Buying an apartment in Krasna Polyana 1
Красна поляна 1 · 52 apartments on the market · median €2,450 per m² · 57th most expensive of 109 Sofia neighbourhoods
Krasna Polyana 1 (Красна поляна 1) sits in Sofia’s outer residential belt, 3.2 km from Sveta Nedelya Square, and it is where 52 of the apartments currently advertised for sale in Sofia are located. Asking prices work out at a median of €2,450 per square metre, which puts the neighbourhood close to the middle of the city and makes it the 57th most expensive of the 109 Sofia neighbourhoods we price.
The shorthand locals use: panel-built, affordable, well-connected. This page prices every apartment size separately, maps the schools, kindergartens and supermarkets that are actually inside the neighbourhood, scores Krasna Polyana 1 across eight buyer criteria and answers the questions people ask before they view. Every figure comes from a single sample of the Sofia market taken on 16 September 2026 and from OpenStreetMap’s amenity data.
Krasna Polyana 1: asking prices in detail
A median apartment in Krasna Polyana 1 is advertised at €145,750 and measures around 61 m². Half the market falls in the €119,000–€198,475 band, which is the range most buyers end up shopping in.
On a per-square-metre basis Krasna Polyana 1 runs at €2,450, quartiles €2,132–€2,670. The 10–90 percentile spread of €1,083/m² (44% of the median) tells you how heterogeneous the stock is: the market here is priced with unusual consistency.
The step from one bedroom to two is the decision most buyers face. One-bedroom (dvustaen) flats ask €126,000 at 49 m²; two-bedroom (tristaen) flats ask €198,950 at 96 m². In rate terms that is €2,558/m² against €2,211/m² — the extra bedroom is cheaper per metre than the first one.
Roughly 79% of what is advertised here sits under €200,000 — and 52% under €150,000. That ratio, more than the median, decides whether Krasna Polyana 1 is on your list.
| Apartment size | Median price | Middle 50% range | Typical area | € / m² | Listings |
|---|---|---|---|---|---|
| Studio / 1-room (ednostaen) | €118,999 | €106,250 – €119,000 | 46 m² | €2,532 | 11 |
| 2-room (dvustaen) — 1 bedroom | €126,000 | €106,500 – €159,999 | 49 m² | €2,558 | 20 |
| 3-room (tristaen) — 2 bedrooms | €198,950 | €175,375 – €240,800 | 96 m² | €2,211 | 18 |
| 4-room (chetiristaen) — 3 bedrooms | €270,000 | €234,950 – €370,000 | 123 m² | €2,195 | 3 |
| All sizes | €145,750 | €119,000 – €198,475 | 61 m² | €2,450 | 52 |
Sizes follow the Bulgarian convention of counting every room, so subtract one to get bedrooms. Prices are asks, not achieved sale prices.
| Segment | Median price | Typical area | € / m² | Listings |
|---|---|---|---|---|
| New (2021+ / under construction) | €234,000 | 114 m² | €2,305 | 4 |
| Older stock | €140,000 | 59 m² | €2,452 | 48 |
New construction asks 6% less per square metre than older stock in Krasna Polyana 1.
Is Krasna Polyana 1 dear or cheap?
Against a city median of €2,538/m², Krasna Polyana 1 runs 3% below. Translated into money on a typical 70 m² purchase, that is roughly €6,160 less than the Sofia average.
Walk ten minutes in either direction and the price changes. Bakston asks €2,777/m²; Krasna Polyana 2 asks €2,285/m². The table below sets Krasna Polyana 1 against each of its neighbours.
| Neighbourhood | € / m² | vs Krasna Polyana 1 | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Krasna Polyana 1 | €2,450 | — | €145,750 | 8% | 52 |
| Krasna Polyana 2 | €2,285 | -7% | €182,504 | 32% | 74 |
| Krasna Polyana 3 | €2,392 | -2% | €180,000 | 38% | 55 |
| Razsadnika | €2,467 | +1% | €185,500 | 27% | 59 |
| Bakston | €2,777 | +13% | €285,000 | 52% | 153 |
| Zapaden Park (West Park) | €2,695 | +10% | €165,000 | 2% | 42 |
Construction, age and what it means for the price
8% of the flats for sale in Krasna Polyana 1 are new — completed from 2021 onwards or still under construction — and 6% are being sold off-plan, before Act 16 (the occupancy permit). The median completion year across the sample is 1980.
Neither construction type dominates: brick 0%, panel 0% among listings that declare a material. Compare like with like, because a panel flat and a brick flat of the same size are not the same product.
Practical details that move the price: a median block height of 8 floors, 0% of listings on the ground floor, 0% advertised as furnished, and no private sales at all — every listing is agency-marketed.
Krasna Polyana 1 day to day
OpenStreetMap counts 2 schools and 3 kindergartens inside Krasna Polyana 1, among them 123. SU "Stefan Stambolov" and 28 SU Aleko Konstantinov. Sofia allocates municipal kindergarten places through a points system, not catchment, so proximity helps but guarantees nothing.
Groceries: 2 supermarkets (Billa and T-Market), 2 smaller shops, 2 open-air markets.
1 mapped park, 5 playgrounds, no sports or fitness venues and 5 sports pitches.
Day-to-day services: 1 pharmacy. The local hospitality scene runs to 3 restaurants and 1 café.
