Buying an apartment in Simeonovo
Симеоново · 211 apartments on the market · median €2,703 per m² · 32nd most expensive of 109 Sofia neighbourhoods
Set 8.9 km from Sveta Nedelya Square and on the Vitosha foothills south of the city, Simeonovo currently carries 211 for-sale listings at a median of €2,703/m². That is close to the middle of the Sofia market and, on our ranking, the 32nd most expensive of the 109 Sofia neighbourhoods we price.
The neighbourhood reads as follows: houses, mountain-facing, luxury, quiet. What follows is the detail: what each size of flat costs, how the building stock is split between panel and brick, what sits within walking distance, how Simeonovo scores on eight criteria buyers actually weigh, and eight straight answers to the usual questions.
Simeonovo apartment prices, size by size
Money first: the median ask here is €266,624 for 97 m². Interquartile range €190,500–€382,376; the extremes of our sample are €109,000 and €1,152,000.
Square-metre pricing sits at €2,703 in the middle, €2,351 at the lower quartile and €3,093 at the upper. Because the 10th–90th percentile band is 55% wide, the average is a poor guide here — use the size-by-size table below instead.
Broken down by size: a one-bedroom (2-room) flat sells for a median €199,500 (78 m², €2,617/m²) and a two-bedroom (3-room) for €346,122 (124 m², €2,992/m²). Studios and single-room flats start lower, at a median €159,925.
Roughly 28% of what is advertised here sits under €200,000 — and 3% under €150,000. That ratio, more than the median, decides whether Simeonovo is on your list.
| Apartment size | Median price | Middle 50% range | Typical area | € / m² | Listings |
|---|---|---|---|---|---|
| Studio / 1-room (ednostaen) | €159,925 | €136,749 – €162,900 | 54 m² | €2,803 | 12 |
| 2-room (dvustaen) — 1 bedroom | €199,500 | €175,000 – €238,425 | 78 m² | €2,617 | 88 |
| 3-room (tristaen) — 2 bedrooms | €346,122 | €274,375 – €405,276 | 124 m² | €2,992 | 76 |
| 4-room (chetiristaen) — 3 bedrooms | €508,300 | €413,600 – €536,392 | 167 m² | €2,594 | 20 |
| 5+ rooms (mnogostaen) | €517,280 | €385,000 – €588,658 | 161 m² | €2,626 | 10 |
| Maisonette (mezonet) | €380,000 | €380,000 – €711,776 | 153 m² | €2,533 | 5 |
| All sizes | €266,624 | €190,500 – €382,376 | 97 m² | €2,703 | 211 |
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) | €267,432 | 108 m² | €2,692 | 170 |
| Older stock | €265,000 | 80 m² | €2,843 | 41 |
New construction asks 5% less per square metre than older stock in Simeonovo.
Simeonovo against the rest of Sofia
Sofia’s median asking price across all 136 neighbourhoods we sample is €2,538/m². Simeonovo is 7% above that. On a 70 m² flat — the most common size traded in the city — the difference is about €11,550.
The adjacent market is the fairest benchmark. Malinova Dolina (€2,394/m²) and Simeonovo–Dragalevtsi villa zone (€3,052/m²) bracket the local range, and the comparison table shows where Simeonovo falls between them.
| Neighbourhood | € / m² | vs Simeonovo | Median price | New-build | Listings |
|---|---|---|---|---|---|
| Simeonovo | €2,703 | — | €266,624 | 81% | 211 |
| Dragalevtsi | €2,735 | +1% | €349,030 | 64% | 364 |
| Malinova Dolina | €2,394 | -11% | €194,988 | 85% | 674 |
| Vitosha | €2,469 | -9% | €235,000 | 73% | 590 |
| Simeonovo–Dragalevtsi villa zone | €3,052 | +13% | €533,187 | 88% | 16 |
| Studentski Grad | €2,608 | -4% | €199,900 | 58% | 473 |
Construction, age and what it means for the price
New-build accounts for 81% of the listings here, with 60% 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.
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.
The typical block runs to 4 floors, with the tallest in the sample at 8. On heating, gas is unusually common here: of the listings that mention it, 5 cite TEC, 89 gas and 8 a local system. Every listing in the sample came through an agency rather than a private seller.
Everyday life in Simeonovo
1 school and 4 kindergartens are mapped inside Simeonovo — 64 OU Tsar Simeon Veliki. 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 14 mapped food outlets: 5 supermarkets (Billa, Lidl and Black Pepper), 3 convenience stores and 1 bakery. Sofia Ring Mall covers the bigger shop.
Green space and recreation: 4 parks and public gardens, 9 playgrounds and 31 gyms and sports facilities. By Sofia standards that is generous, and it is priced into the square-metre figures above.
Day-to-day services: 4 pharmacies, 1 clinic, 1 bank branch and 5 post offices. The local hospitality scene runs to 17 restaurants and 6 cafés.
