Buying an apartment in Lyulin 10
Люлин 10 · 232 apartments on the market · median €1,861 per m² · 102nd most expensive of 109 Sofia neighbourhoods
For an English-speaking buyer, Lyulin 10 is best understood through three numbers: 232 apartments for sale, €1,861/m² as the median ask, and 4.4 km to the centre. The rest of this page unpacks what those numbers buy.
In shorthand — new-build, construction boom, affordable, young families. Read on for the price table by apartment size, the make-up of the housing stock, the schools and shops within the neighbourhood boundary, our eight-criterion assessment, and the answers buyers usually have to dig for.
Apartment prices in Lyulin 10
Across all sizes, the typical Lyulin 10 listing asks €186,100 for roughly 86 m². The middle half of the market runs from €149,871 to €215,046; outliers stretch from €87,495 to €480,750.
Rate-wise, expect €1,861 per square metre as the midpoint and €1,770–€2,292 as the working range. The tails are €1,741 and €2,662/m², a 49% spread.
Expect to pay about €149,871 for a one-bedroom and €200,000 for a two-bedroom in Lyulin 10. The gap of €50,129 buys roughly 38 extra square metres — 1319 euros per added metre, against a neighbourhood median of €1,861.
Counting by budget band rather than by average: 30% of listings ask less than €150,000, 69% less than €200,000, 95% less than €300,000.
| Apartment size | Median price | Middle 50% range | Typical area | € / m² | Listings |
|---|---|---|---|---|---|
| Studio / 1-room (ednostaen) | €93,611 | €93,610 – €93,611 | 50 m² | €1,862 | 13 |
| 2-room (dvustaen) — 1 bedroom | €149,871 | €132,176 – €160,788 | 74 m² | €1,844 | 91 |
| 3-room (tristaen) — 2 bedrooms | €200,000 | €195,000 – €240,000 | 112 m² | €1,949 | 121 |
| 4-room (chetiristaen) — 3 bedrooms | €301,372 | €287,779 – €335,779 | 154 m² | €1,957 | 4 |
| 5+ rooms (mnogostaen) | €260,000 | €253,500 – €349,500 | 146 m² | €2,032 | 3 |
| All sizes | €186,100 | €149,871 – €215,046 | 86 m² | €1,861 | 232 |
Note the room convention (total rooms, not bedrooms) and that these are asking prices; Sofia deals usually close a few per cent below.
| Segment | Median price | Typical area | € / m² | Listings |
|---|---|---|---|---|
| New (2021+ / under construction) | €179,000 | 96 m² | €1,840 | 164 |
| Older stock | €195,500 | 80 m² | €2,364 | 68 |
New construction asks 22% less per square metre than older stock in Lyulin 10.
Where Lyulin 10 sits in the market
Sofia’s median asking price across all 136 neighbourhoods we sample is €2,538/m². Lyulin 10 is 27% below that. On a 70 m² flat — the most common size traded in the city — the difference is about €47,390.
Buyers rarely look at one neighbourhood in isolation. The realistic alternatives to Lyulin 10 are its neighbours, and they range from €1,680/m² in Obelya to €2,308/m² in Vrabnitsa 2 — compared side by side below.
| Neighbourhood | € / m² | vs Lyulin 10 | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Lyulin 10 | €1,861 | — | €186,100 | 71% | 232 |
| Lyulin 9 | €2,020 | +9% | €177,050 | 56% | 182 |
| Lyulin 8 | €2,060 | +11% | €197,372 | 66% | 248 |
| Obelya | €1,680 | -10% | €144,893 | 88% | 84 |
| Vrabnitsa 2 | €2,308 | +24% | €180,000 | 61% | 79 |
The buildings: age, construction and layout
New-build accounts for 71% of the listings here, with 62% of the total sold before completion. Half the stock on the market was finished before 2027 and half after. This is a construction-led market: you are mostly choosing between developers, not between owners.
Brick dominates: 17% of listings that declare a material, against 0% panel. 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.
The typical block runs to 7 floors, with the tallest in the sample at 16. On heating, district heating (TEC) is the norm — the cheapest option to run in Sofia and the one to expect: of the listings that mention it, 126 cite TEC, 2 gas and 1 a local system. Every listing in the sample came through an agency rather than a private seller.
Living in Lyulin 10: the practical detail
Families get 1 school (37 SU Rayna Knyaginya) and 4 kindergartens within the neighbourhood itself, including DG 86 Asen Bosev, 139 DG Panorama - sgrada ul. Lui Pastyor and DG 200 Tsveten ray. Places at state schools follow address catchment for the first grade, so an address in Lyulin 10 does carry weight.
Groceries: 5 supermarkets (Billa, T-Market, super Valentin and ProMarket), 2 smaller shops, plus 1 mall — West Mall.
Green space and recreation: 1 park or public garden (Zapadna porta kam Zapaden park), 32 playgrounds and 3 gyms and sports facilities.
12 health facilities are mapped here: 8 pharmacies, 2 clinics, 1 hospital, 1 dentist.
