Three-level house with workshop and garden
An Orlandovtsi house whose 308.20 m² advertised built-up area combines residential floors with a substantial ground-level workshop and office. Three bedrooms, a garden and a double garage broaden its use. The central choice is accepting a multi-level, mixed-function building and verifying the workshop’s permitted status.
308.20 m² total built-up area; 550 m² garden.
Why we selected this property
The specific features behind our editorial selection.
Separate work and residential levels
The ground floor’s advertised workshop and office are distinct from the bedroom floors, useful where hobbies need more room than an apartment store.
Per source · independent confirmation neededDefined garage provision
A separate 48.40 m² double garage is described, giving specific dimensions to verify rather than relying on street parking.
Per source · independent confirmation neededHouse character visible
The inspected exterior shows a cylindrical facade feature, trees and a masonry barbecue, setting this house apart spatially from a standard apartment.
Visible in the reviewed photographsThe property in detail
The advertised area needs reading by level. Of 308.20 m² total built-up area, the source assigns 140.20 m² to a ground-floor workshop, office with kitchenette, changing facilities, storage and technical room. The main residential floor is 132 m² with living and cooking space, two bedrooms and sanitary rooms; a 36 m² upper level adds another bedroom and work area.
The inspected exterior photograph shows the house’s cylindrical central feature, mature planting and a masonry barbecue. Another image shows a fitted kitchen and dining area beside an internal staircase. These provide character and usable starting points for a viewing, while the stairs make level changes part of daily life.
The source advertises a 550 m² garden, a separate 48.40 m² double garage and a 2002 construction date. A water-jacket fireplace, electric boiler and air conditioners are described as heating options. Verify ownership boundaries, access, commissioning and service connections. Combining home and work is an interesting use case, but commercial activity depends on designation and permissions, not the listing’s suggestion.
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
- Built-up area
- 308.20 m² advertised; not all residential rooms
- Level breakdown
- 140.20 m² ground; 132 m² main; 36 m² upper
- Bedrooms
- Three advertised across upper residential levels
- Garden
- 550 m² per advertiser; title unreviewed
- Garage
- Separate double garage, 48.40 m² per source
- Construction / heating
- 2002; water-jacket fireplace, electric boiler and AC described
Existing building per publisher; occupancy documents have not been reviewed.
What we found in the photographs
Observations tied to specific source photographs. Open a finding to inspect its image.
Distinctive exterior and planted yard
A cylindrical facade section rises between lower roof sections; mature greenery and a large masonry barbecue occupy the foreground.
Inspect roof junctions, rainwater drainage and the actual garden boundary.Living space and level changes
A fitted kitchen and dining table sit beside an open staircase; another image shows a separate stair flight and doorway.
Check stairs, handrails, room-to-room access and which levels can be used independently.Photographs do not establish structure, legal status, hidden services or permanent views.
What deserves a closer look
01The 308.20 m² is total built-up area; a large ground-floor share serves work and technical functions.
02Daily use involves stairs, and the upper bedroom’s headroom needs measurement.
03Business use, land title, service connections and access rights have not been independently verified.
Understand the location
Sofia · Orlandovtsi · 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 · Orlandovtsi | 308.2 m² | 550 m² | €1,619 | €499,000 |
| Level garden near Sekvoya StreetSofia · Boyana | 300 m² | 838 m² | €2,467 | €740,000 |
| Furnished house with a 986 m² gardenSofia · Gorna Banya | 350 m² | 986 m² | €2,357 | €825,000 |
| House for finishing in Gorna BanyaSofia · Gorna Banya | 370 m² | 520 m² | €1,757 | €650,000 |
*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
Provide title and cadastral plans confirming the house, 550 m² land and separate garage boundaries.
What is the approved designation of the workshop and office, and which activities are permitted?
Show occupancy documents and any approved alterations; measure upper-floor headroom and stairs.
Have the roof, chimney, water-jacket system and electric boiler been inspected and serviced?
What legal road access, water, drainage/sewer and electricity supply serve the property?
Confirm availability, included furnishings and garage, VAT treatment and commission at €499,000.
What the analysis is based on
- Source review
- 2026-11-02
- Gallery
- 42 images available
- Visual sample reviewed
- 3 · № 1, 15, 30
- Documents / inspection
- Not reviewed / not carried out
Exact page shows €499,000, 308.20 m² total built-up, three functional levels, a 550 m² garden and separate 48.40 m² garage. Workshop use and land title are advertiser-only facts; seller availability unconfirmed.
BULGARIAN PROPERTIES · Sfa 88074
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 · Orlandovtsi 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
Built-up area: 308.20 m² advertised; not all residential rooms. Garden: 550 m² per advertiser; title unreviewed. Garage: Separate double garage, 48.40 m² per source. 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 and dining table sit beside an open staircase; another image shows a separate stair flight and doorway. Check stairs, handrails, room-to-room access and which levels can be used independently.
What the property information tells us
The 308.20 m² is total built-up area; a large ground-floor share serves work and technical functions. Daily use involves stairs, and the upper bedroom’s headroom needs measurement. These are matters to investigate, not proof of extra building rights, rental yield or future profit.
Review the checks before decidingWhy selected: The ground floor’s advertised workshop and office are distinct from the bedroom floors, useful where hobbies need more room than an apartment store.
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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