Over 15% more expensive than average housing in Sofia in 2025

Market segmentation is radically different from what it was 10 years ago

Jan 12, 2026 16:57 55

Over 15% more expensive than average housing in Sofia in 2025 - 1

On average, housing in Sofia has increased in price by 17% for the period January 2025-January 2026. The rate of price increase for two-bedroom apartments is more noticeable than that of three-bedroom apartments, according to data from the largest real estate website in our country imot.bg. This is largely understandable, considering the fact that the demand for the former is greater, analysts comment. And the interest is greater from those looking for a first home, and from those whose goal is to invest in a property and rent it out.

A more noticeable increase in housing prices is observed in neighborhoods increasingly distant from the center of the capital. Between 28% and 30% is the average increase in areas such as Benkovski, Krasna Polyana 2, Nadezhda 3 and Knyazhevo, which are traditionally considered cheaper. Similar dynamics are also observed in Vitosha, Poligona, Malinova Dolina, Mladost 3, Poduyane and Lagera - neighborhoods that have witnessed strong construction in recent years.

The increase in prices in these areas is “melting” quite a difference in price between the cheaper and more expensive neighborhoods of Sofia, experts comment.

Regarding the most luxurious neighborhoods of the capital, the average prices per square meter there are between 3900 EUR and 5500 EUR and practically remain unattainable for the average Bulgarian. These include neighborhoods such as the center, Doktorski Pametnik, Izgrev, Yavorov, Ivan Vazov and Iztok. The average price increase here is between 11% and 18%, with the exception of Yavorov, where the increase is 24%. The price increase here is mainly driven by the limited supply.

More affordable neighborhoods in Sofia are those located in the western and northeastern parts of the city. Lyulin, Obelya, Ovcha Kupel 2 and Benkovski continue to offer the lowest asking prices, although it is there that a significant price increase has been concentrated in the last year. Thus, the budget segments are actually losing some of their advantage and are gradually approaching the average levels for the capital.

A minimum annual increase of less than 10% is observed in Gorna Banya, Reduta, Strelbishte and Hipodruma. This shows that in some metropolitan areas a “ceiling” of prices has been reached, experts add.

What is observed is that in some neighborhoods the rate of price increase of 3-room apartments is outpacing that of 2-room apartments. This is largely due to the growth in demand for larger apartments. In neighborhoods with a metro, universities and a strong rental market, the opposite trend is observed – there, the price increase for 2-room properties is stronger than for 3-room ones.

The data also shows that there is a stronger segmentation in the market. The increase in prices is uneven and quite different from the logic that was followed 10 years ago. If then the demand was focused on the center and southern districts of the capital, today buyers are heading to more distant districts, where there is a metro, good infrastructure and a greater chance that the purchased home will be rented out at a higher price.

Today, segmentation is no longer so much on a geographical basis – center vs. more remote neighborhoods, and better vs. worse environment, liquid vs. illiquid product, for own use or for rental purposes.

Housing prices in Sofia by neighborhoods
January 2025 - January 2026 (in EUR/sq m)

