Buying an apartment in Lyulin 4
Люлин 4 · 82 apartments on the market · median €2,197 per m² · 83rd most expensive of 109 Sofia neighbourhoods
Lyulin 4 — Люлин 4 on Bulgarian listings — is a outer neighbourhood 6.8 km from Sveta Nedelya Square. Across 82 current asking prices the median is €2,197/m², 13% below the city-wide figure, and the nearest metro, Lyulin, is 1.2 km off.
Its reputation — panel-built, affordable, family — is only half the story. The other half is measurable, and that is what this page is for: pricing by flat size, building stock, amenities inside the boundary, an eight-criterion scorecard and eight questions answered with figures rather than adjectives.
The price of buying in Lyulin 4
Money first: the median ask here is €142,995 for 66 m². Interquartile range €115,250–€170,562; the extremes of our sample are €79,000 and €258,000.
Square-metre pricing sits at €2,197 in the middle, €1,987 at the lower quartile and €2,497 at the upper. Because the 10th–90th percentile band is 53% wide, the average is a poor guide here — use the size-by-size table below instead.
Expect to pay about €140,000 for a one-bedroom and €199,999 for a two-bedroom in Lyulin 4. The gap of €59,999 buys roughly 30 extra square metres — 2000 euros per added metre, against a neighbourhood median of €2,197.
Budget reality check: 63% of Lyulin 4 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) | €90,000 | €81,500 – €112,150 | 32 m² | €2,653 | 15 |
| 2-room (dvustaen) — 1 bedroom | €140,000 | €128,500 – €150,000 | 66 m² | €2,154 | 45 |
| 3-room (tristaen) — 2 bedrooms | €199,999 | €179,238 – €206,105 | 96 m² | €2,076 | 20 |
| 4-room (chetiristaen) — 3 bedrooms | €199,000 | €194,000 – €204,000 | 98 m² | €2,029 | 2 |
| All sizes | €142,995 | €115,250 – €170,562 | 66 m² | €2,197 | 82 |
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) | €166,800 | 72 m² | €1,986 | 23 |
| Older stock | €139,900 | 65 m² | €2,273 | 59 |
New construction asks 13% less per square metre than older stock in Lyulin 4.
Where Lyulin 4 sits in the market
Context matters more than the raw number. Sofia’s median is €2,538/m²; Lyulin 4 sits 13% below it, ranking 83rd of 109. Over 70 m² the gap is worth about €23,870.
Buyers rarely look at one neighbourhood in isolation. The realistic alternatives to Lyulin 4 are its neighbours, and they range from €1,790/m² in Lyulin 5 to €2,315/m² in Lyulin 3 — compared side by side below.
| Neighbourhood | € / m² | vs Lyulin 4 | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Lyulin 4 | €2,197 | — | €142,995 | 28% | 82 |
| Lyulin 3 | €2,315 | +5% | €150,000 | 5% | 81 |
| Lyulin 5 | €1,790 | -19% | €176,665 | 64% | 177 |
| Lyulin Centre | €1,906 | -13% | €210,000 | 81% | 125 |
| Lyulin 2 | €1,893 | -14% | €179,866 | 55% | 124 |
What you are actually buying into
Only 28% of the Lyulin 4 market is new construction, and 7% of listings are still being built. The median build year in the sample is 1980.
Materials matter in Sofia pricing. In Lyulin 4 the split is 0% brick to 50% panel. Brick stock tends to hold value better and is easier to remodel, which is part of why the median here sits where it does.
The typical block runs to 8 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, 50 cite TEC, 1 gas and 0 a local system. Every listing in the sample came through an agency rather than a private seller.
Everyday life in Lyulin 4
Families get 1 school (96 SOU s izuchavane na chuzhdi ezitsi Lev N. Tolstoy) and 2 kindergartens within the neighbourhood itself, including 57 TsDG Hose Marti and ODZ 55 Iglika. Places at state schools follow address catchment for the first grade, so an address in Lyulin 4 does carry weight.
Groceries: 2 supermarkets (CBA and T-Market), 6 smaller shops.
1 mapped park, 16 playgrounds, 1 sports or fitness venue and 13 sports pitches.
Healthcare within the neighbourhood: 2 pharmacies, no clinics and GP practices and 1 dental surgery. Eating out and everyday services add another 7 mapped venues — 3 restaurants, 2 cafés, no bars.
Schools
- 96 SOU s izuchavane na chuzhdi ezitsi Lev N. Tolstoy
Kindergartens
- 57 TsDG Hose Marti
- ODZ 55 Iglika
Supermarkets
- CBA
- T-Market
Sport & fitness
- Iron Arena
Pan and zoom to see what sits where in Lyulin 4. Data © OpenStreetMap contributors, extracted 16 September 2026.
