53,473 active listings · 192 districts · Updated daily from 5 portals

Before you offer on a Sofia apartment,
see what actually sold.

Shadow sales from listings that left the portal. Real net yield versus Bulgaria's 3.7% government bond. AGKK cadastre verification when the listing has a street address. 19 sections, delivered in under 60 seconds.

Buying without it means trusting the broker's yield numbers, the listing's claimed sqm, and your own guess at what the building last sold for.

Or paste your own listing URL below:

Full Dossier€19

If we get a verifiable fact wrong on your dossier, we refund the €19 and fix the data.

€19 (~$20 / ~£16) vs a €200+/hr Sofia property consultant. Buyers using our shadow data negotiate €12,000+ off asking. Run one on every shortlist candidate.

19 sections. Cadastre-verified when address is available. Counter-offer price. Under 60 seconds.

Full dossier delivered in English. Bulgarian on request.

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What your €19 dossier includes

Investment verdict — buy, negotiate, or walk away, with a specific counter-offer price

True acquisition cost — broker fee, tax, sinking fund, the number you actually pay

Real net yield — after tax, vacancy, and costs. Compared to the risk-free rate

Shadow market data — what units in the same building actually sold for

Risk assessment — 8 items, each verified against AGKK cadastre or flagged for check

Negotiation playbook — 3 evidence-based tactics with exact euro figures

Market intelligence — how this listing compares to 53,473 active Sofia listings

Foreign buyer essentials — purchase rules, mortgage access, and zero currency risk explained

Sample report output

Investment Verdict

WALK AWAY at asking price.

At 43/100, this 1978 panel building is an underperforming asset. Net yield 2.9% falls below the 3.7% government bond rate. HIGH PROBABILITY of HOA Airbnb ban.

Bail-out price: 217.000 € — only path to market-rate yield.

/100

Value

Yield

Quality

Location

Appreciation

Illustrative example — representative 1978 panel apartment. Your dossier will reflect the listing you submit.

Sofia Market Snapshot

53,473 active listings|Avg €2,715/sqm|192 districts

What you know after reading your dossier

What did units in this building actually sell for?

Listings that leave the portal usually sold. We capture those exit prices daily across all five portals and match them to your building. You see what the neighbors actually closed at — not what the seller is hoping for.

Sellers quote gross yield. You keep net yield.

After the 10% Bulgarian flat tax, 8% vacancy, building charges, and management, the real yield is typically 25–30% below the number in the listing. We compute both — compared to Bulgaria's 3.7% risk-free government bond. If the net doesn't beat the bond, the property is underperforming.

A specific counter-offer — not generic negotiation advice

Every dossier ends with a precise euro figure for your counter-offer, derived from the shadow sales in this building, the district average, and the net yield target. You walk into the negotiation with a number backed by comparables — not a guess.