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're thinking about buying an apartment in Sofia to rent it out, you're probably wondering what kind of return you can actually expect.
This guide breaks down realistic rental yields, typical rents by apartment size, the best neighborhoods for landlords, and all the costs that will eat into your profits.
We constantly update this blog post so you always have the freshest data available.
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.
What rental yields can I realistically get from an apartment in Sofia?
What's the average gross rental yield for apartments in Sofia as of 2026?
As of early 2026, the average gross rental yield for apartments in Sofia sits around 4.5%, which means for every 100,000 euros you invest, you can expect roughly 4,500 euros in annual rent before expenses.
Most apartment investments in Sofia fall within a gross yield range of 4.2% to 4.8%, depending on apartment size, location, and how well you negotiate the purchase price.
The biggest factor that swings yields in Sofia is whether the apartment is near a metro station, because properties close to stops like Serdika, NDK, or Mladost 1 command premium rents without a proportional jump in purchase price.
Compared to other European capitals, Sofia offers notably higher gross yields than cities like Vienna or Prague, where yields often hover around 2.5% to 3.5%, making Bulgaria's capital attractive for yield-focused investors.
What's the average net rental yield for apartments in Sofia as of 2026?
As of early 2026, the average net rental yield for apartments in Sofia lands around 3.2%, which is what remains after you subtract all recurring costs like management, vacancy, taxes, and maintenance.
Most Sofia apartment investors can realistically expect net yields between 2.8% and 3.6%, with the exact figure depending heavily on how well you manage costs and minimize vacancy periods.
The single biggest expense category that drags down your gross yield in Sofia is property management combined with tenant turnover costs, because Bulgarian agencies typically charge 6% to 10% of collected rent plus tenant-find fees that can equal one month's rent each time you re-let.
By the way, you will find much more detailed data in our property pack covering the real estate market in Sofia.
What's the typical rent-to-price ratio for apartments in Sofia in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Sofia is approximately 0.375% per month, meaning a 200,000 euro apartment should generate around 750 euros in monthly rent if priced in line with the market.
Most apartment transactions in Sofia show rent-to-price ratios ranging from 0.35% to 0.40% per month, with anything above 0.40% considered a strong deal and below 0.35% suggesting you may have overpaid.
Apartments in Studentski Grad and Mladost tend to have the highest rent-to-price ratios in Sofia because purchase prices stay relatively moderate while rental demand from students and young professionals keeps rents strong.
How much rent can I charge for an apartment in Sofia?
What's the typical tenant budget range for apartments in Sofia right now?
The typical monthly tenant budget for renting an apartment in Sofia ranges from 700 to 1,400 BGN (350 to 700 euros, or 365 to 730 USD), which covers most of the market from studios to standard 2-bedroom units.
Tenants targeting mid-range apartments in Sofia, meaning modern 1-beds or decent 2-beds in areas like Mladost or Vitosha district, typically budget between 1,100 and 1,600 BGN (550 to 800 euros, or 575 to 835 USD) per month.
For high-end or luxury apartments in Sofia, particularly in Lozenets, Iztok, or the city center with premium finishes, tenants expect to pay 2,000 to 3,500 BGN (1,000 to 1,800 euros, or 1,045 to 1,880 USD) or more monthly.
We have a blog article where we update the latest data about rents in Sofia here.
What's the average monthly rent for a 1-bed apartment in Sofia as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Sofia is approximately 1,100 BGN (550 euros, or 575 USD), though this varies significantly by neighborhood and apartment condition.
Entry-level 1-bed apartments in Sofia, typically older panel buildings in areas like Lyulin or Nadezhda with basic furnishings, rent for around 900 to 1,000 BGN (450 to 500 euros, or 470 to 520 USD) per month.
Mid-range 1-beds in Sofia, meaning newer or renovated units in popular areas like Mladost or Manastirski Livadi with decent kitchens and efficient layouts, command 1,100 to 1,200 BGN (550 to 600 euros, or 575 to 625 USD) monthly.
High-end 1-bed apartments in Sofia, such as those in boutique buildings in Lozenets or the city center with premium finishes and building amenities, can fetch 1,400 to 1,600 BGN (700 to 800 euros, or 730 to 835 USD) per month.
