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
If you want to know the real cost of buying an apartment in Sofia in 2026, you have come to the right place.
We constantly update this blog post to give you the most accurate and practical data on Sofia apartment prices, closing costs, neighborhood comparisons, and ongoing expenses.
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 apartment prices have roughly tripled since 2015, with the citywide average now around 2,200 euros per square meter in January 2026.
- Bulgaria officially adopted the euro on January 1, 2026, which means all apartment prices in Sofia are now quoted in euros rather than the old Bulgarian lev.
- The price gap between Sofia's cheapest and priciest neighborhoods can be as wide as 3x, with Lozenets and Iztok reaching 3,900 euros per square meter while Nadezhda stays below 1,500 euros.
- Buyer closing costs in Sofia typically range from 4% to 5.5% of the purchase price when you buy without an agent, mainly driven by the 3% municipal acquisition tax.
- New-build apartments in Sofia carry a premium of roughly 10% to 20% over comparable resale apartments, reflecting lower renovation risk and easier financing.
- Most Bulgarian banks will finance up to 85% of an apartment's value, but foreign buyers should realistically plan for a 20% to 25% down payment.
- Monthly HOA fees in Sofia range from 30 euros in basic buildings to over 100 euros in newer guarded complexes with amenities like security and landscaping.
- Annual property tax on a Sofia apartment is quite low compared to Western Europe, often just 100 to 300 euros per year depending on the tax valuation.
- Sofia's fastest-appreciating neighborhoods in 2025 and 2026 include Krastova Vada, Manastirski Livadi, and parts of Vitosha, driven by new metro access and modern housing supply.
How much do apartments really cost in Sofia in 2026?
What's the average and median apartment price in Sofia in 2026?
As of January 2026, the median apartment price in Sofia sits around 2,100 euros per square meter (about 2,400 USD or 4,100 BGN at the fixed conversion rate), while the average price is closer to 2,250 euros per square meter due to luxury properties pulling the number higher.
That translates to roughly 195 euros per square foot for the median and 209 euros per square foot for the average, which is helpful if you are comparing Sofia apartment prices to markets that use imperial measurements.
For most standard apartments in Sofia in 2026, the typical price range falls between 1,600 euros and 3,000 euros per square meter (around 1,840 to 3,450 USD), covering everything from older panel buildings in outer districts to modern construction in well-connected neighborhoods.
How much is a studio apartment in Sofia in 2026?
As of January 2026, a typical studio apartment in Sofia costs between 65,000 and 85,000 euros (roughly 75,000 to 98,000 USD or 127,000 to 166,000 BGN), depending on location and building quality.
Entry-level to mid-range studios in Sofia start around 55,000 euros in budget districts like Lyulin or Nadezhda, while high-end or centrally located studios can reach 100,000 to 140,000 euros in premium areas such as Lozenets or Ivan Vazov.
Studios in Sofia typically measure between 30 and 40 square meters, which is consistent with European norms but important to verify since some listings include balcony or common area calculations.
How much is a one-bedroom apartment in Sofia in 2026?
As of January 2026, a typical one-bedroom apartment in Sofia costs between 110,000 and 140,000 euros (around 127,000 to 161,000 USD or 215,000 to 274,000 BGN), with significant variation by neighborhood.
Entry-level to mid-range one-bedroom apartments in Sofia start around 85,000 euros in more affordable areas like Druzhba or Ovcha Kupel, while luxury one-bedroom units in prime districts such as Iztok or Doctor's Garden can reach 170,000 to 230,000 euros.
One-bedroom apartments in Sofia typically range from 50 to 60 square meters, though newer developments may push toward 65 square meters with open-plan layouts.
How much is a two-bedroom apartment in Sofia in 2026?
As of January 2026, a typical two-bedroom apartment in Sofia costs between 160,000 and 220,000 euros (roughly 184,000 to 253,000 USD or 313,000 to 430,000 BGN), making it the most popular size for families and investors alike.
