Boyana house with four bedrooms and garden
A furnished four-bedroom house in a managed Boyana complex, advertised with 452 m² and a 642 m² yard. The practical distinction is the combination of basement support space, internal garage access and maintained grounds; the recurring fee and the legal nature of the yard need close attention.
Advertised area; the measurement basis needs confirmation.
Why we selected this property
The specific features behind our editorial selection.
Four-bedroom accommodation
Four bedrooms and three bathrooms are stated, with basement laundry and storage supporting family use.
Per source · independent confirmation neededExisting furnished rooms
Reviewed kitchen and bedroom photographs show an established furnishing scheme rather than an empty shell.
Visible in the reviewed photographsManaged exterior services
Security, grounds maintenance and snow removal are advertised, useful for a buyer wanting contracted upkeep.
Per source · independent confirmation neededThe property in detail
The advertiser describes four bedrooms, three bathrooms and a basement with gym, storage and laundry functions. The 452 m² headline therefore needs a level-by-level area schedule to distinguish living rooms, basement and garage. A 642 m² yard is stated, but its ownership and any shared-complex rights require title documents rather than inference from the house description.
Inspected interiors show a fitted kitchen and dining area, exposed timber ceiling beams, a furnished bedroom and timber-lined circulation space. These photographs help assess the existing style; they cannot establish the condition of the roof, hidden structure or mechanical systems. Heat-pump heating, underfloor distribution and smart controls are advertiser claims to test at inspection.
The source lists an 800 BGN monthly maintenance fee covering a complex with security and grounds services. The asking price is €1,095,348, with commission due and VAT unspecified. Confirm the service contract, included furniture and the garage’s actual vehicle dimensions before comparing this managed home with an independently maintained house.
Original EstaSelect editorial analysis · 2026-11-02 · No property inspection
Property facts
Advertiser information, unless otherwise stated. Unknown is kept separate from no.
- Property type
- Houses & villas
- Advertised house area
- 452 m²; level breakdown required
- Advertised yard
- 642 m²; title rights unreviewed
- Rooms
- 4 bedrooms; 3 bathrooms, per source
- Systems
- Heat pump and underfloor heating advertised
- Maintenance
- 800 BGN/month listed by source
- Price and tax
- €1,095,348; VAT unspecified; commission due
Building described as completed by the advertiser; supporting documents have not been reviewed.
What we found in the photographs
Observations tied to specific source photographs. Open a finding to inspect its image.
Kitchen and dining room
A fitted kitchen island, dining table and timber ceiling beams are visible.
Confirm the appliance inventory and inspect ventilation and plumbing.Bedroom and circulation
A furnished bedroom and a timber-lined passage have finished floors and lighting.
The finishes do not prove insulation, structural condition or system performance.Photographs do not establish structure, legal status, hidden services or permanent views.
What deserves a closer look
01The 452 m² measurement is not broken down by house, basement and garage.
02The source lists maintenance at 800 BGN per month; current billing and scope need confirmation.
03Yard title, roof condition and service-system records have not been reviewed.
Understand the location
Sofia · Boyana · Approximate area, not the exact address
Map markers show approximate areas, not verified property addresses.
Purchase costs — Sofia example
*Assuming the entered purchase price is the relevant tax base. A higher tax assessment may change the calculation. The planning allowance is not an exact sum of fees. Agency, legal, mortgage and other costs are additional.
Price in context
Selected same-use offers in the same city. Asking prices, not completed transactions.
| Property | Advertised area | Plot | Price per m²* | Asking total |
|---|---|---|---|---|
| This propertySofia · Boyana | 452 m² | 642 m² | €2,423 | €1,095,348 |
| Spacious house with a double garageSofia · Boyana | 532 m² | 350 m² | €1,316 | €699,999 |
| Level garden near Sekvoya StreetSofia · Boyana | 300 m² | 838 m² | €2,467 | €740,000 |
| Character house with a green garden in Gorna BanyaSofia · Gorna Banya | 450 m² | 1,000 m² | €1,444 | €649,900 |
*Total asking, including stated mandatory extras, divided by advertised area. Net area, common parts, basement, land rights, condition and micro-location may differ. This is a comparison starting point, not a valuation.
What to check before deciding
What does the 452 m² include on each level, including garage and basement?
Is the 642 m² yard owned exclusively, held in shares or provided as a use right?
What is the current maintenance invoice and can the complex change its charges?
Can the roof, drainage, timber structure and basement waterproofing be independently inspected?
What are the garage clear dimensions and the legal basis for the guest parking spaces?
Which furniture and systems are included, and what VAT and commission apply?
What the analysis is based on
- Source review
- 2026-11-02
- Gallery
- 13 images available
- Visual sample reviewed
- 3 · № 1, 7, 13
- Documents / inspection
- Not reviewed / not carried out
The specific offer remains presented for sale on the public advertiser page. This is a public listing signal, not seller confirmation of availability.
BULGARIAN PROPERTIES · Sfa 81808
Original listing and advertiser contactThe selection, in summary
Five criteria, with their evidence in view. An unassessed criterion stays unscored; missing information is not zero.
Rating not calculated. The available evidence is not yet sufficient for a defensible overall result.
No example or average pointsWhat the property information tells us
VAT treatment needs confirmation. Confirm commission and any additional mandatory charges with the advertiser. No market-price score has been calculated for this property. It requires suitable, independently checked comparisons with consistent area, tax and rights definitions.
Open price contextWhat the property information tells us
Sofia · Boyana Check daily routes, transport, services, noise and outdoor access from the exact address. A neighbourhood name alone does not establish these conditions.
Inspect the locationWhat the property information tells us
Advertised house area: 452 m²; level breakdown required. Advertised yard: 642 m²; title rights unreviewed. Confirm usable areas and rights against approved documents. More advertised square metres do not automatically earn more points.
Review the property factsWhat the property information tells us
A fitted kitchen island, dining table and timber ceiling beams are visible. Confirm the appliance inventory and inspect ventilation and plumbing.
What the property information tells us
The 452 m² measurement is not broken down by house, basement and garage. The source lists maintenance at 800 BGN per month; current billing and scope need confirmation. These are matters to investigate, not proof of extra building rights, rental yield or future profit.
Review the checks before decidingWhy selected: Four bedrooms and three bathrooms are stated, with basement laundry and storage supporting family use.
Proposed scoring method
The weights describe the proposed structure, not points awarded to this property. Once the method is calibrated, confirmed levels from 0 to 5 would convert to points as weight × level / 5.
A numerical rating requires a consistent method for the property type, suitable independent market comparisons, and an editorial review of the evidence for each criterion. Listing claims, photo observations and unresolved questions must remain distinguishable.
An overall result remains unpublished when the evidence is insufficient. Missing information is not zero; example or average points do not replace it. The current card presents the available evidence without assigning points.
Our selection principles
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