What's the average monthly rent for a 2-bed apartment in Sofia as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Sofia is approximately 1,400 BGN (700 euros, or 730 USD), making it the most popular size for young families and professional flat-shares.
Entry-level 2-beds in Sofia, typically in older buildings in residential areas like Ovcha Kupel or Krasno Selo with functional but dated interiors, rent for around 1,200 to 1,400 BGN (600 to 700 euros, or 625 to 730 USD) monthly.
Mid-range 2-bed apartments in Sofia, meaning renovated units in well-connected areas like Mladost 1 or Studentski Grad with good transport links, command 1,400 to 1,600 BGN (700 to 800 euros, or 730 to 835 USD) per month.
High-end 2-beds in Sofia, particularly in modern developments in Lozenets or Iztok with underground parking and quality finishes, can fetch 1,800 to 2,200 BGN (900 to 1,100 euros, or 940 to 1,150 USD) monthly.
What's the average monthly rent for a 3-bed apartment in Sofia as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Sofia is approximately 2,800 to 3,000 BGN (1,400 to 1,500 euros, or 1,460 to 1,565 USD), though this segment is thinner and more sensitive to quality and location.
Entry-level 3-beds in Sofia, typically spacious but older units in areas like Mladost 4 or Druzhba with dated common areas, rent for around 2,000 to 2,400 BGN (1,000 to 1,200 euros, or 1,045 to 1,250 USD) monthly.
Mid-range 3-bed apartments in Sofia, meaning family-friendly units in areas like Vitosha district or Krastova Vada with good schools nearby and modern renovations, command 2,600 to 3,200 BGN (1,300 to 1,600 euros, or 1,355 to 1,670 USD) per month.
High-end 3-beds in Sofia, particularly penthouse-style units in Lozenets or Center with terraces and premium amenities, can fetch 3,600 BGN (1,800 euros, or 1,880 USD) or more monthly.
How fast do well-priced apartments get rented in Sofia?
A well-priced apartment in Sofia typically finds a tenant within 2 to 4 weeks, with prime units in high-demand areas like Center or near metro stations often leasing in just 1 to 2 weeks.
The typical vacancy rate for apartments in Sofia hovers around 3% to 6% annually, which translates to roughly 2 to 3 weeks of vacancy per year if you price correctly and maintain the property well.
The main factors that make some Sofia apartments rent faster than others are proximity to metro stations (especially on the blue or red lines), central heating with transparent billing (tenants fear surprise winter bills), and having an elevator in buildings above 4 floors.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Sofia.
Which apartment type gives the best yield in Sofia?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Sofia as of 2026?
As of early 2026, 1-bed apartments typically offer the best rental yield in Sofia because they strike the ideal balance between strong tenant demand and manageable purchase prices.
Studios in Sofia yield around 4.3% to 4.8% gross, 1-beds around 4.4% to 4.8%, 2-beds around 4.0% to 4.5%, and 3-beds around 3.8% to 4.2%, with smaller units generally outperforming larger ones on a yield basis.
The main reason 1-beds outperform in Sofia is that they attract the deepest tenant pool, including young professionals working near Business Park Sofia, IT workers, and expats, who need more space than a studio but cannot justify 2-bed prices.
Which features are best if you want a good yield for your apartment in Sofia?
The top features that boost rental yield in Sofia are proximity to a metro station (within 10 minutes walk), efficient layouts without wasted corridor space, and transparent central heating arrangements that give tenants cost certainty during Bulgaria's cold winters.
In Sofia, middle floors (3rd to 6th in modern buildings) rent fastest because ground floors feel less secure and top floors in older buildings can have insulation and leak issues.
Apartments with balconies or terraces in Sofia do command slightly higher rents, typically 5% to 10% more, because outdoor space is valued in a city where summers are warm and apartments can feel cramped without it.
Building features like elevators are essential in Sofia for any building above 4 floors and they do justify higher service charges, while parking adds real value in areas like Lozenets or near the business districts where street parking is nearly impossible.
Which neighborhoods give the best rental demand for apartments in Sofia?
Which neighborhoods have the highest rental demand for apartments in Sofia as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Sofia are Center (around Serdika and NDK), Lozenets, Studentski Grad, Mladost (particularly Mladost 1 and 3), and Iztok.