Schools
- 37 SU Rayna Knyaginya
Kindergartens
- DG 86 Asen Bosev
- 139 DG Panorama - sgrada ul. Lui Pastyor
- DG 200 Tsveten ray
- 95 DG Omayniche (s yasleni grupi)
Parks & gardens
- Zapadna porta kam Zapaden park
Supermarkets
- T-Market
- super Valentin
- ProMarket
- Billa Mega Mall
- Billa
Shopping centres
- West Mall
Sport & fitness
- Next Level
Pan and zoom to see what sits where in Lyulin 10. Data © OpenStreetMap contributors, extracted 16 September 2026.
Connections from Lyulin 10
The nearest metro station is Zapaden park, 0.5 km away — about 6 minutes on foot. Lyulin (1.3 km) is the second option.
Driving into the centre covers 4.4 km and takes roughly 12 minutes off-peak, half as long again in the morning rush. Public transport inside Lyulin 10: 15 bus stops. Sofia’s blue and green paid-parking zones stop well short of here.
| Station | Distance | Walk |
|---|---|---|
| Zapaden park (Западен парк) | 0.5 km | 6 min |
| Lyulin (Люлин) | 1.3 km | 15 min |
| Vardar (Вардар) | 1.4 km | 17 min |
The natural buyer here
Lyulin 10 suits commuters who want to leave the car at home, buyers stretching a limited budget into a full-sized flat and anyone who wants a new building with a lift, parking and lower bills. It works less well for families who want a school on the doorstep. With 232 flats advertised, there is usually enough choice to be selective.
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.
Due diligence for Lyulin 10
The winter bill
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.
Off-plan: the rules
With 62% of the local market still under construction, developer risk is real: pay against milestones, visit a completed project by the same company, and read the penalty clauses both ways.
The new-build arithmetic
Confirm what the price includes: parking space (€8,000–20,000 in Sofia), storage room, and whether the “common parts” coefficient is 12% or 25% — it changes the real price per usable metre.
The paperwork that matters
Before the preliminary contract: property register extract, cadastral sketch, encumbrance search, spousal consent, and a statement of building-fund arrears. In that order.
The 5% nobody mentions
Transaction costs on the local median of €186,100 come to roughly €8,933: 2.5% transfer tax, the notary scale, 0.1% registry entry and any commission you are asked to pay.
You are buying a co-ownership
Request the building fund balance and the record of recent decisions. Arrears attach to the apartment, not to the seller who ran them up.
Questions buyers ask about Lyulin 10
Are there schools and kindergartens in Lyulin 10?
Inside the boundary OpenStreetMap records 1 school, 4 kindergartens, 32 playgrounds and 1 park. Among them: 37 SU Rayna Knyaginya. Check the specific institutions you would rely on — the counts here leave little slack. First-grade places follow the registered address, while kindergarten places are allocated by points citywide rather than by catchment.
What is the commute from Lyulin 10 into central Sofia?
You are 0.5 km from Zapaden park station, a 6-minute walk. Surface transport: 15 bus stops. Sveta Nedelya Square lies 4.4 km off, 12 minutes by car when the roads are clear and half as long again at 8.30 a.m. Tickets are €0.80 single, €25.60 a month.
Is Lyulin 10 convenient for everyday shopping?
Groceries are covered by 5 supermarkets (Billa, T-Market, super Valentin and ProMarket). The rest of the daily-needs picture: 2 convenience stores and 1 bakery, plus 1 shopping centre. There are also 8 pharmacies.
Is new construction available in Lyulin 10?
New construction is 71% of the market, with 62% of all listings still pre-completion. Expect €1,840/m² for new against €2,364/m² for the existing stock — a 22% difference. 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.
How old are the buildings in Lyulin 10?
Of the listings that state a construction type, 17% are brick (tuhla) and 0% prefabricated panel. Blocks average 7 storeys, with a median build year of 2027. Panel blocks trade 10–20% below comparable brick in Sofia; an insulated panel building closes much of that gap because heating costs 30–40% less.
Is Lyulin 10 a good buy-to-let investment?
Sofia long lets generally produce 4–6% gross. On a median Lyulin 10 flat at €186,100, 5% gross means about €775 a month in rent. Metro access is the strongest driver of rentability in Sofia, and this neighbourhood has it. Budget 10% for management and maintenance and an effective 9% income tax (10% on 90% of gross), plus annual property tax and waste fees.
Are there restrictions on foreigners buying in Lyulin 10?
Yes, with no permit and no residency requirement. Only farmland and forest are restricted, and neither applies to an apartment. The paperwork is a passport, a personal number for foreigners, and a power of attorney if you cannot attend the signing in person. Allow three to six weeks end to end, or longer with a mortgage. The step-by-step process sets out each stage.
How much are the fees and taxes on a purchase in Lyulin 10?
Budget 4–5.5% on top of the price. On a median Lyulin 10 flat at €186,100 that is roughly €8,933. The components: 2.5% municipal transfer tax = €4,653, notary fees of about €1,117, registry entry €186, plus commission where the buyer pays it. Our costs and taxes guide breaks every line down, including the annual bills afterwards.
Based on 232 live Lyulin 10 listings within a citywide sample of 18,058 (imot.bg, 16 September 2026) and OpenStreetMap amenity counts inside the neighbourhood boundary. How we did it.
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