Renting a Long-Term Apartment in Sofia, Bulgaria
Sofia—Bulgaria’s 2,000-year-old capital nestled at the foot of Vitosha Mountain—has quietly transformed from a post-communist relic into one of Europe’s most underrated expat hubs. With a metro population of 1.7 million, a UNESCO-listed historic core, a thriving IT sector (paying €2,000–€4,000/month for mid-level devs), and rents still 60–70 % below Vienna or Prague, the city attracts digital nomads, EU relocators, remote workers, and retirees in droves.
This exhaustive guide—updated for the 2025–2026 rental cycle—covers every micro-detail you need to secure, sign, and sustain a long-term apartment (6+ months, typically 1–3 years) in Sofia. From hyper-local neighborhood breakdowns to exact utility costs, panel-block pitfalls, notary rituals, and the hidden Facebook groups where the best deals live, consider this your zero-surprise playbook.
1. Sofia Rental Market Snapshot (2025)
| Metric | Value |
|---|---|
| Average 1-bed (50–65 m²), furnished, central | €420–€580 / month |
| Average 2-bed (80–100 m²), Lozenets/Doctors’ Garden | €650–€950 |
| Cheapest districts (panelki, Lyulin, Mladost 1) | €300–€400 |
| Luxury new-builds (Bulgaria Blvd, Iztok) | €900–€1,800 |
| Deposit norm | 1–2 months (refundable within 14 days post-inspection) |
| Agency fee | 50 % of one month’s rent + 20 % VAT |
| Notary fee (mandatory >1 yr) | €35–€70 |
| Annual rent increase cap | CPI (2024: 4.8 %) or contract clause |
| Vacancy rate (Oct–Feb) | 9–11 % → landlord leverage for tenants |
| Peak competition | Sep (students), Jun–Jul (tourist overlap) |
Currency note: Listings quote € but contracts and payments are in BGN (1 € = 1.95583 BGN fixed). Always verify the BGN figure to avoid rounding scams.
2. Neighborhood Deep-Dive: Where to Live in 2025
Sofia’s 24 administrative districts (rayoni) splinter into 200+ micro-neighborhoods. Below are the 12 most relevant for long-term renters, ranked by expat popularity, price, and livability.
2.1 Center (Tsentar)
Vibe: Ottoman mosques, Roman ruins, neoclassical boulevards. Sub-areas:
- Oborishte (Doctors’ Garden) – leafy, embassies, €600–€900 (1-bed).
- Ideal Center (Vitosha Blvd to NDK) – pedestrian heaven, €550–€750.
- Slaveykov Square – quieter, literary cafés, €500–€650.
Pros: Metro, 24/7 shops, English everywhere. Cons: Noise, tourist Airbnb saturation, parking €2/hr. Landmarks: Alexander Nevsky Cathedral, Ivan Vazov National Theatre.
2.2 Lozenets
Vibe: Upscale 1980s–2000s brick, South Park, international schools. Hot streets: Cherni Vrah Blvd, Milin Kamak St. Price: €500–€800 (1-bed), €800–€1,200 (2-bed). Expat mix: 40 % foreigners (French, British, Americans). Amenities: Lidl, Billa, 15-min walk to NDK metro.
2.3 Ivan Vazov
Vibe: Art-deco 1930s villas turned apartments, tree-lined. Price: €550–€750. Unique: Many ceilings 3.2 m, parquet floors, fireplaces. Catch: Few listings; owners hold for decades.
2.4 Iztok
Vibe: Gated compounds, Japanese embassy, new builds. Price: €700–€1,200. Perk: 24/7 security, underground parking included.
2.5 Studentski Grad (Students’ City)
Vibe: Campus sprawl, 24/7 kebabs, €350–€500. Best for: Digital nomads under 35. Noise warning: Summer festivals until 4 a.m.
2.6 Mladost (1/2/3/4)
Vibe: Socialist panel blocks + new malls. Price: €300–€450 (1-bed panel), €500–€650 (new). Commute: Mladost 1 metro → Center 12 min. Hidden gem: Block 55–56 green courtyards.
