Buying an apartment in Oborishte
Оборище · 389 apartments on the market · median €3,670 per m² · 8th most expensive of 109 Sofia neighbourhoods
If you are weighing up Oborishte, the headline number is €3,670 per square metre: that is what 389 sellers are asking here right now, 45% above the Sofia median. The neighbourhood lies 1.7 km from Sveta Nedelya Square, inside the city core.
Its reputation — grand, period buildings, embassies, leafy — 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 Oborishte
The median asking price in Oborishte is €390,000 for a flat of about 110 m². Half of everything on the market sits between €309,999 and €539,663, and the cheapest and dearest listings in our sample are €87,000 and €3,128,966.
Per square metre the median is €3,670, with the middle half of listings between €3,200 and €4,338. From the 10th to the 90th percentile the spread is €2,258/m², or 62% 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 €292,768 (72 m², €4,000/m²) and a two-bedroom (3-room) for €399,971 (116 m², €3,582/m²). Studios and single-room flats start lower, at a median €145,000.
Budget reality check: 2% of Oborishte listings are under €150,000, 6% under €200,000 and 23% under €300,000.
| Apartment size | Median price | Middle 50% range | Typical area | € / m² | Listings |
|---|---|---|---|---|---|
| Studio / 1-room (ednostaen) | €145,000 | €96,180 – €148,000 | 37 m² | €3,217 | 5 |
| 2-room (dvustaen) — 1 bedroom | €292,768 | €233,750 – €349,238 | 72 m² | €4,000 | 108 |
| 3-room (tristaen) — 2 bedrooms | €399,971 | €335,250 – €509,798 | 116 m² | €3,582 | 184 |
| 4-room (chetiristaen) — 3 bedrooms | €600,000 | €492,990 – €725,000 | 184 m² | €3,500 | 57 |
| 5+ rooms (mnogostaen) | €810,000 | €610,000 – €915,000 | 180 m² | €3,908 | 31 |
| Maisonette (mezonet) | €1,298,000 | €471,300 – €2,100,000 | 256 m² | €4,755 | 4 |
| All sizes | €390,000 | €309,999 – €539,663 | 110 m² | €3,670 | 389 |
Room counts are Bulgarian: a 2-room dvustaen is a one-bedroom, a 3-room tristaen a two-bedroom. All figures are advertised prices — expect to negotiate 3–8% off.
| Segment | Median price | Typical area | € / m² | Listings |
|---|---|---|---|---|
| New (2021+ / under construction) | €458,915 | 126 m² | €3,560 | 236 |
| Older stock | €350,000 | 88 m² | €3,875 | 153 |
New construction asks 8% less per square metre than older stock in Oborishte.
Oborishte against the rest of Sofia
Against a city median of €2,538/m², Oborishte runs 45% above. Translated into money on a typical 70 m² purchase, that is roughly €79,240 more than the Sofia average.
The adjacent market is the fairest benchmark. Suhata Reka (€2,500/m²) and Doktorski Pametnik (€5,800/m²) bracket the local range, and the comparison table shows where Oborishte falls between them.
| Neighbourhood | € / m² | vs Oborishte | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Oborishte | €3,670 | — | €390,000 | 61% | 389 |
| Sofia City Centre | €3,333 | -9% | €353,500 | 35% | 766 |
| Yavorov | €4,216 | +15% | €379,150 | 28% | 58 |
| Doktorski Pametnik | €5,800 | +58% | €480,000 | 1% | 79 |
| Suhata Reka | €2,500 | -32% | €199,000 | 44% | 227 |
| Poduyane | €2,508 | -32% | €269,900 | 67% | 97 |
Inside the blocks of Oborishte
New-build accounts for 61% of the listings here, with 26% 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.
Materials matter in Sofia pricing. In Oborishte the split is 100% brick to 0% 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.
Buildings here average 8 storeys (tallest 17), and 3% 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.
Living in Oborishte: the practical detail
3 schools and 5 kindergartens are mapped inside Oborishte — Teatralen kolezh Lyuben Groys, 164. GPIE Migel de Servantes and 129. OU Antim I. 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 27 mapped food outlets: 4 supermarkets (Fantastiko, Lidl, Kaufland and Fresh Market), 9 convenience stores and 8 bakeries. The nearest mall is outside the neighbourhood.
Recreation counts 33 mapped facilities in all — 9 parks (park Oborishte), 4 playgrounds, 4 gyms and sports centres.
Healthcare within the neighbourhood: 8 pharmacies, 3 clinics and GP practices, 1 hospital and 5 dental surgeries. Eating out and everyday services add another 49 mapped venues — 21 restaurants, 10 cafés, 9 bars.
