Buying an apartment in Lyulin 2
Люлин 2 · 124 apartments on the market · median €1,893 per m² · 98th most expensive of 109 Sofia neighbourhoods
Lyulin 2 — Люлин 2 on Bulgarian listings — is a outer neighbourhood 6.6 km from Sveta Nedelya Square. Across 124 current asking prices the median is €1,893/m², 25% below the city-wide figure, and Slivnitsa metro station is about 970 m away.
Its character in four words — panel-built, on the metro, affordable. Below you will find prices broken down by flat size, the age and construction of the housing stock, a full amenity count, an eight-part scorecard and the questions buyers ask most — all built on one dated snapshot of the market rather than on agency marketing copy.
Lyulin 2: asking prices in detail
Take the 124 live listings, line them up by price and the one in the middle asks €179,866 for 90 m². The quartiles are €144,972 and €214,461; nothing in the sample was cheaper than €89,890 or dearer than €347,290.
Per square metre the median is €1,893, with the middle half of listings between €1,758 and €2,250. From the 10th to the 90th percentile the spread is €873/m², or 46% of the median — a normal spread for a mixed Sofia neighbourhood.
Broken down by size: a one-bedroom (2-room) flat sells for a median €139,000 (68 m², €2,157/m²) and a two-bedroom (3-room) for €193,800 (101 m², €1,881/m²). Studios and single-room flats start lower, at a median €96,900.
If your ceiling is €200,000, 70% of the current Lyulin 2 market is open to you; at €150,000 that falls to 28%, and at €300,000 it rises to 99%.
| Apartment size | Median price | Middle 50% range | Typical area | € / m² | Listings |
|---|---|---|---|---|---|
| Studio / 1-room (ednostaen) | €96,900 | €93,722 – €102,100 | 44 m² | €2,204 | 4 |
| 2-room (dvustaen) — 1 bedroom | €139,000 | €124,860 – €159,775 | 68 m² | €2,157 | 36 |
| 3-room (tristaen) — 2 bedrooms | €193,800 | €169,495 – €227,303 | 101 m² | €1,881 | 71 |
| 4-room (chetiristaen) — 3 bedrooms | €253,440 | €182,250 – €291,650 | 160 m² | €1,613 | 11 |
| 5+ rooms (mnogostaen) | €182,244 | €175,867 – €188,622 | 100 m² | €1,854 | 2 |
| All sizes | €179,866 | €144,972 – €214,461 | 90 m² | €1,893 | 124 |
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) | €186,800 | 102 m² | €1,804 | 68 |
| Older stock | €169,500 | 86 m² | €2,167 | 56 |
New construction asks 17% less per square metre than older stock in Lyulin 2.
Value in context: Lyulin 2 and its neighbours
Sofia’s median asking price across all 136 neighbourhoods we sample is €2,538/m². Lyulin 2 is 25% below that. On a 70 m² flat — the most common size traded in the city — the difference is about €45,150.
Walk ten minutes in either direction and the price changes. Lyulin 3 asks €2,315/m²; Lyulin Centre asks €1,906/m². The table below sets Lyulin 2 against each of its neighbours.
| Neighbourhood | € / m² | vs Lyulin 2 | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Lyulin 2 | €1,893 | — | €179,866 | 55% | 124 |
| Lyulin 1 | €2,120 | +12% | €135,000 | 15% | 79 |
| Lyulin 3 | €2,315 | +22% | €150,000 | 5% | 81 |
| Lyulin Centre | €1,906 | +1% | €210,000 | 81% | 125 |
| Lyulin 4 | €2,197 | +16% | €142,995 | 28% | 82 |
Construction, age and what it means for the price
Age profile: 55% new (2021 or later, including under construction), 45% older stock. A substantial 40% is off-plan, so payment schedules and Act 14/16 milestones matter as much as the price.
The stock is genuinely mixed — 0% brick to 0% panel — so the neighbourhood median hides two rather different markets. Check which one a given flat belongs to before you judge the price.
Buildings here average 9 storeys (tallest 16), and 2% of what is for sale is on the ground floor — normally the cheapest flats in any block and the hardest to resell. Every flat in the sample is being sold through an agency.
Everyday life in Lyulin 2
Families get 1 school (90 SU Gen. Hose de San Martin) and 3 kindergartens within the neighbourhood itself, including DG 22 Velikdenche, DG 31 Lyulin and DG 35 Shtastlivo detstvo. Places at state schools follow address catchment for the first grade, so an address in Lyulin 2 does carry weight.
Groceries: 3 supermarkets (Lidl, Kam Market and T-Market), 7 smaller shops, 2 open-air markets. Having the discounters on the doorstep usually takes 10–15% off a weekly shop compared with a neighbourhood served only by convenience formats.
No mapped park inside the boundary, 16 playgrounds, 3 sports or fitness venues and 7 sports pitches.
Day-to-day services: 1 pharmacy and 1 post office. The local hospitality scene runs to 4 restaurants and 2 cafés.