2.7 Lyulin & Nadezhda
Vibe: Working-class panelki, €280–€380. Pros: Cheap, frequent buses. Cons: 35–45 min to center, petty crime.
2.8 Vitosha Mountain Foothills (Boyana, Dragalevtsi)
Vibe: Villas with gardens, clean air. Price: €600–€1,000 (1-bed apartment in gated). Commute: 20 min drive or cable car + metro.
2.9 Geo Milev
Vibe: 1970s brick, parks, €450–€600. Bonus: Near Arena Cinema, English-speaking doctors.
2.10 Dianabad
Vibe: Compact 1980s, swimming pool complex. Price: €420–€550. Perk: Indoor 50 m pool €5 entry.
2.11 Borovo
Vibe: Quiet, Bulgaria Blvd trams. Price: €450–€620. Shopping: Mall Bulgaria 5 min walk.
2.12 Kriva Reka (new hotspot)
Vibe: 2020+ glass towers. Price: €600–€900. Perk: Fiber 1 Gbps included.
3. Timing Is Everything: Seasonal Cycles
| Month | Market Dynamic | Strategy |
|---|---|---|
| Jan–Feb | Lowest prices (-20 %), landlords panic | Sign 2-yr contracts |
| Mar–Apr | Students leave → mini-vacancy | Negotiate furniture inclusion |
| May–Jun | Pre-summer calm | Book viewings early |
| Jul–Aug | Airbnb flips → long-term scarcity | Avoid |
| Sep | 50,000 students flood | Compete or wait |
| Oct–Nov | Post-tourist drop (-15 %) | Best balance |
| Dec | Holiday slowdown | Quick moves possible |
Golden window: 15 Oct – 15 Dec. Listings peak at 2,800 (vs 1,200 in August).
4. Step-by-Step Search Process
4.1 Online Platforms (ranked by 2025 deal volume)
- Imoti.net – 42 % of long-term listings. Filter “дългосрочен наем”, “София”, price, “мебелиран” (furnished).
- OLX.bg – “от собственик” (from owner) = no agency fee.
- Homes.bg – High-quality photos, virtual tours.
- Facebook Groups (join all):
- Apartments for Rent in Sofia (Expats) – 28k members, English.
- Наеми София – Bulgarian, raw deals.
- Sofia Long-Term Rentals – verified landlords.
- Alo.bg, Bazar.bg – occasional gems.
4.2 Agencies (when to use)
- Yavlena, Bulgarian Properties, REMAX Sofia – English-speaking, handle notary.
- Fee: 50 % + VAT. Worth it for non-EU visa contracts.
4.3 Direct Owner Hacks
- Walk target streets (Lozenets’ Milin Kamak) – look for “ДАВА ПОД НАЕМ” signs.
- Ask café baristas; they know building managers.
5. Viewing Checklist (Print & Take)
| Item | Red Flag |
|---|---|
| Damp | Black corners, musty smell → mold risk |
| Heating | Electric radiators = €120–€180 winter bill |
| Windows | Single-pane → noise + cold |
| Water pressure | <2 bar → weak showers |
| Internet | Ask for speedtest screenshot |
| Elevator | Broken in panelki = 8-floor climb |
| Condo fee (такса поддръ 0.3–1.2 лв/m²) | Clarify who pays |
| Cellar/attic | Bonus storage |
| Parking | Street vs underground (€50–€100/mo) |
Pro move: Photograph electricity/water meters at viewing; include readings in contract.
6. Budget Breakdown (1-bed 60 m², Lozenets, furnished)
| Item | Cost |
|---|---|
| Rent | €520 |
| Deposit (2 mo) | €1,040 |
| Agency (50 % + VAT) | €312 |
| Notary | €45 |
| Utilities transfer | €25 |
| Internet (1 Gbps) | €18 |
| Electricity (winter) | €90 |
| District heating (TEZ) | €55 |
| Water | €12 |
| Condo fee | €30 |
| First month total | €2,147 |
| Ongoing monthly | €725 |
7. Contract & Legal Deep-Dive
7.1 Mandatory Clauses
- Exact address + EIK (building ID)
- Monthly rent in BGN
- Payment due date (1–5th)
- Deposit return: 14 days post final protocol
- Inventory list (оприс) – photograph everything
- Termination: 30 days written notice
- Repairs: landlord for roof/pipes, tenant for bulbs
7.2 Notarization
- Required for contracts >12 months or address registration.
