Buying an apartment in Lyulin 5
Люлин 5 · 177 apartments on the market · median €1,790 per m² · 103rd most expensive of 109 Sofia neighbourhoods
Ask ten Sofia agents about Lyulin 5 and you will get ten opinions; the 177 asking prices we collected give a firmer answer. The median is €1,790 per square metre, 29% below the city median, in a neighbourhood 7.1 km from Sveta Nedelya Square and in Sofia’s outer residential belt.
In shorthand — new-build, panel-built, on the metro. 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.
Lyulin 5 apartment prices, size by size
Take the 177 live listings, line them up by price and the one in the middle asks €176,665 for 99 m². The quartiles are €116,000 and €221,799; nothing in the sample was cheaper than €40,000 or dearer than €407,890.
Rate-wise, expect €1,790 per square metre as the midpoint and €1,708–€2,090 as the working range. The tails are €1,646 and €2,465/m², a 46% spread.
The step from one bedroom to two is the decision most buyers face. One-bedroom (dvustaen) flats ask €115,000 at 65 m²; two-bedroom (tristaen) flats ask €202,742 at 114 m². In rate terms that is €1,863/m² against €1,760/m² — the extra bedroom is cheaper per metre than the first one.
Roughly 60% of what is advertised here sits under €200,000 — and 40% under €150,000. That ratio, more than the median, decides whether Lyulin 5 is on your list.
| Apartment size | Median price | Middle 50% range | Typical area | € / m² | Listings |
|---|---|---|---|---|---|
| Studio / 1-room (ednostaen) | €99,000 | €92,000 – €108,000 | 44 m² | €2,310 | 25 |
| 2-room (dvustaen) — 1 bedroom | €115,000 | €108,850 – €118,250 | 65 m² | €1,863 | 39 |
| 3-room (tristaen) — 2 bedrooms | €202,742 | €172,499 – €222,418 | 114 m² | €1,760 | 94 |
| 4-room (chetiristaen) — 3 bedrooms | €247,346 | €233,122 – €306,826 | 135 m² | €1,742 | 15 |
| 5+ rooms (mnogostaen) | €357,445 | €332,222 – €382,668 | 206 m² | €1,980 | 2 |
| Maisonette (mezonet) | €226,909 | €212,954 – €240,864 | 150 m² | €1,513 | 2 |
| All sizes | €176,665 | €116,000 – €221,799 | 99 m² | €1,790 | 177 |
Bulgarian listings count total rooms: dvustaen (2-room) = one bedroom, tristaen (3-room) = two bedrooms. Figures are asking prices in euro; agreed prices typically settle 3–8% lower.
| Segment | Median price | Typical area | € / m² | Listings |
|---|---|---|---|---|
| New (2021+ / under construction) | €200,478 | 118 m² | €1,747 | 114 |
| Older stock | €132,000 | 50 m² | €2,234 | 63 |
New construction asks 22% less per square metre than older stock in Lyulin 5.
Value in context: Lyulin 5 and its neighbours
Context matters more than the raw number. Sofia’s median is €2,538/m²; Lyulin 5 sits 29% below it, ranking 103rd of 109. Over 70 m² the gap is worth about €52,360.
Buyers rarely look at one neighbourhood in isolation. The realistic alternatives to Lyulin 5 are its neighbours, and they range from €1,906/m² in Lyulin Centre to €2,421/m² in Lyulin 7 — compared side by side below.
| Neighbourhood | € / m² | vs Lyulin 5 | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Lyulin 5 | €1,790 | — | €176,665 | 64% | 177 |
| Lyulin 4 | €2,197 | +23% | €142,995 | 28% | 82 |
| Lyulin 6 | €2,119 | +18% | €163,500 | 48% | 172 |
| Lyulin Centre | €1,906 | +6% | €210,000 | 81% | 125 |
| Lyulin 7 | €2,421 | +35% | €170,000 | 16% | 45 |
Inside the blocks of Lyulin 5
New-build accounts for 64% of the listings here, with 59% of the total sold before completion. Half the stock on the market was finished before 2026 and half after. This is a construction-led market: you are mostly choosing between developers, not between owners.
Panel is the default here — 67% 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.
Buildings here average 9 storeys (tallest 15), 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 5
OpenStreetMap counts 2 schools and no kindergartens inside Lyulin 5, among them 97 SOU Bratya Miladinovi and 103 OU Vasil Levski. No kindergarten is mapped within the boundary, so families should check the neighbouring areas and the municipal admission system (kg.sofia.bg) before committing.
Retail on the doorstep runs to 4 mapped food outlets: 3 supermarkets (KAM Market, Lidl and Billa), 1 convenience store and no bakeries. The nearest mall is outside the neighbourhood.
