South-facing furnished apartment with Vitosha terrace in Boyana
A furnished Boyana apartment with a broad living area, two advertised bedrooms and a separately priced garage. The photographs show a fitted kitchen and shower bathroom; reconcile the advertised two bathrooms with the supplied plan’s bathroom and separate WC.
129 m² total gross area as advertised; net internal area is not separately stated.
Why we selected this property
The specific features behind our editorial selection.
A furnished main living space
The gallery shows a sectional sofa, dining table and fitted kitchen, giving a defined existing arrangement to assess.
Visible in the reviewed photographsBedroom flexibility
Two bedrooms are advertised; the photos show one furnished bedroom and a separate empty room, which should be identified against the plan.
Per source · independent confirmation neededKitchen beside a balcony
The fitted kitchen photograph shows a glazed door beside the cabinetry opening to a balcony, giving a specific outdoor circulation route to test.
Visible in the reviewed photographsThe property in detail
The photographs show a furnished living and dining area with broad glazing, a fitted kitchen and a bedroom with installed flooring. These are concrete features to assess at a viewing. The advertiser describes two bedrooms, southern exposure and a terrace toward Vitosha on the fourth floor of six.
The 129 m² headline is gross area; no separate net internal figure is given. One shower bathroom and a separate WC are visible in the gallery, and the supplied plan labels Bathroom and WC. This needs reconciliation with the prose and parameter field claiming two bathrooms before making a household bathroom comparison.
The attraction is the existing interior and outdoor outlook; the tradeoff is buying from a furnished presentation without a verified inventory or measured plan. The apartment is advertised at €500,000 and the garage at another €50,000. Confirm whether they can be purchased separately, along with tax, lift access, maintenance charges and remaining handover fittings.
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
- Apartment asking price
- €500,000
- Garage price
- €50,000 separately; package requirement unknown
- Advertised gross area
- 129 m²; net internal area not supplied
- Floor and orientation
- 4 of 6; south, per advertiser
- Bedrooms
- 2 advertised; reconcile against dimensioned plan
- Sanitary-room discrepancy
- 2 bathrooms claimed; supplied plan labels 1 bathroom + separate WC
Some source fields differ. The specific limitation is explained in the analysis and questions below.
Presented as a completed home by the advertiser; 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.
Furnished main rooms
The living image has a sofa, dining table, kitchen cabinetry and a central column; the bedroom image has a bed, window curtains and a visible ceiling-light connection.
Measure clear furniture routes and request the handover inventory and final lighting specification.Bathroom and separate WC
One image shows a glazed shower, basin and toilet; another shows a smaller room with toilet and hand basin.
Confirm whether any second bath/shower room exists; do not treat two toilets as proof of two complete bathrooms.Plan needing reconciliation
The unmeasured plan labels one Bedroom, Bathroom and WC, shows an additional unlabelled room and marks two balconies.
Ask for an approved labelled plan matching the current apartment, room uses and exact terrace areas.Photographs do not establish structure, legal status, hidden services or permanent views.
What deserves a closer look
01The advertised two-bathroom count differs from the supplied plan’s bathroom plus separate WC.
02The garage adds €50,000 if purchased; whether a package is mandatory is not stated clearly.
03The 129 m² gross area does not establish net room sizes or the included balcony/common-part shares.
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 | 129 m² | — | €3,876 | €500,000 |
| Three-bedroom home in a small Boyana buildingSofia · Boyana | 140.44 m² | — | €3,197 | €449,000 |
| 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 an approved dimensioned plan reconcile the two advertised bedrooms and the bathroom/WC schedule?
What are the net internal, balcony and common-part components of 129 m²?
Is the €50,000 garage optional, what is its legal identity and clearance, and what VAT applies to each part?
What furniture, appliances, lighting and heating equipment will be included and working at handover?
Does a lift serve this floor, what are building fees and occupancy records, and is the property still being offered at this price?
What the analysis is based on
- Source review
- 2026-11-02
- Gallery
- 10 images available
- Visual sample reviewed
- 8 · № 1, 4, 5, 6, 7, 8, 9, 10
- Documents / inspection
- Not reviewed / not carried out
Specific property page, asking price and identifying details were accessible on 2 November 2026. Public publication does not establish current seller availability.
Unique Estates · E15485
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
Garage price: €50,000 separately; package requirement unknown. Advertised gross area: 129 m²; net internal area not supplied. Floor and orientation: 4 of 6; south, per advertiser. 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
The living image has a sofa, dining table, kitchen cabinetry and a central column; the bedroom image has a bed, window curtains and a visible ceiling-light connection. Measure clear furniture routes and request the handover inventory and final lighting specification.
What the property information tells us
The advertised two-bathroom count differs from the supplied plan’s bathroom plus separate WC. The garage adds €50,000 if purchased; whether a package is mandatory is not stated clearly. These are matters to investigate, not proof of extra building rights, rental yield or future profit.
Why selected: The gallery shows a sectional sofa, dining table and fitted kitchen, giving a defined existing arrangement to assess.
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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