Schools
- 123. SU "Stefan Stambolov"
- 28 SU Aleko Konstantinov
Kindergartens
- 196 DG Sharl Pero
- 126 DG Tintyava
- 51 SDYa
Supermarkets
- Billa
- T-Market
Culture & libraries
- Chitalishte Sv. Sv. Kiril i Metodiy
Pan and zoom to see what sits where in Krasna Polyana 1. Data © OpenStreetMap contributors, extracted 16 September 2026.
How far is everything?
Rail access: Vardar is the closest station at 0.9 km (≈11 minutes’ walk). Three stations lie within 1.9 km, which is unusual outside the centre.
Distance to the centre is 3.2 km; allow 8 minutes by car outside peak hours or about 22 minutes door-to-door using Vardar metro. The neighbourhood is served by 3 bus stops.
| Station | Distance | Walk |
|---|---|---|
| Vardar (Вардар) | 0.9 km | 11 min |
| Konstantin Velichkov (Константин Величков) | 1.4 km | 17 min |
| Zapaden park (Западен парк) | 1.9 km | 22 min |
Who Krasna Polyana 1 suits
Who ends up buying here: families needing school and kindergarten places inside the neighbourhood, commuters who want to leave the car at home and dog owners and runners. Who should look elsewhere: buyers who insist on new construction. The metro is the single strongest argument for this neighbourhood, and it is visible in the price.
Eight scores for Krasna Polyana 1
Eight editorial scores, computed from the prices and amenity counts above and benchmarked against the other 135 neighbourhoods. These are our judgements, not crowd ratings.
Before you buy in Krasna Polyana 1: the checks that matter
Title first, flat second
Order a fresh skitsa and a property record extract from the Registry Agency, check for mortgages, restitution claims and unpaid common charges, and confirm the seller’s marital consent where it applies.
Tax base vs. price
Transaction costs on the local median of €145,750 come to roughly €6,996: 2.5% transfer tax, the notary scale, 0.1% registry entry and any commission you are asked to pay.
Ask about the neighbours
Request the building fund balance and the record of recent decisions. Arrears attach to the apartment, not to the seller who ran them up.
Heating and running costs
Get the last winter’s heating bills in writing. An uninsulated flat with electric heating can cost three times what a district-heated insulated one does.
Krasna Polyana 1 FAQ
Are there schools and kindergartens in Krasna Polyana 1?
The count inside Krasna Polyana 1: 2 schools, 3 kindergartens, 5 playgrounds, 1 park. Among them: 123. SU "Stefan Stambolov" and 28 SU Aleko Konstantinov. Provision is comfortable by Sofia standards. Note the two different systems: schools admit by address catchment, kindergartens by a municipal points ranking.
How well connected is Krasna Polyana 1?
You are 0.9 km from Vardar station, a 11-minute walk. Local stops number 3 for buses. The city centre is 3.2 km away — about 8 minutes by car outside the rush hour. A single ticket costs €0.80, a monthly all-lines pass €25.60.
Is Krasna Polyana 1 convenient for everyday shopping?
The neighbourhood has 2 full supermarkets, including Billa and T-Market. Add 2 convenience stores, 2 bakeries, plus 2 open-air markets. 1 pharmacy completes the everyday set.
Is there off-plan stock in Krasna Polyana 1?
Of 52 listings, 4 are new-build (8%) and 6% are being sold before Act 16. New stock asks a median €2,305/m² against €2,452/m² for older buildings. Off-plan means developer risk: pay against Act 14 (structure) and Act 16 (occupancy permit), never ahead of them, and visit a completed project by the same company.
What kind of buildings are there in Krasna Polyana 1?
Of the listings that state a construction type, 0% are brick (tuhla) and 0% prefabricated panel. The median completion year in the sample is 1980, and a typical block runs to 8 floors (tallest 19). Ask whether the block has been insulated under the national programme — it moves both the bills and the resale price. See our panel vs brick guide.
Does Krasna Polyana 1 work as an investment purchase?
Take the median €145,750 flat: at the citywide 4–6% gross range that is €486–€729 a month. Metro access is the strongest driver of rentability in Sofia, and this neighbourhood has it. From gross to net, subtract management, voids, repairs, the building fund and the effective 9% tax — our yield guide works a full example.
Do I need residency to buy in Krasna Polyana 1?
Yes, with no permit and no residency requirement. Only farmland and forest are restricted, and neither applies to an apartment. You need a passport, a Bulgarian tax number (issued in a day) and either your presence at the notary or a notarised, apostilled power of attorney. A Sofia purchase normally takes three to six weeks from agreed price to registered title — see the guide for foreign buyers.
How much are the fees and taxes on a purchase in Krasna Polyana 1?
Budget 4–5.5% on top of the price. On a median Krasna Polyana 1 flat at €145,750 that is roughly €6,996. The components: 2.5% municipal transfer tax = €3,644, notary fees of about €875, registry entry €146, plus commission where the buyer pays it. An independent lawyer costs €400–900 and is the best-value line in the whole transaction.
Data: 52 Krasna Polyana 1 listings out of 18,058 collected citywide on 16 September 2026; schools, shops and transport counted from OpenStreetMap. These are advertised prices. Method in full.
Shall we do the legwork in Krasna Polyana 1?
Send a two-line brief — budget, size, timing — and we will reply with a shortlist for Krasna Polyana 1 and the streets around it, plus an honest note on where your money would go further.