1 mapped park, including Sportno igrishte Lyulin 5, 5 playgrounds, no sports or fitness venues and 7 sports pitches.
1 health facility is mapped here: 1 pharmacy, no clinics, no hospitals, no dentists.
Schools
- 97 SOU Bratya Miladinovi
- 103 OU Vasil Levski
Parks & gardens
- Sportno igrishte Lyulin 5
Supermarkets
- KAM Market
- Lidl
- Billa
Pan and zoom to see what sits where in Lyulin 5. Data © OpenStreetMap contributors, extracted 16 September 2026.
How far is everything?
Metro: Lyulin at 1.6 km (19 min walk). Surface transport adds 9 mapped bus stops and 4 tram stops inside the neighbourhood. A single ticket costs €0.80 and a monthly all-lines pass €25.60 for adults.
Distance to the centre is 7.1 km; allow 18 minutes by car outside peak hours. The neighbourhood is served by 9 bus stops and 4 tram stops.
| Station | Distance | Walk |
|---|---|---|
| Lyulin (Люлин) | 1.6 km | 19 min |
| Slivnitsa (Сливница) | 2.3 km | 27 min |
| Zapaden park (Западен парк) | 2.5 km | 30 min |
The natural buyer here
Lyulin 5 suits buyers stretching a limited budget into a full-sized flat, anyone who wants a new building with a lift, parking and lower bills and dog owners and runners. It works less well for daily commuters without a car. With 177 flats advertised, there is usually enough choice to be selective.
Lyulin 5 scored on eight criteria
Our own assessment of Lyulin 5 on eight criteria, each scored from the data on this page — not from user reviews. Scores are relative to the rest of Sofia.
Due diligence for Lyulin 5
The winter bill
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.
The panel question
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.
If it is not built yet
With 59% 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.
What the price does not include
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.
Check the real commute
1.6 km to Lyulin looks fine on paper. Do it on foot in the rain, with the boulevard crossing, before you commit.
The paperwork that matters
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.
Lyulin 5: frequently asked questions
What rental yield can I expect in Lyulin 5?
Gross yields across Sofia run 4–6%. Here, a €176,665 purchase would need roughly €736 a month to clear 5% before costs. The absence of rail access limits the tenant pool; budget for longer gaps between tenancies. Budget 10% for management and maintenance and an effective 9% income tax (10% on 90% of gross), plus annual property tax and waste fees.
Do I need residency to buy in Lyulin 5?
Yes. Any foreign individual or company may own an apartment in Bulgaria outright — the old restriction covers agricultural land only, never flats. 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. 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 5?
Budget 4–5.5% on top of the price. On a median Lyulin 5 flat at €176,665 that is roughly €8,480. Transfer tax at 2.5% is the largest item (€4,417); the notary scale, registry fee and buyer-side commission make up the rest. Our costs and taxes guide breaks every line down, including the annual bills afterwards.
What are the alternatives to Lyulin 5?
Its direct neighbours are the fairest benchmark: Lyulin 4 at €2,197/m², Lyulin 6 at €2,119/m², Lyulin Centre at €1,906/m² and Lyulin 7 at €2,421/m². The cheapest way to stay in the area is Lyulin Centre (€1,906/m²). The comparison table higher up this page sets the numbers side by side.
Is parking a problem in Lyulin 5?
Most of the market here is new-build, so underground parking is usually available — but almost always priced separately at €8,000–20,000. No paid-parking zone applies here; the constraint is space, not cost. Always confirm in writing whether a quoted price includes a space, and whether that space is deeded property or merely allocated by the building.
What is Lyulin 5 like to live in day to day?
The hospitality count is 3 restaurants, 1 cafés and 0 bars. Quiet in the literal sense — you will drive or ride out for an evening. Traffic noise is the variable that photographs never show. Check the street, not just the flat.
What should I check before buying in Lyulin 5?
Order a fresh property record extract and skitsa from the Registry Agency, and check for mortgages, injunctions and restitution claims. Unpaid building fund contributions and an unregistered alteration are the two most common surprises. With panel construction, the building matters more than the flat — inspect the common parts before the kitchen.
How much space do you get in Lyulin 5?
The median listing measures 99 m², with the sample running from 23 m² to 291 m². One-bedrooms average 65 m² and two-bedrooms 114 m². Always ask what the common-parts coefficient is — 12% in an older block and 25% in a new one changes the true price per usable metre completely.
Sources: 18,058 for-sale listings sampled from imot.bg on 16 September 2026 (177 of them in Lyulin 5); 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 5?
Tell us the budget and the size, and we will come back by email with what is actually available in Lyulin 5 and the neighbourhoods next to it — including the listings that never make it onto the English-language portals.