Transport and the commute
The nearest metro station is Lyulin, 1.2 km away — about 15 minutes on foot. Slivnitsa (1.8 km) is the second option.
Driving into the centre covers 6.8 km and takes roughly 18 minutes off-peak, half as long again in the morning rush. Public transport inside Lyulin 4: 11 bus stops. Sofia’s blue and green paid-parking zones stop well short of here.
| Station | Distance | Walk |
|---|---|---|
| Lyulin (Люлин) | 1.2 km | 15 min |
| Slivnitsa (Сливница) | 1.8 km | 22 min |
| Zapaden park (Западен парк) | 2.2 km | 26 min |
Matching Lyulin 4 to your priorities
Who ends up buying here: buyers stretching a limited budget into a full-sized flat and dog owners and runners. Who should look elsewhere: daily commuters without a car and families who want a school on the doorstep. The absence of a metro station is the main structural drag on values — it also creates the discount.
The editorial scorecard
Our own assessment of Lyulin 4 on eight criteria, each scored from the data on this page — not from user reviews. Scores are relative to the rest of Sofia.
Before you buy in Lyulin 4: the checks that matter
Panel: what to inspect
Three questions decide a panel purchase: is the building insulated, when were the vertical risers last replaced, and what is the roof like above the top floor. The answers are worth thousands.
Walk it before you buy
Distance to the metro here is 1.2 km — far enough that most residents take a bus to the platform. Time the full door-to-desk journey, not the straight line.
Title and encumbrances
The title work is the same everywhere in Sofia — register extract, skitsa, encumbrances, marital status, inheritance certificate if relevant — and it is the part buyers skip when they are in a hurry.
Tax base vs. price
Transaction costs on the local median of €142,995 come to roughly €6,864: 2.5% transfer tax, the notary scale, 0.1% registry entry and any commission you are asked to pay.
The building, not just the flat
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
Running costs vary more than purchase prices in Sofia. Ask what the January bill was, what the building fund charges monthly, and whether hot water comes from the district system.
Lyulin 4 FAQ
What does a family apartment cost in Lyulin 4?
Two-bedroom flats (tristaen) sit at €199,999 for around 96 m², which is €2,076 per square metre. Compared with the €140,000 one-bedroom, you are paying €59,999 for the additional room. Per square metre it is the better deal — €78/m² cheaper than the smaller flat, which is the normal pattern in Sofia.
Is Lyulin 4 above or below the Sofia average?
Set €2,197/m² here against €2,538/m² for Sofia as a whole. In relative terms: -13% against the Sofia median, 83rd place of 109. Translated into money on a typical 70 m² purchase, roughly €23,870.
What is Lyulin 4 like for a family with young children?
For children the neighbourhood offers 2 kindergartens, 1 school and 16 mapped playgrounds, with 1 park. Named schools include 96 SOU s izuchavane na chuzhdi ezitsi Lev N. Tolstoy. Provision is thin, so confirm the exact school and kindergarten you would use before you buy. First-grade places follow the registered address, while kindergarten places are allocated by points citywide rather than by catchment.
How well connected is Lyulin 4?
Metro access means Lyulin at 1.2 km, about 15 minutes' walk. 11 bus stops are mapped inside Lyulin 4. The city centre is 6.8 km away — about 18 minutes by car outside the rush hour. A single ticket costs €0.80, a monthly all-lines pass €25.60.
Is Lyulin 4 convenient for everyday shopping?
2 supermarkets — CBA and T-Market sit inside the neighbourhood. The rest of the daily-needs picture: 6 convenience stores and 1 bakery. Pharmacies: 2.
Is new construction available in Lyulin 4?
New construction is 28% of the market, with 7% of all listings still pre-completion. Expect €1,986/m² for new against €2,273/m² for the existing stock — a 13% 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.
What is the housing stock like in Lyulin 4?
Where the material is given: brick 0%, panel 50%. The median completion year in the sample is 1980, and a typical block runs to 8 floors (tallest 16). 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.
Does Lyulin 4 work as an investment purchase?
Take the median €142,995 flat: at the citywide 4–6% gross range that is €477–€715 a month. The absence of rail access limits the tenant pool; budget for longer gaps between tenancies. From gross to net, subtract management, voids, repairs, the building fund and the effective 9% tax — our yield guide works a full example.
Sources: 18,058 for-sale listings sampled from imot.bg on 16 September 2026 (82 of them in Lyulin 4); amenity counts from OpenStreetMap, extracted the same day. Asking prices, not completed sale prices. How we built this.
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