Three-bedroom home in a small Boyana building
Apartment 6 in a small Boyana building offers three bedrooms on the source’s third floor, with 118.70 m² net area inside a 140.44 m² total. The labelled plan makes the unit identifiable, while the shared project gallery and advertised completion date require careful separation from the apartment’s delivered condition.
140.44 m² total = 118.70 m² net + 21.74 m² common parts.
Why we selected this property
The specific features behind our editorial selection.
Unit-specific area schedule
The source identifies apartment 6 with 118.70 m² net and 21.74 m² common parts, allowing a clearer area comparison.
Per source · independent confirmation neededThree-bedroom plan
The inspected drawing is labelled floor 3, apartment 6 and shows three distinct bedrooms.
Visible in the reviewed photographsSmall building with lift
Eight apartments and lift access are advertised; confirm the final owner structure and service arrangements.
Per source · independent confirmation neededThe property in detail
This specific offer identifies apartment 6 and separates 118.70 m² net area from 21.74 m² common parts. The source gives floor 3 of 5, lift access and east/south exposure. Its labelled floor plan shows three bedrooms arranged apart from the living and kitchen zone, offering a concrete basis for testing furniture sizes and circulation.
The building is advertised with eight apartments, underground garages and separate storage. The page says each apartment includes a garage, but the exact garage, title and price inclusion still need a written schedule. Photographs in this shared gallery include the façade and rooms from the wider project; a sloped-ceiling image must not be assumed to depict apartment 6.
The €449,000 offer states Bulgarian-standard finish and a completion date of 30 September 2026. That date is an advertiser entry, not a reviewed occupancy document. Confirm the unit’s present fitout, lift commissioning, permission for use and agreed handover before budgeting interior works. VAT is unspecified, and agency commission is due.
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
- Apartments
- Unit
- Apartment 6, floor 3 of 5, per source
- Total area
- 140.44 m²
- Area breakdown
- 118.70 m² net + 21.74 m² common parts
- Bedrooms
- 3, per source and labelled plan
- Finish
- Bulgarian standard; unfurnished
- Price and tax
- €449,000; VAT unspecified; commission due
Some source fields differ. The specific limitation is explained in the analysis and questions below.
Unit page states completed, date 30.09.2026, with Bulgarian-standard finish. Occupancy and unit-specific handover documents require verification.
What we found in the photographs
Observations tied to specific source photographs. Open a finding to inspect its image.
Building in its setting
The gallery shows the completed-looking façade and a wider hillside residential setting.
Exterior appearance does not prove permission for use or the condition of apartment 6.Labelled apartment 6 plan
The drawing is labelled floor 3, apartment 6 and depicts three bedrooms and a separate living/kitchen zone.
Match the drawing, dimensions and balcony accounting against the approved plan and the actual unit.Shared-gallery interior
This image shows an unfinished room with sloped glazing and ceiling surfaces.
The shared gallery does not identify this room as part of apartment 6; do not infer its headroom from it.Photographs do not establish structure, legal status, hidden services or permanent views.
What deserves a closer look
01The gallery serves the project and includes other interiors; unit-specific inspection is essential.
02Completion is stated in the offer, but occupancy documents have not been reviewed.
03Garage and storage price allocation, VAT and maintenance charges need written confirmation.
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 | 140.44 m² | — | €3,197 | €449,000 |
| South-facing furnished apartment with Vitosha terrace in BoyanaSofia · Boyana | 129 m² | — | €3,876 | €500,000 |
| Boyana apartment at Act 14 with four balconiesSofia · Boyana | 105.3 m² | — | €2,060 | €216,900 |
| Furnished two-bedroom home on Panoramen PatSofia · Boyana | 102 m² | — | €2,637 | €269,000 |
*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
Can you identify apartment 6 on site and supply its approved as-built plan?
Does the 118.70 m² net area include balconies, and what is the enclosed internal area?
Which garage and storage belong to this offer and are they included in €449,000?
What permission for use and lift commissioning records are available now?
What exact finish is delivered and what VAT, commission and maintenance charges apply?
What the analysis is based on
- Source review
- 2026-11-02
- Gallery
- 48 images available
- Visual sample reviewed
- 4 · № 1, 5, 25, 48
- 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 88995 · unit PL226687
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
Total area: 140.44 m². Area breakdown: 118.70 m² net + 21.74 m² common parts. 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
This image shows an unfinished room with sloped glazing and ceiling surfaces. The shared gallery does not identify this room as part of apartment 6; do not infer its headroom from it.
What the property information tells us
The gallery serves the project and includes other interiors; unit-specific inspection is essential. Completion is stated in the offer, but occupancy documents have not been reviewed. These are matters to investigate, not proof of extra building rights, rental yield or future profit.
Why selected: The source identifies apartment 6 with 118.70 m² net and 21.74 m² common parts, allowing a clearer area comparison.
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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