Entry-level to mid-range two-bedroom apartments start around 135,000 euros in outer districts, while high-end two-bedroom units in neighborhoods like Lozenets, Ivan Vazov, or Geo Milev can reach 260,000 to 360,000 euros for newer construction with premium finishes.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Sofia.
How much is a three-bedroom apartment in Sofia in 2026?
As of January 2026, a typical three-bedroom apartment in Sofia costs between 240,000 and 320,000 euros (around 276,000 to 368,000 USD or 469,000 to 626,000 BGN), though prices vary widely based on construction type and location.
Entry-level to mid-range three-bedroom apartments in Sofia start around 180,000 euros in budget areas with older panel buildings, while luxury three-bedroom units in prime central or southern districts can reach 360,000 to 500,000 euros or more.
Three-bedroom apartments in Sofia typically measure between 100 and 120 square meters, with modern family-oriented developments sometimes exceeding 130 square meters.
What's the price gap between new and resale apartments in Sofia in 2026?
As of January 2026, new-build apartments in Sofia typically cost 10% to 20% more per square meter than comparable resale apartments in the same neighborhood.
The average price per square meter for new-build apartments in Sofia sits around 2,400 to 2,600 euros (roughly 2,760 to 2,990 USD or 4,700 to 5,100 BGN), with premium new developments in central areas reaching 3,500 to 4,500 euros per square meter.
Resale apartments in Sofia average closer to 1,900 to 2,100 euros per square meter (about 2,185 to 2,415 USD or 3,700 to 4,100 BGN), though well-maintained units in desirable locations can approach new-build prices.
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Can I afford to buy in Sofia in 2026?
What's the typical total budget (all-in) to buy an apartment in Sofia in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Sofia ranges from about 170,000 to 250,000 euros (roughly 196,000 to 288,000 USD or 332,000 to 489,000 BGN), including all closing costs on top of the purchase price.
Beyond the apartment price itself, your all-in budget in Sofia should include the 3% municipal acquisition tax, the 0.1% Property Register fee, notary fees around 0.3% to 0.8%, administrative costs, and potentially a real estate agent fee of 2% to 3% plus VAT.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Sofia property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Sofia.
What down payment is typical to buy in Sofia in 2026?
As of January 2026, the typical down payment to buy an apartment in Sofia ranges from 15% to 25% of the purchase price, which means roughly 25,000 to 55,000 euros (about 29,000 to 63,000 USD or 49,000 to 108,000 BGN) for a standard apartment.
Most Bulgarian banks require a minimum down payment of around 15%, meaning they will finance up to 85% of the property value for qualified borrowers.
However, to secure more favorable mortgage terms or if you are a foreign buyer with less documentation, a recommended down payment of 20% to 25% gives you more negotiating power and lower monthly payments in Sofia.
You can also read our latest update about mortgage and interest rates in Bulgaria.
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.
Which neighborhoods are cheapest or priciest in Sofia in 2026?
How much does the price per m² for apartments vary by neighborhood in Sofia in 2026?
As of January 2026, apartment prices in Sofia range from about 1,400 euros per square meter in the most affordable neighborhoods to over 4,000 euros per square meter in the most expensive areas, which is nearly a 3x difference (roughly 1,610 to 4,600 USD or 2,740 to 7,800 BGN).
The most affordable neighborhoods in Sofia for apartment buyers include Lyulin, Nadezhda, Krasna Polyana, and parts of Zaharna Fabrika, where prices typically fall between 1,400 and 1,800 euros per square meter (about 1,610 to 2,070 USD).
The most expensive neighborhoods in Sofia include Lozenets, Iztok, Ivan Vazov, Doctor's Garden, and Oborishte, where apartment prices regularly reach 3,000 to 4,500 euros per square meter (roughly 3,450 to 5,175 USD) for quality stock.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sofia.
What neighborhoods are best for first-time buyers on a budget in Sofia in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Sofia are Lyulin (especially near metro stations), Nadezhda, and Ovcha Kupel, all offering lower entry prices with decent connectivity.
