Buying an apartment in Orlandovtsi
Орландовци · 63 apartments on the market · median €1,749 per m² · 105th most expensive of 109 Sofia neighbourhoods
For an English-speaking buyer, Orlandovtsi is best understood through three numbers: 63 apartments for sale, €1,749/m² as the median ask, and 3.3 km to the centre. The rest of this page unpacks what those numbers buy.
The shorthand locals use: low-rise, affordable, mixed. This page prices every apartment size separately, maps the schools, kindergartens and supermarkets that are actually inside the neighbourhood, scores Orlandovtsi across eight buyer criteria and answers the questions people ask before they view. Every figure comes from a single sample of the Sofia market taken on 16 September 2026 and from OpenStreetMap’s amenity data.
What apartments cost in Orlandovtsi
A median apartment in Orlandovtsi is advertised at €134,000 and measures around 71 m². Half the market falls in the €120,291–€170,218 band, which is the range most buyers end up shopping in.
Rate-wise, expect €1,749 per square metre as the midpoint and €1,628–€1,978 as the working range. The tails are €1,547 and €2,212/m², a 38% spread.
The step from one bedroom to two is the decision most buyers face. One-bedroom (dvustaen) flats ask €123,683 at 69 m²; two-bedroom (tristaen) flats ask €170,436 at 102 m². In rate terms that is €1,833/m² against €1,687/m² — the extra bedroom is cheaper per metre than the first one.
Budget reality check: 63% of Orlandovtsi listings are under €150,000, 81% under €200,000 and 98% under €300,000.
| Apartment size | Median price | Middle 50% range | Typical area | € / m² | Listings |
|---|---|---|---|---|---|
| Studio / 1-room (ednostaen) | €117,792 | €112,396 – €123,187 | 56 m² | €2,104 | 2 |
| 2-room (dvustaen) — 1 bedroom | €123,683 | €109,420 – €134,250 | 69 m² | €1,833 | 40 |
| 3-room (tristaen) — 2 bedrooms | €170,436 | €168,032 – €223,754 | 102 m² | €1,687 | 19 |
| 5+ rooms (mnogostaen) | €252,000 | €220,500 – €283,500 | 297 m² | €1,157 | 2 |
| All sizes | €134,000 | €120,291 – €170,218 | 71 m² | €1,749 | 63 |
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) | €131,375 | 71 m² | €1,749 | 47 |
| Older stock | €152,500 | 77 m² | €1,915 | 16 |
New construction asks 9% less per square metre than older stock in Orlandovtsi.
Orlandovtsi against the rest of Sofia
Context matters more than the raw number. Sofia’s median is €2,538/m²; Orlandovtsi sits 31% below it, ranking 105th of 109. Over 70 m² the gap is worth about €55,230.
Walk ten minutes in either direction and the price changes. Hadzhi Dimitar asks €2,625/m²; Benkovski asks €2,148/m². The table below sets Orlandovtsi against each of its neighbours.
| Neighbourhood | € / m² | vs Orlandovtsi | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Orlandovtsi | €1,749 | — | €134,000 | 75% | 63 |
| Serdika | €2,210 | +26% | €187,500 | 71% | 120 |
| Hadzhi Dimitar | €2,625 | +50% | €215,000 | 42% | 245 |
| Banishora | €2,374 | +36% | €205,500 | 68% | 474 |
| Benkovski | €2,148 | +23% | €176,700 | 71% | 14 |
Construction, age and what it means for the price
75% of the flats for sale in Orlandovtsi are new — completed from 2021 onwards or still under construction — and 63% are being sold off-plan, before Act 16 (the occupancy permit). The median completion year across the sample is 2027.
Buildings here average 4 storeys (tallest 17), and 14% 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 Orlandovtsi: the practical detail
Families get 3 schools (58 OU Sergey Rumyantsev and 59-to OU Vasil Levski) and 2 kindergartens within the neighbourhood itself, including DG № 118 "Smile" and 149 ODZ Zornitsa. Places at state schools follow address catchment for the first grade, so an address in Orlandovtsi does carry weight.
Groceries: 1 supermarket (Billa), no smaller shops.
8 mapped parks, including park Orlandovtsi, 4 playgrounds, 1 sports or fitness venue and 10 sports pitches.
3 health facilities are mapped here: 1 pharmacy, 2 clinics, no hospitals, no dentists.
Schools
- 58 OU Sergey Rumyantsev
- 59-to OU Vasil Levski
Kindergartens
- DG № 118 "Smile"
- 149 ODZ Zornitsa
Parks & gardens
- park Orlandovtsi
Supermarkets
- Billa
Sport & fitness
- Orlandosport
Healthcare
- DKTs 9
The outline is the neighbourhood boundary as recorded in OpenStreetMap; markers are the facilities counted in the tables above. © OpenStreetMap contributors.
