of Bulgaria's largest established brokerages and their market overview uses practitioner-level price data. | We used it to set realistic Sofia price-per-square-meter bands for typical and premium areas. We built our 80% market range and neighborhood estimates from their data. |
| Imoteka | Imoteka is a major brokerage that analyzed real closed transaction data over a 10-year period. | We used their dataset to anchor the 10-year price change in Sofia. We compared 2015 prices to 2025 prices to show the long-term growth trajectory. |
| Bulgarian News Agency (BTA) | BTA is the national news agency and their reporting cites specific neighborhood data from Zimoti.com. | We used it for specific Sofia neighborhood price anchors like Obelya, Mladost, and Krastova Vada. We also used the BNB exchange rate displayed on their page for dollar conversions. |
| FRED (St. Louis Fed) | FRED is a widely used public data portal that republishes official Eurostat inflation data with transparent methodology. | We used Bulgaria's HICP index to inflation-adjust the 10-year price change. We calculated real versus nominal price growth using the index value of 143.64 for November 2025. |
| ECB Data Portal | The ECB Data Portal provides official harmonized inflation statistics for EU member states. | We used annual inflation rates to estimate the real price change over the past year. We applied approximately 3-4% inflation to calculate inflation-adjusted returns. |
| Bulgarian National Bank Reference Rates | The BNB publishes official daily exchange rates that serve as the reference for currency conversions in Bulgaria. | We used the BNB rates shown on BTA to convert euro prices to dollars. We applied 1 EUR equals approximately 1.18 USD for all dollar equivalents. |
| Zimoti.com (via BTA) | Zimoti.com is a property data platform cited by the national news agency for neighborhood-level price statistics. | We used their neighborhood benchmarks to build the price range table. We cross-referenced their data with ADDRESS Real Estate to ensure consistency. |
| Local Notary Fee Schedules | Bulgarian notary fees are regulated by law and follow standardized schedules based on property value. | We used the standard fee structure to estimate notary and deed costs. We calculated ranges based on typical Sofia transaction values. |
| Bulgarian Property Registry | The property registry charges standardized fees for recording property transfers under Bulgarian law. | We used the standard 0.1% registry fee in our transaction cost calculations. We included this in our total buyer cost estimates. |
| Local Renovation Contractors | Renovation cost estimates come from current contractor pricing in the Sofia market. | We used typical cost ranges of 150-300 euros per sqm for light renovation and 400-800 euros for full renovation. We applied these to calculate total buyer costs. |
| Real Estate Agency Fee Standards | Agency fees in Bulgaria typically range from 2-3% and are a standard market practice. | We included agency fees in our transaction cost estimates. We noted that these can be negotiable and may be paid by buyer, seller, or split. |
| Eurostat Housing Price Index | Eurostat provides standardized housing price statistics across EU member states. | We used their methodology as a cross-reference for NSI data. We verified that Sofia price trends align with national Bulgarian statistics. |
| Bulgarian Legal Practice Standards | Legal due diligence fees follow standard rates charged by Bulgarian property lawyers. | We estimated legal costs at 600-1,500 euros based on typical lawyer fees for property transactions. We recommend this service especially for foreign buyers. |
| Sofia District Classifications | Sofia's neighborhoods are officially classified by the municipality for administrative purposes. | We used official neighborhood boundaries to categorize price data. We grouped districts by profile like budget, commute, premium, and central. |
| Bulgarian Construction Standards | Construction quality standards in Bulgaria distinguish between panel buildings, brick construction, and modern new-builds. | We used building type classifications to explain price differences. We noted that new-build premiums reflect modern construction standards. |
| Sofia Metro Accessibility Data | Proximity to Sofia Metro stations significantly impacts property values in certain districts. | We factored metro access into neighborhood descriptions like Mladost. We noted that good transit access supports higher prices in some areas. |
| International School Locations | The presence of international schools and embassies influences expat neighborhood preferences. | We identified Lozenets, Iztok, and Krastova Vada as expat-popular based on these amenities. We explained why these areas command premium prices. |
| Vitosha Mountain Proximity | Southern Sofia neighborhoods near Vitosha Mountain attract buyers seeking green space and outdoor access. | We noted that southern districts like Vitosha, Boyana, and Dragalevtsi benefit from mountain proximity. We included this in explaining premium pricing. |
| Historical Price Records | Long-term price data allows calculation of real versus nominal property value changes. | We compared 2015 and 2026 prices to show the full growth cycle. We calculated both nominal and inflation-adjusted returns over 10 years. |
| Currency Conversion Standards | We used consistent conversion rates throughout for accuracy and comparability. | We applied 1 EUR equals 1.95583 BGN (fixed rate) and 1 EUR equals approximately 1.18 USD. We provided all prices in euros, lev, and dollars for reader convenience. |
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