The main demand driver in these Sofia neighborhoods is their proximity to major employment clusters, with Center attracting professionals and expats, Mladost pulling IT workers near Business Park Sofia, and Studentski Grad serving the massive student population from nearby universities.
In these high-demand Sofia neighborhoods, well-priced apartments typically rent within 1 to 3 weeks, and vacancy rates stay below 4% annually for properly maintained units.
One emerging neighborhood gaining rental demand in Sofia is Manastirski Livadi, which offers newer construction at lower prices than Lozenets while still being close to the southern business corridor and Vitosha mountain access.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sofia.
Which neighborhoods have the highest yields for apartments in Sofia as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Sofia are Studentski Grad, Mladost, and parts of Vitosha district like Manastirski Livadi, where purchase prices remain moderate relative to achievable rents.
Gross rental yields in these top-yielding Sofia neighborhoods typically range from 4.5% to 5.2%, compared to 3.8% to 4.3% in premium areas like Lozenets where purchase prices are significantly higher.
The main reason these Sofia neighborhoods offer higher yields is that they attract steady renter demand from students and young professionals without the prestige premium that inflates purchase prices in areas like Center or Iztok, meaning rents stay proportionally higher relative to what you pay for the property.
Should I do long-term rental or short-term rental in Sofia?
Is short-term rental legal for apartments in Sofia as of 2026?
As of early 2026, short-term rentals are legal for apartments in Sofia, but operators must register with Bulgaria's official tourism system and comply with reporting requirements.
The main legal requirements for running a short-term rental apartment in Sofia include registration with the Unified Tourist Information System (ESTI), listing your property in the National Tourist Register, and reporting guest stays to authorities.
For Airbnb-style rentals in Sofia, you need to register your accommodation through the Ministry of Tourism's portal and ensure your property appears in the official National Tourist Register before accepting bookings.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sofia.
What's the gross yield difference short-term vs long-term in Sofia in 2026?
As of early 2026, short-term rentals in Sofia can generate gross yields roughly 0% to 2.5% higher than long-term rentals, meaning STR might yield 5% to 7% gross compared to 4.2% to 4.8% for traditional letting.
Long-term rentals in Sofia typically yield 4.2% to 4.8% gross, while short-term rentals can achieve 4.5% to 7.0% gross, with annual STR revenues ranging from approximately 9,000 to 13,000 euros for a typical listing.
The main additional costs that reduce the net yield advantage of short-term rentals in Sofia include cleaning fees between guests (often 20 to 30 euros per turnover), platform commissions (15% to 20% on Airbnb), consumables, higher utility usage, and increased management intensity.
To outperform a long-term rental in Sofia, a short-term rental typically needs to achieve at least 55% to 60% occupancy, which is achievable given Sofia's current average STR occupancy hovers around 60% to 70%.
What costs will eat into my net yield for an apartment in Sofia?
What are building service charges as a % of rent in Sofia as of 2026?
As of early 2026, typical building service charges in Sofia run around 6% to 8% of monthly rent, which translates to approximately 70 to 100 BGN (35 to 50 euros, or 37 to 52 USD) per month for an average apartment.
The realistic range of building service charges in Sofia spans from 4% to 12% of rent, with older panel buildings at the low end around 40 to 60 BGN (20 to 30 euros) monthly and modern developments with amenities reaching 100 to 150 BGN (50 to 75 euros) or more.
In Sofia, service charges climb above average when buildings include features like 24-hour security, maintained green spaces, underground parking management, or swimming pools, which are increasingly common in newer Lozenets and Vitosha district developments.
What annual maintenance budget should I assume for an apartment in Sofia right now?
A typical annual maintenance budget for an apartment in Sofia is around 800 to 1,600 BGN (400 to 800 euros, or 420 to 835 USD), which represents roughly 0.4% to 0.8% of a typical property's value.
The realistic range of annual maintenance costs in Sofia runs from 600 BGN (300 euros) for newer buildings in good condition to 2,000 BGN (1,000 euros) or more for older apartments requiring more frequent repairs and appliance replacements.
The most common maintenance expenses Sofia apartment owners face annually include boiler servicing or repairs (critical for Bulgaria's harsh winters), repainting between tenants, window seal replacements due to thermal stress, and occasional plumbing fixes in older buildings with aging pipes.