- Bring: passports, draft contract, landlord’s title deed.
- Cost: €35 base + €0.1 per €100 rent.
7.3 Address Registration (propiska)
- Within 5 days at Rayon police.
- Needed for: bank account, healthcare, residence card.
- Fee: 5 lv.
7.4 Utility Transfer
| Utility | Provider | Transfer Steps |
|---|---|---|
| Electricity | EVN / Energo-Pro | Contract + ID → 15 min |
| District heating | Toplofikatsia Sofia | Online portal |
| Water | Sofiyska Voda | In-person, 1 hr queue |
| Internet | Vivacom / A1 | Online, 24 hr activation |
8. Panelki vs Brick vs New-Build
| Type | Pros | Cons | Winter Bill |
|---|---|---|---|
| Panel (1970–85) | Cheap, central | Poor insulation | €120–€180 |
| EPB Brick (1985–2000) | Balanced | Elevator breakdowns | €70–€100 |
| New (2015+) | Energy A, smart | Higher rent | €40–€60 |
Insulation hack: Add €300 secondary glazing → save €400 winter.
9. Internet & Coworking
- Fiber: 1 Gbps €18–€22 (Vivacom FiberNet, A1).
- Coworking: Betahaus (€149/mo), Campus X (€199 incl gym), Puzl Coworking (€170).
10. Transportation
- Metro: 2 lines, €0.82 single, €25 monthly.
- Yearly vignette (non-city) €50.
- Bolt/Uber: Center to airport €7.
11. Groceries & Daily Costs
| Item | Price |
|---|---|
| Lidl 1 L milk | €1.10 |
| Fresh banitsa | €0.80 |
| Craft beer (bar) | €2.50 |
| Gym (Pulse) | €35/mo |
12. Healthcare for Renters
- EU citizens: EHIC + register at local GP (free).
- Non-EU: Private insurance €30–€50/mo (Bulgaria Insurance, Generali).
- English clinics: Tokuda Hospital, City Clinic.
13. Pitfalls & Scams (2025 Edition)
- “Tourist trap” contracts – 12-month but landlord reclaims for summer Airbnb. Solution: notarize.
- Fake OLX owners – demand video tour + title deed scan.
- Hidden condo fee – always ask “Таксата поддръжка включена ли е?”
- Electric heating scams – 5 kW heaters = €250 bill. Demand TEZ.
14. Moving In Checklist
| Day | Task |
|---|---|
| -7 | Pay deposit, sign contract |
| -3 | Transfer utilities |
| 0 | Meter readings photo, inventory sign-off |
| +1 | Register address |
| +3 | Buy router, bed linen (JYSK €120 set) |
| +7 | Open bank (UniCredit Bulbank English app) |
15. Renewal & Exit
- Auto-renew unless 30-day notice.
- Rent hike: Max 5–7 % (2025 CPI forecast).
- Exit inspection: Schedule 10 a.m. (landlords grumpy at night).
- Deposit return: Bank transfer within 14 days or deduct damages with receipts.
16. Sofia Long-Term Rental Glossary
| Term | Meaning |
|---|---|
| Депозит | Deposit |
| Такса поддръжка | Condy fee |
| ТЕЦ | District heating |
| Етажна собственост | Condo association |
| Нотариална заверка | Notarization |
| Опис | Inventory |
17. Final Pro Tips
- Join “Sofia Expats” WhatsApp – instant landlord referrals.
- Visit Thursday evenings – owners list after work.
- Offer 11-month contract – avoids notary for some.
- Bring a Bulgarian friend – 10 % discount magic.
- Winter test – ask to turn heating on during viewing.