In these budget-friendly Sofia neighborhoods, apartment prices typically range from 55,000 to 120,000 euros (about 63,000 to 138,000 USD or 108,000 to 235,000 BGN) for studios and one-bedroom units.
These neighborhoods offer metro access, schools, supermarkets, and proximity to major employment zones, making them practical choices for young professionals and first-time buyers in Sofia.
The main trade-off of buying in these budget-friendly Sofia neighborhoods is that buildings tend to be older panel construction from the socialist era, and commute times to the city center can be 30 to 45 minutes during rush hour.
Which neighborhoods have the fastest-rising apartment prices in Sofia in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Sofia are Krastova Vada, Manastirski Livadi, and Vitosha quarter, all located in the south of the city near the mountain.
These fast-appreciating Sofia neighborhoods have seen estimated year-over-year price increases of 15% to 20% in 2025, outpacing the citywide average of roughly 12% to 15%.
The main driver behind the rapid price growth in these neighborhoods is new metro line extensions, modern residential construction, and strong demand from young professionals seeking green spaces and proximity to Vitosha Mountain.
You can also read our latest update about property price forecasts in Sofia.
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What extra costs will I pay on top of the apartment price in Sofia in 2026?
What are all the buyer closing costs when you buy an apartment in Sofia?
The estimated total buyer closing cost for a typical apartment purchase in Sofia ranges from 6,000 to 15,000 euros (roughly 6,900 to 17,250 USD or 11,700 to 29,300 BGN), depending on the purchase price and whether you use an agent.
The main categories of closing costs buyers must pay in Sofia include the municipal acquisition tax, Property Register entry fee, notary fees, document and administrative charges, and potentially real estate agent commission.
The largest closing cost for apartment buyers in Sofia is typically the municipal acquisition tax, which is set at 3% of the purchase price by the Sofia Municipal Council.
Some closing costs are negotiable or can vary in Sofia, particularly the real estate agent fee (which ranges from 2% to 3% plus VAT and is sometimes split with the seller) and minor administrative fees for document preparation.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Sofia?
The estimated typical percentage of the purchase price that buyers should budget for closing costs in Sofia is around 4% to 5.5% when buying without a real estate agent.
The realistic low-to-high percentage range that covers most standard apartment transactions in Sofia is 4% to 8.5%, with the higher end applying when you pay a full agent commission of 2% to 3% plus VAT.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Sofia in 2026?
What are typical HOA fees in Sofia right now?
HOA fees (called "etazhna sobstvenost" or building maintenance fees) are common in Sofia, and the estimated typical monthly fee for apartments ranges from 30 to 60 euros (about 35 to 69 USD or 59 to 117 BGN) in standard residential buildings.
The realistic range of HOA fees in Sofia goes from about 15 euros per month in basic older buildings with minimal services to over 100 euros per month in newer guarded complexes with amenities like 24-hour security, landscaping, and maintained common areas.
What utilities should I budget monthly in Sofia right now?
The estimated total monthly utility cost for a typical 60 to 80 square meter apartment in Sofia ranges from 80 to 180 euros (about 92 to 207 USD or 156 to 352 BGN), depending on the season and your consumption habits.
The realistic range of monthly utility costs in Sofia can vary from around 60 euros in summer months to over 200 euros in winter for larger or less efficient apartments with high heating needs.
The specific utilities included in a typical monthly budget in Sofia are electricity, water and sewage, district heating or gas (where applicable), and internet, with heating being highly seasonal.
The most expensive utility for apartment owners in Sofia is typically district heating during the winter months, which can account for 50% to 70% of your total utility bill from November through March.
How much is property tax on apartments in Sofia?
The estimated typical annual property tax for an apartment in Sofia ranges from 100 to 300 euros (about 115 to 345 USD or 196 to 587 BGN), which is quite low compared to most Western European countries.
Property tax in Sofia is calculated based on the tax valuation of the property (not the market value) and the rate set by the Sofia Municipal Council, which applies a per-thousand formula to the assessed value.
The realistic range of annual property tax in Sofia depends on property size, location, and age, with smaller apartments in older buildings paying closer to 50 euros per year while larger modern apartments in central areas may pay 300 to 500 euros.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sofia.