	2-bedroom			3-bedroom			general
quarter	January 25	January 26	*mod. %*	January 25	January 26	mod. %	January 25	January 26	mod. %
7th 11th kilometer	2,042	2 048	-	2 007	2 205	9	2 007	2 205	9
Банишора	2 304	2 505	8	2 029	2 373	16	2 164	2 483	14
Белите брези	2 677	3 377	26	2 521	3 005	19	2 338	3 005	28
Бенковски	2 177	2 654	21	1 577	1 987	25	1 585	2 073	30
Борово	2 643	3 006	13	2 927	2 974	1	2 616	2 948	12
Бояна	2 262	2 752	21	2 376	2 708	13	2 341	2 707	15
Бъкстон	2 149	2 756	28	2 231	2 530	13	2 197	2 562	16
Витоша	2 135	2 736	28	2 110	2 718	28	2 104	2 714	28
Гео Милев	2 976	3 481	16	2 783	3 447	23	2 800	3 390	21
Горна баня	1 944	2 225	14	2 069	2 233	7	2 069	2 225	7
Гоце Делчев	2 850	3 195	12	2 554	3 006	17	2 566	3 035	18
Дианабад	2 687	3 339	24	2 377	3 097	30	2 477	3 149	27
Докторски паметник	4 426	5 275	19	5 305	4 502	-16	4 871	5 476	12
Драгалевци	2 218	2 765	24	2 382	2 695	13	2 385	2 774	16
Дружба	2 139	2 408	12	1 935	2 214	14	2 076	2 343	12
Дървеница	2 038	2 505	22	2 302	2 473	7	2 203	2 505	13
Западен парк	2 338	2 775	18	2 226	2 474	11	2 338	2 759	18
Зона Б-18	2 406	2 894	20	2 216	2 630	18	2 225	2 642	18
Зона Б-19	2 357	2 161	-9	2 182	2 024	-8	2 223	2 032	-9
Иван Вазов	4 093	4 210	2	3 707	4 318	16	3 787	4 210	11
Изгрев	3 777	4 939	30	3 994	4 294	7	4 179	4 828	15
Изток	3 213	3 827	19	3 170	4 108	29	3 206	3 894	21
Княжево	1 977	2 331	17	1 750	2 300	31	1 777	2 300	29
Красно село	2 064	2 755	33	2 189	2 714	23	2 154	2 692	24
Кръстова вада	2 437	3 126	28	2 398	3 006	25	2 420	3 031	25
Лагера	2 187	2 982	36	2 316	2 843	22	2 219	2 816	26
Лозенец	3 289	3 827	16	3 382	3 968	17	3 399	3 845	13
Люлин	1 837	2 041	11	1 658	1 890	13	1 765	1 982	12
Малинова долина	1 794	2 307	28	1 765	2 211	25	1 777	2 254	26
Манастирски ливади	2 325	2 960	27	2 377	2 694	13	2 286	2 740	19
Медицинска академия	3 340	3 642	9	3 183	3 958	24	3 014	3 707	22
Младост	2 249	2 707	20	2 193	2 619	19	2 201	2 586	17
Мусагеница	2 537	3 340	31	2 313	2 878	24	2 490	2 896	16
Надежда	1 941	2 334	20	1 774	2 190	23	1 911	2 291	19
Оборище	3 131	4 066	29	2 908	3 556	22	3 010	3 733	24
Овча купел	1 756	2 202	25	1 704	2 082	22	1 719	2 104	22
Павлово	2 199	2 371	7	2 141	2 589	20	2 219	2 550	14
Подуяне	2 000	2 562	28	1 965	2 509	27	1 988	2 509	26
Полигона	2 211	2 847	28	2 003	2 603	29	2 180	2 781	27
Редута	2 775	3 036	9	2 603	2 801	7	2 672	2 816	5
Света Троица	2 250	2 529	12	2 175	2 455	12	2 246	2 561	14
Свобода	1 953	2 167	10	1 841	2 248	22	1 953	2 206	12
Сердика	2 316	2 395	3	2 206	2 234	1	2 214	2 276	2
Симеоново	2 266	2 615	15	2 341	2 685	14	2 298	2 651	15
Слатина	2 275	2 449	7	1 964	2 505	27	2 121	2 505	18
Стрелбище	2 877	2 891	-	2 869	2 958	3	2 857	2 965	3
Студентски град	2 112	2 639	24	1 959	2 344	19	2 059	2 481	20
Сухата река	2 016	2 421	20	1 998	2 475	23	1 998	2 424	21
Хаджи Димитър	2 064	2 491	20	2 088	2 342	12	2 085	2 465	18
Хиподрума	2 710	3 114	14	2 774	3 071	10	2 771	3 041	9
Хладилника	2 743	3 670	33	3 005	3 512	16	2 950	3 512	19
Център	2 692	3 460	28	2 934	3 404	16	2 843	3 376	18
Яворов	3 677	4 834	31	3 730	4 421	18	3 563	4 427	24