Schools
- Teatralen kolezh Lyuben Groys
- 164. GPIE Migel de Servantes
- 129. OU Antim I
Kindergartens
- DG 195 (Bratya Mormarevi - sgrada ul. Pobeda)
Parks & gardens
- park Oborishte
Supermarkets
- Fantastiko
- Lidl
- Kaufland
- Fresh Market
Sport & fitness
- Athletic Fitness
- Athletic Fitness
- Fitnes Olimp
- Next Level
Healthcare
- MBAL Sv. Bogoroditsa
- DKTs 17
- Kinov
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: Teatralna at the doorstep (4 min walk). Surface transport adds 12 mapped bus stops and 5 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 1.7 km; allow 5 minutes by car outside peak hours or about 12 minutes door-to-door using Teatralna metro. The neighbourhood is served by 12 bus stops and 5 tram stops.
| Station | Distance | Walk |
|---|---|---|
| Teatralna (Театрална) | 0.3 km | 4 min |
| Sofia University St. Kliment Ohridski (Софийски университет Св. Климент Охридски) | 0.8 km | 9 min |
| Orlov most (Орлов мост) | 0.8 km | 10 min |
Is Oborishte right for you?
Oborishte suits families needing school and kindergarten places inside the neighbourhood, commuters who want to leave the car at home and buyers prioritising address and resale liquidity over floor area. It works less well for first-time buyers on a tight budget. With 389 flats advertised, there is usually enough choice to be selective.
Our scorecard for Oborishte
Each score below is derived from the data on this page and calibrated across all of Sofia. No user reviews are collected or published.
What to verify before you sign in Oborishte
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
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 €390,000 come to roughly €18,720: 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
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".
The winter bill
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.
Brick: check the decade
“Brick” covers everything from a 1930s building with timber floors to a 1985 block with concrete slabs. Get the year and the floor structure in writing; lenders care, and so should you.
Oborishte FAQ
What will I pay for an apartment in Oborishte in 2026?
Line up the 389 live listings by price and the middle one asks €390,000 — 110 m² at €3,670/m². The interquartile range runs €309,999 to €539,663, which is where most deals happen. 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.
How much is a one-bedroom flat in Oborishte?
One-bedroom flats (Bulgarian dvustaen, counted as two rooms) run to a median €292,768 here. Typical size is 72 m² (€4,000/m²); the sample is 108 flats. From €135,000 at the bottom to €550,000 at the top: compare the state of the bathroom and the risers, not just the address.
What does a two-bedroom apartment cost in Oborishte?
Family-sized stock — the three-room tristaen — is advertised at a median €399,971 (116 m², €3,582/m²). Compared with the €292,768 one-bedroom, you are paying €107,203 for the additional room. Per square metre it is the better deal — €418/m² cheaper than the smaller flat, which is the normal pattern in Sofia.
Is Oborishte above or below the Sofia average?
The citywide figure is €2,538/m²; this neighbourhood asks €3,670/m². In relative terms: +45% against the Sofia median, 8th place of 109. For a family-sized 90 m² flat that gap is worth about €101,880.
Is Oborishte suitable for children?
The count inside Oborishte: 3 schools, 5 kindergartens, 4 playgrounds, 9 parks. Named schools include Teatralen kolezh Lyuben Groys, 164. GPIE Migel de Servantes and 129. OU Antim I. On paper this is one of the easier Sofia neighbourhoods for a family to run without a car. Bulgarian state first-grade admission is address-based, and municipal kindergarten places are allocated through the citywide points system at kg.sofia.bg.
How well connected is Oborishte?
The metro reaches into the neighbourhood itself — 1 station. Surface transport: 12 bus stops, 5 tram stops. Allow 5 minutes to the centre off-peak over 1.7 km. Public transport costs €0.80 a ride or €25.60 for a monthly pass covering every line.
Is Oborishte convenient for everyday shopping?
Groceries are covered by 4 supermarkets (Fantastiko, Lidl, Kaufland and Fresh Market). Alongside them: 9 smaller shops, 8 bakeries. There are also 8 pharmacies.
Is new construction available in Oborishte?
61% of the listings here are new — finished in 2021 or later, or still being built — and 26% are sold off-plan. New stock asks a median €3,560/m² against €3,875/m² for older buildings. Remember that new flats are normally delivered shell-and-core — budget €250–400/m² to make one habitable. Our new-build guide has the detail.
Data: 389 Oborishte listings out of 18,058 collected citywide on 16 September 2026; schools, shops and transport counted from OpenStreetMap. These are advertised prices. Method in full.
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