What's the yearly building maintenance cost in Sofia?
The estimated typical yearly building maintenance cost for apartment owners in Sofia ranges from 200 to 600 euros (about 230 to 690 USD or 391 to 1,174 BGN), covering regular building upkeep and minor repairs.
The realistic range of yearly maintenance costs in Sofia varies from around 150 euros in basic older buildings to over 1,000 euros in newer complexes with elevators, security, and landscaping that require higher contributions.
Expenses typically included in building maintenance costs in Sofia cover elevator maintenance, stairwell cleaning, common area lighting, minor repairs, and contributions to a reserve fund for major renovations.
In Sofia, building maintenance costs are usually included within the monthly HOA fees rather than billed separately, so you should confirm what your HOA fee covers before purchasing.
How much does home insurance cost in Sofia?
The estimated typical annual home insurance cost for an apartment in Sofia ranges from 80 to 200 euros (about 92 to 230 USD or 156 to 391 BGN) for standard coverage including property and contents.
The realistic range of annual home insurance costs in Sofia varies from around 60 euros for basic coverage on a smaller apartment to over 400 euros for comprehensive policies covering larger properties or higher insured values.
Home insurance is generally optional for apartment owners in Sofia, though banks typically require it as a condition of your mortgage if you finance the purchase.
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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 |
|---|---|---|
| Bulgarian National Bank (BNB) | It's the central bank's official fixed exchange rate statement. | We used it to convert all prices between BGN and EUR at the official rate of 1 EUR = 1.95583 BGN. |
| European Central Bank (ECB) | It's the ECB's formal press release on Bulgaria's euro adoption. | We used it to confirm the January 2026 euro adoption date and the official conversion rate. |
| Bulgarian Telegraph Agency (BTA) | It's Bulgaria's national news agency citing named market data. | We used it to anchor Sofia's mid-2025 price benchmark of around 2,020 EUR per square meter. |
| Bulgarian Properties | It's a large established brokerage with a long-running market newsletter. | We used it to anchor Sofia's new-build asking levels above 2,200 EUR per square meter in late 2025. |
| The Sofia Globe (citing NSI) | It clearly attributes numbers to NSI's official quarterly release. | We used it to quantify how new and existing dwelling prices have been moving in Bulgaria. |
| National Statistical Institute (NSI) | It's Bulgaria's official statistics agency methodology page. | We used it to ground statements about market-wide price changes based on transactions. |
| Sofia Municipality (via Ciela) | It reproduces the official municipal ordinance for local tax rates. | We used it to confirm Sofia's 3% acquisition tax rate applied in our closing cost calculations. |
| Registry Agency | It's the official tariff from the agency running the Property Register. | We used it to calculate the 0.1% Property Register entry fee in buyer closing costs. |
| Notary Chamber of Bulgaria | It's the official Notary Chamber publication of the legal fee tariff. | We used it to explain the progressive notary fee structure in buyer closing costs. |
| D Bank | It's a bank product page stating mortgage financing percentages. | We used it to establish typical maximum financing levels around 85% for qualified borrowers. |
| Sofiyska Voda | It's the utility operator's published tariffs approved by the regulator. | We used it to estimate monthly water costs for Sofia apartment owners. |
| Electrohold | It's the electricity supplier's regulated household tariff page. | We used it to estimate realistic monthly electricity costs for Sofia apartments. |
| Toplofikatsia Sofia | It's the district heating company's published price page. | We used it to estimate heating and hot water costs for apartments on district heating. |
| Global Property Guide | It's a respected international property research platform with Bulgaria coverage. | We used it to cross-check price trends and rental yield data across Sofia neighborhoods. |
| Bank for International Settlements (BIS) | It's a top-tier international institution curating property price indicators. | We used it as a credibility check that Bulgaria's price data is part of recognized datasets. |
| US FRED (BIS series) | It's a widely used public data platform mirroring official price series. | We used it to verify direction and timing of Bulgaria-wide house price movements. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Bulgaria. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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