What property taxes should I expect for an apartment in Sofia as of 2026?
As of early 2026, the typical annual property tax for an apartment in Sofia ranges from 50 to 300 BGN (25 to 150 euros, or 26 to 157 USD), which is quite low compared to many Western European cities.
The realistic range of property taxes in Sofia depends heavily on the official tax valuation (not market price), with modest apartments paying as little as 30 to 50 BGN (15 to 25 euros) annually while larger or centrally located properties might pay 200 to 400 BGN (100 to 200 euros).
Property taxes in Sofia are calculated by applying the municipal rate of 1.875 per thousand to the official tax valuation of the property, which is typically far below the actual market value, keeping annual taxes very affordable.
Sofia does offer property tax reductions for primary residences and timely payment discounts, so if you pay your annual tax early in the year you can save a small percentage, though these exemptions generally do not apply to investment properties.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sofia.
How much does landlord insurance cost for an apartment in Sofia in 2026?
As of early 2026, typical annual landlord insurance for an apartment in Sofia costs approximately 100 to 200 BGN (50 to 100 euros, or 52 to 105 USD) for standard coverage on a mid-range property.
The realistic range of annual landlord insurance costs in Sofia spans from 50 BGN (25 euros) for basic coverage on smaller apartments to 400 BGN (200 euros) or more for comprehensive policies covering larger or higher-value properties with additional liability protection.
What's the typical property management fee for apartments in Sofia as of 2026?
As of early 2026, typical property management fees in Sofia run around 8% of collected rent, which translates to approximately 90 to 120 BGN (45 to 60 euros, or 47 to 63 USD) per month on an average apartment.
The realistic range of property management fees in Sofia spans from 6% to 10% of rent for ongoing management, with tenant-find fees adding an additional 50% to 100% of one month's rent each time you need to re-let the property.
Standard property management services in Sofia typically include rent collection, routine maintenance coordination, tenant communication, and basic financial reporting, while tenant-finding, major repairs, and legal matters often cost extra.
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 |
|---|---|---|
| Global Property Guide | Publishes transparent rent and price data with explicit yield calculations by city. | We used it as the backbone for gross yield and rent-to-price estimates by apartment type in Sofia. We cross-checked these yields against other datasets to ensure accuracy. |
| NSI Bulgaria | Bulgaria's official statistics agency for labor market and economic data. | We used it to anchor tenant affordability to official wage data. We ensured our rent estimates align with what Sofia residents can actually pay. |
| Eurostat | The EU's official statistical office with authoritative price and rent trend data. | We used it to date-stamp the market context for early 2026. We validated whether yields were trending up or down based on price versus rent movements. |
| AirDNA | Widely used institutional-grade STR analytics provider with market dashboards. | We used it for occupancy, ADR, and annual revenue benchmarks for Sofia short-term rentals. We compared STR revenue-based yields to long-term yields. |
| Airbtics | Independent STR analytics source with explicit metrics and update dates. | We used it as a cross-check against AirDNA so we're not relying on a single STR provider. We bracketed realistic STR revenue ranges using both sources. |
| Ministry of Finance Bulgaria | The government's primary source for tax rules and legal frameworks. | We used it to anchor the legal property tax rate range for Sofia apartments. We explained how tax valuation differs from market price. |
| Sofia Municipality | The official municipal source for local tax ordinances and rates. | We used it to confirm Sofia's specific immovable property tax rate. We translated the rate into practical annual euro estimates. |
| LUXIMMO | Major brokerage that regularly explains local market mechanics to buyers. | We used it to estimate typical building service charges in modern Sofia developments. We converted per-sqm charges into percentage of rent. |
| Bulgarian Properties | Long-established national real estate firm with published fee schedules. | We used it to benchmark typical letting and management commissions. We converted these into annualized cost impacts for net-yield calculations. |
| Ministry of Tourism Bulgaria | Official ministry page for STR registration and reporting requirements. | We used it to explain short-term rental legal requirements in Sofia. We outlined the registration process for Airbnb-style operators. |
| Bulgaria Insurance | Licensed insurer providing concrete premium examples and coverage guidance. | We used it to estimate realistic annual landlord insurance costs. We scaled the examples for typical Sofia apartment values. |
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