Schools
- 90 SU Gen. Hose de San Martin
Kindergartens
- DG 22 Velikdenche
- DG 31 Lyulin
- DG 35 Shtastlivo detstvo
Supermarkets
- Lidl
- Kam Market
- T-Market
Sport & fitness
- DPool
- Sport City
- Ameka
Every marker is an amenity mapped within the Lyulin 2 boundary — education in amber and pink, food shops in green, transport in blue. Map data © OpenStreetMap contributors.
Metro, buses and the drive into town
Rail access: Slivnitsa is the closest station at 1.0 km (≈12 minutes’ walk). Three stations lie within 2.2 km, which is unusual outside the centre.
By car, Sveta Nedelya Square in the city centre is 6.6 km away — realistically 17–29 minutes depending on the hour. Parking in the neighbourhood itself is a real factor: older blocks were built for a fraction of today’s car ownership. 11 bus stops are mapped here.
| Station | Distance | Walk |
|---|---|---|
| Slivnitsa (Сливница) | 1.0 km | 12 min |
| Lyulin (Люлин) | 1.1 km | 13 min |
| Zapaden park (Западен парк) | 2.2 km | 26 min |
Is Lyulin 2 right for you?
Lyulin 2 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 and anyone who needs green space under the windows. With 124 flats advertised, there is usually enough choice to be selective.
The editorial scorecard
We score every neighbourhood on the same eight measures using the same formulas, so Lyulin 2 can be compared directly with anywhere else in Sofia.
Lyulin 2: a buyer's checklist
Beyond the headline price
A new flat is rarely habitable at handover. Add €250–400/m² for finishing, €8,000–20,000 for parking, and recompute the price per usable square metre once you know the common-parts coefficient.
The missing park
With no park mapped in the neighbourhood, find out on the viewing where people actually walk — and how far it is on foot.
Title and encumbrances
Before the preliminary contract: property register extract, cadastral sketch, encumbrance search, spousal consent, and a statement of building-fund arrears. In that order.
Tax base vs. price
Transaction costs on the local median of €179,866 come to roughly €8,634: 2.5% transfer tax, the notary scale, 0.1% registry entry and any commission you are asked to pay.
Ask about the neighbours
Ask for the minutes of the last general assembly, the balance of the building fund and whether any major works are planned. A pending roof or lift replacement is a five-figure liability that follows the property.
What it costs to live there
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.
Lyulin 2: frequently asked questions
What should I check before buying in Lyulin 2?
The non-negotiables are a clean title history, a current skitsa, and written confirmation that no charge is registered against the flat. Confirm the seller's marital status and spousal consent, and get a certificate that the building charges are paid up. Never pay ahead of the construction schedule, whatever discount is offered for doing so.
What size flats are typical in Lyulin 2?
Sizes cluster around 90 m²; the smallest in the sample is 35 m² and the largest 220 m². By size class: 68 m² for a one-bedroom, 101 m² for a two-bedroom. One Bulgarian quirk matters: advertised area includes a share of the common parts, adding 10–25% to the usable space. Ask for the chista (net) area before comparing two flats.
Is Lyulin 2 a good place to buy in 2026?
The citywide backdrop is a fast market: euro adoption pulled savings into property and lending stayed cheap by EU standards. Locally, the metro at 1.0 km is the structural support under values here. 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 2 — what is the going rate?
The median asking price across the 124 apartments advertised in Lyulin 2 is €179,866 for about 90 m², or €1,893 per square metre. Half the market falls between €144,972 and €214,461. Remember these are asking prices — agreed prices in Sofia usually land 3–8% lower, and further on flats that have sat on the portals for months.
Price of a one-bedroom apartment in Lyulin 2?
A dvustaen — two rooms, which means one bedroom plus a living room — asks a median €139,000 in Lyulin 2. Expect 68 m² of built-up area at €2,157/m², from 36 advertised units. The range is wide — €114,000 to €227,000 — so condition, floor and building age matter more than the postcode.
What does a two-bedroom apartment cost in Lyulin 2?
Family-sized stock — the three-room tristaen — is advertised at a median €193,800 (101 m², €1,881/m²). The step up from a one-bedroom (€139,000) is roughly €54,800. The rate falls as the flat grows: €276 less per square metre than a one-bedroom.
How does Lyulin 2 compare with Sofia’s average prices?
The citywide figure is €2,538/m²; this neighbourhood asks €1,893/m². It ranks 98th of 109 priced neighbourhoods, a gap of 25% under the median. Translated into money on a typical 70 m² purchase, roughly €45,150.
Is Lyulin 2 a good area for families?
For children the neighbourhood offers 3 kindergartens, 1 school and 16 mapped playgrounds, with 0 parks. Among them: 90 SU Gen. Hose de San Martin. Check the specific institutions you would rely on — the counts here leave little slack. Note the two different systems: schools admit by address catchment, kindergartens by a municipal points ranking.
Sources: 18,058 for-sale listings sampled from imot.bg on 16 September 2026 (124 of them in Lyulin 2); amenity counts from OpenStreetMap, extracted the same day. Asking prices, not completed sale prices. How we built this.
Shall we do the legwork in Lyulin 2?
Tell us the budget and the size, and we will come back by email with what is actually available in Lyulin 2 and the neighbourhoods next to it — including the listings that never make it onto the English-language portals.