Buying an apartment in Lyulin 1
Люлин 1 · 79 apartments on the market · median €2,120 per m² · 87th most expensive of 109 Sofia neighbourhoods
Ask ten Sofia agents about Lyulin 1 and you will get ten opinions; the 79 asking prices we collected give a firmer answer. The median is €2,120 per square metre, 16% below the city median, in a neighbourhood 6.5 km from Sveta Nedelya Square and in Sofia’s outer residential belt.
Most buyers arrive with one word for Lyulin 1 — panel-built — and leave with a fuller picture. This page supplies it: size-by-size pricing, construction and age data, counted local amenities, an eight-part score and an FAQ that sticks to what the data supports.
What apartments cost in Lyulin 1
The median asking price in Lyulin 1 is €135,000 for a flat of about 65 m². Half of everything on the market sits between €110,000 and €173,950, and the cheapest and dearest listings in our sample are €78,000 and €270,000.
Rate-wise, expect €2,120 per square metre as the midpoint and €1,928–€2,365 as the working range. The tails are €1,737 and €2,708/m², a 46% spread.
Expect to pay about €135,000 for a one-bedroom and €173,900 for a two-bedroom in Lyulin 1. The gap of €38,900 buys roughly 25 extra square metres — 1556 euros per added metre, against a neighbourhood median of €2,120.
Budget reality check: 63% of Lyulin 1 listings are under €150,000, 90% under €200,000 and 100% under €300,000.
| Apartment size | Median price | Middle 50% range | Typical area | € / m² | Listings |
|---|---|---|---|---|---|
| Studio / 1-room (ednostaen) | €108,000 | €92,000 – €111,000 | 46 m² | €2,444 | 13 |
| 2-room (dvustaen) — 1 bedroom | €135,000 | €105,000 – €157,500 | 65 m² | €2,130 | 45 |
| 3-room (tristaen) — 2 bedrooms | €173,900 | €139,900 – €180,000 | 90 m² | €1,932 | 13 |
| 4-room (chetiristaen) — 3 bedrooms | €245,000 | €194,999 – €248,500 | 112 m² | €2,042 | 5 |
| 5+ rooms (mnogostaen) | €240,000 | €217,500 – €240,000 | 115 m² | €2,087 | 3 |
| All sizes | €135,000 | €110,000 – €173,950 | 65 m² | €2,120 | 79 |
“2-room” means one bedroom plus a living room. Areas are built-up, including a share of the common parts. Asking prices, September 2026.
| Segment | Median price | Typical area | € / m² | Listings |
|---|---|---|---|---|
| New (2021+ / under construction) | €178,500 | 81 m² | €1,940 | 12 |
| Older stock | €130,000 | 60 m² | €2,130 | 67 |
New construction asks 9% less per square metre than older stock in Lyulin 1.
Is Lyulin 1 dear or cheap?
Against a city median of €2,538/m², Lyulin 1 runs 16% below. Translated into money on a typical 70 m² purchase, that is roughly €29,260 less than the Sofia average.
Among the neighbours, Lyulin 2 is the cheapest option at €1,893/m² and Zapaden Park (West Park) the dearest at €2,695/m². If Lyulin 1 is slightly out of reach, that first name is where most buyers look next.
| Neighbourhood | € / m² | vs Lyulin 1 | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Lyulin 1 | €2,120 | — | €135,000 | 15% | 79 |
| Lyulin 2 | €1,893 | -11% | €179,866 | 55% | 124 |
| Lyulin 3 | €2,315 | +9% | €150,000 | 5% | 81 |
| Zapaden Park (West Park) | €2,695 | +27% | €165,000 | 2% | 42 |
| Filipovtsi | €2,231 | +5% | €145,000 | 0% | 1 |
| Lyulin Centre | €1,906 | -10% | €210,000 | 81% | 125 |
The housing stock in Lyulin 1
15% of the flats for sale in Lyulin 1 are new — completed from 2021 onwards or still under construction — and 3% are being sold off-plan, before Act 16 (the occupancy permit). The median completion year across the sample is 1980.
Panel is the default here — 25% of listings with a stated material — against 0% brick. That single fact explains much of the price spread on this page, because the two build types trade at visibly different rates even on the same street.
Practical details that move the price: a median block height of 8 floors, 1% of listings on the ground floor, 0% advertised as furnished, and no private sales at all — every listing is agency-marketed.
Schools, shops and green space in Lyulin 1
1 school and 2 kindergartens are mapped inside Lyulin 1 — 137 OU Angel Kanchev. Bulgarian state schools are free; private and international schools in Sofia run from roughly €4,000 to €25,000 a year.
Retail on the doorstep runs to 6 mapped food outlets: 2 supermarkets (KAM Market and Fantastiko), 3 convenience stores and 1 bakery. The nearest mall is outside the neighbourhood.
Recreation counts 19 mapped facilities in all — 2 parks, 12 playgrounds, 1 gym or sports centre.
Day-to-day services: 5 pharmacies, 2 clinics, 1 bank branch and 2 post offices. The local hospitality scene runs to 4 restaurants and no cafés.