Connections from Orlandovtsi
The nearest metro station is Central Railway Station, 2.3 km away — about 27 minutes on foot, so most residents take a bus to the platform rather than walk. Hadzhi Dimitar (2.4 km) is the second option.
Distance to the centre is 3.3 km; allow 9 minutes by car outside peak hours. The neighbourhood is served by 21 bus stops and 2 tram stops.
| Station | Distance | Walk |
|---|---|---|
| Central Railway Station (Централна жп гара) | 2.3 km | 27 min |
| Hadzhi Dimitar (Хаджи Димитър) | 2.4 km | 29 min |
| Georgi Asparuhov Stadium (Стадион Георги Аспарухов) | 2.4 km | 29 min |
Who Orlandovtsi suits
Orlandovtsi suits families needing school and kindergarten places inside the neighbourhood, 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 daily commuters without a car. With 63 flats advertised, there is usually enough choice to be selective.
Our scorecard for Orlandovtsi
We score every neighbourhood on the same eight measures using the same formulas, so Orlandovtsi can be compared directly with anywhere else in Sofia.
Due diligence for Orlandovtsi
Off-plan safeguards
63% of listings here are pre-completion. Tie payments to Act 14 and Act 16 milestones, check the developer’s previous finished buildings, and never pay more than the schedule requires.
Beyond the headline price
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 ground-floor discount
14% of what is advertised here is on the ground floor. They sell at a discount for a reason: security, damp and noise. Price accordingly, and expect the same discount when you sell.
Check the real commute
The nearest metro is 2.3 km away. Walk it once at 8 a.m. before you decide — the map distance and the lived distance differ.
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
Add 4–5.5% to whatever you agree. On a typical €134,000 purchase in Orlandovtsi that is €6,030–€7,370, payable at the notary on the day.
Questions buyers ask about Orlandovtsi
Is new construction available in Orlandovtsi?
75% of the listings here are new — finished in 2021 or later, or still being built — and 63% are sold off-plan. Expect €1,749/m² for new against €1,915/m² for the existing stock — a 9% 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.
Is Orlandovtsi mostly panel blocks or brick?
Few listings here state a construction type. Half the stock predates 2027; the typical building is 4 floors high. The practical difference: panel is cheaper and harder to remodel, brick costs more and holds value better. Insulation status matters more than either.
Can I rent out an apartment in Orlandovtsi?
Take the median €134,000 flat: at the citywide 4–6% gross range that is €447–€670 a month. Without a metro station the tenant pool is narrower, which normally shows up as longer voids rather than lower rent. 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 Orlandovtsi?
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. A Sofia purchase normally takes three to six weeks from agreed price to registered title — see the guide for foreign buyers.
What are the closing costs in Orlandovtsi?
Transaction costs run 4–5.5% — about €6,432 on the €134,000 median here. That covers Sofia's 2.5% transfer tax (€3,350), notary fees on the statutory scale, the 0.1% registry entry and, usually, agency commission of 2–3% plus VAT. Add €400–900 for a lawyer to do the title check the notary will not do for you.
What are the alternatives to Orlandovtsi?
Its direct neighbours are the fairest benchmark: Serdika at €2,210/m², Hadzhi Dimitar at €2,625/m², Banishora at €2,374/m² and Benkovski at €2,148/m². Buyers priced out of Orlandovtsi usually land in Benkovski, where the rate is €2,148/m². Our best-value ranking is another way to approach the same question.
Can I park a car in Orlandovtsi?
Most of the market here is new-build, so underground parking is usually available — but almost always priced separately at €8,000–20,000. The paid parking zones do not extend this far, so parking is free but not guaranteed. Always confirm in writing whether a quoted price includes a space, and whether that space is deeded property or merely allocated by the building.
Is Orlandovtsi noisy?
Street life adds up to 5 mapped venues — 2 restaurants, 0 cafés, 0 bars. This is a residential address with very little night-time activity. View once on a weekday evening before deciding — Sofia neighbourhoods change character after six.
Where these numbers come from: a single-day sample of 18,058 Sofia sale listings taken on 16 September 2026, of which 63 were in Orlandovtsi, plus OpenStreetMap amenity data from the same date. Read the method.
Ready to see what is available in Orlandovtsi?
Give us the numbers and we will email back a shortlist drawn from Orlandovtsi and its neighbours, including the Bulgarian-only listings most foreign buyers never see.