Schools
- 137 OU Angel Kanchev
Kindergartens
- DG 152 Lyulyache
- DG 101 Yabalkova gradina
Supermarkets
- KAM Market
- Fantastiko
Sport & fitness
- Fitnes Ares
Healthcare
- DKTs 12
The outline is the neighbourhood boundary as recorded in OpenStreetMap; markers are the facilities counted in the tables above. © OpenStreetMap contributors.
Transport and the commute
Metro: Slivnitsa at 0.7 km (8 min walk). Surface transport adds 11 mapped bus stops inside the neighbourhood. A single ticket costs €0.80 and a monthly all-lines pass €25.60 for adults.
By car, Sveta Nedelya Square in the city centre is 6.5 km away — realistically 17–29 minutes depending on the hour. On the metro the same trip is more predictable than driving, and parking in the centre is both scarce and paid. 11 bus stops are mapped here.
| Station | Distance | Walk |
|---|---|---|
| Slivnitsa (Сливница) | 0.7 km | 8 min |
| Lyulin (Люлин) | 1.2 km | 15 min |
| Zapaden park (Западен парк) | 2.2 km | 27 min |
Is Lyulin 1 right for you?
On the evidence above, the natural buyer here is one of commuters who want to leave the car at home, buyers stretching a limited budget into a full-sized flat and dog owners and runners. The mismatch cases are families who want a school on the doorstep. The value case is straightforward: 16% below the city median buys either more space or a shorter mortgage.
The editorial scorecard
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 Lyulin 1: the checks that matter
The building, not just the flat
Find out who manages the building, what the monthly charge is, and what has been deferred. In Sofia the answer is often "the lift" or "the risers".
Heating and running costs
Most listings here cite district heating (TEC). Ask for twelve months of actual bills, not an estimate — the difference between an insulated and an uninsulated block is several hundred euro a year.
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.
Budget the transaction costs
Sofia’s municipal transfer tax is 2.5% of the higher of the price and the tax valuation, and the notary and registry fees add roughly 1–1.5%. On a €135,000 flat here, budget about €6,075 in transaction costs.
Answers for Lyulin 1 buyers
How quiet is Lyulin 1?
Street life adds up to 8 mapped venues — 4 restaurants, 0 cafés, 0 bars. Almost nothing is open late; it is a place to live rather than to go out. Traffic noise is the variable that photographs never show. Check the street, not just the flat.
What should I check before buying in Lyulin 1?
The non-negotiables are a clean title history, a current skitsa, and written confirmation that no charge is registered against the flat. Unpaid building fund contributions and an unregistered alteration are the two most common surprises. The notary acts for the transaction, not for you; budget €400–900 for your own lawyer.
What size flats are typical in Lyulin 1?
Typical floor area is 65 m² (range 25–174 m²). A family two-bedroom runs to 90 m² on average here. Remember that Bulgarian listings quote built-up area, common parts included. Two flats at 80 m² can differ by 10 m² of real living space.
Is now a good time to buy in Lyulin 1?
Sofia prices have risen quickly in recent years, driven by euro adoption, low rates and a chronic shortage of quality stock. In Lyulin 1 specifically, new supply is limited (15% of listings), which supports prices but means competition for the good resale flats. No one can tell you where prices go next; what we can do is show you what is being asked today, and where.
Apartment prices in Lyulin 1 — what is the going rate?
The median asking price across the 79 apartments advertised in Lyulin 1 is €135,000 for about 65 m², or €2,120 per square metre. The interquartile range runs €110,000 to €173,950, which is where most deals happen. Bulgaria publishes no register of achieved prices, so treat this as the top of the negotiation: sellers typically settle 3–8% below the advertised figure.
Price of a one-bedroom apartment in Lyulin 1?
The dvustaen — the Bulgarian one-bedroom — sits at €135,000 in the middle of the Lyulin 1 market. Expect 65 m² of built-up area at €2,130/m², from 45 advertised units. With listings from €80,000 to €229,000, two flats on the same street can differ by a third.
Price of a family-sized flat in Lyulin 1?
Two-bedroom flats (tristaen) sit at €173,900 for around 90 m², which is €1,932 per square metre. The step up from a one-bedroom (€135,000) is roughly €38,900. The rate falls as the flat grows: €198 less per square metre than a one-bedroom.
Is Lyulin 1 expensive compared with the rest of Sofia?
The citywide figure is €2,538/m²; this neighbourhood asks €2,120/m². That is 16% below the city, ranking 87th of 109. Translated into money on a typical 70 m² purchase, roughly €29,260.
Where these numbers come from: a single-day sample of 18,058 Sofia sale listings taken on 16 September 2026, of which 79 were in Lyulin 1, plus OpenStreetMap amenity data from the same date. Read the method.
Want a shortlist for Lyulin 1?
Send a two-line brief — budget, size, timing — and we will reply with a shortlist for Lyulin 1 and the streets around it, plus an honest note on where your money would go further.