Schools
- 64 OU Tsar Simeon Veliki
Kindergartens
- Chastna detska gradina Elhitsa
- Little Steps
- ChDG Ray
- DG 46 „Zhiva voda“
Supermarkets
- Billa
- Lidl
- Black Pepper
- Billa
Shopping centres
- Sofia Ring Mall
Sport & fitness
- Garitage Park
- Pulse Energy Club
- Pulse Energy Club
- Garitate Park Sports Center
- Spark
- Sportna zala Levski Sofiya
Healthcare
- Zarev Clinic
Every marker is an amenity mapped within the Simeonovo boundary — education in amber and pink, food shops in green, transport in blue. Map data © OpenStreetMap contributors.
Transport and the commute
The nearest metro station is Business Park Sofia, 2.3 km away — about 28 minutes on foot, so most residents take a bus to the platform rather than walk. Akad. Aleksandar Teodorov-Balan (3.1 km) is the second option.
Distance to the centre is 8.9 km; allow 23 minutes by car outside peak hours. The neighbourhood is served by 40 bus stops.
| Station | Distance | Walk |
|---|---|---|
| Business Park Sofia (Бизнес парк София) | 2.3 km | 28 min |
| Akad. Aleksandar Teodorov-Balan (Акад. Александър Теодоров-Балан) | 3.1 km | 37 min |
| Aleksandar Malinov (Александър Малинов) | 3.8 km | 46 min |
Matching Simeonovo to your priorities
Match it to your priorities. Anyone who wants a new building with a lift, parking and lower bills, people who want restaurants and cafés within walking distance and dog owners and runners tend to do well in Simeonovo; daily commuters without a car and families who want a school on the doorstep generally do better elsewhere in Sofia. With 81% of the market new-build, this is also a neighbourhood where you can still buy a warranty rather than someone else’s renovation.
Simeonovo scored on eight criteria
We score every neighbourhood on the same eight measures using the same formulas, so Simeonovo can be compared directly with anywhere else in Sofia.
Before you buy in Simeonovo: the checks that matter
Budget the transaction costs
Transaction costs on the local median of €266,624 come to roughly €12,798: 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
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.
Buying before completion
With 60% 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.
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.
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.
Simeonovo: frequently asked questions
What is the commute from Simeonovo into central Sofia?
You are 2.3 km from Business Park Sofia station, a 28-minute walk. 40 bus stops are mapped inside Simeonovo. Sveta Nedelya Square lies 8.9 km off, 23 minutes by car when the roads are clear and half as long again at 8.30 a.m. Tickets are €0.80 single, €25.60 a month.
Is Simeonovo convenient for everyday shopping?
The neighbourhood has 5 full supermarkets, including Billa, Lidl and Black Pepper. Alongside them: 3 smaller shops, 1 bakery, with 2 malls. 4 pharmacies complete the everyday set.
Is there off-plan stock in Simeonovo?
Of 211 listings, 170 are new-build (81%) and 60% are being sold before Act 16. New stock asks a median €2,692/m² against €2,843/m² for older buildings. If you buy before completion, tie payments to the Act 14 and Act 16 milestones and inspect a building the same developer has already finished.
What kind of buildings are there in Simeonovo?
The declared split is 0% brick to 0% panel. Half the stock predates 2026; the typical building is 4 floors high. Ask whether the block has been insulated under the national programme — it moves both the bills and the resale price. See our panel vs brick guide.
What rental yield can I expect in Simeonovo?
Gross yields across Sofia run 4–6%. Here, a €266,624 purchase would need roughly €1,111 a month to clear 5% before costs. Expect to wait longer between tenants than in the metro-served neighbourhoods. From gross to net, subtract management, voids, repairs, the building fund and the effective 9% tax — our yield guide works a full example.
Can I buy in Simeonovo as a non-Bulgarian?
Yes, with no permit and no residency requirement. Only farmland and forest are restricted, and neither applies to an apartment. Practically: passport, tax number, proof of the origin of funds, and a local bank account if you want the aftermath to be simple. Ownership does not by itself grant residency. The foreign buyer's guide covers what it does and does not give you.
What are the total costs of buying in Simeonovo?
Budget 4–5.5% on top of the price. On a median Simeonovo flat at €266,624 that is roughly €12,798. The components: 2.5% municipal transfer tax = €6,666, notary fees of about €1,600, registry entry €267, plus commission where the buyer pays it. Our costs and taxes guide breaks every line down, including the annual bills afterwards.
What are the alternatives to Simeonovo?
The realistic alternatives are the adjacent neighbourhoods: Dragalevtsi at €2,735/m², Malinova Dolina at €2,394/m², Vitosha at €2,469/m² and Simeonovo–Dragalevtsi villa zone at €3,052/m². The cheapest way to stay in the area is Malinova Dolina (€2,394/m²). The neighbour table above gives the full comparison, including new-build share and market depth.
Data: 211 Simeonovo 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.
Tell us your brief for Simeonovo
Tell us the budget and the size, and we will come back by email with what is actually available in Simeonovo and the neighbourhoods next to it — including the listings that never make it onto the English-language portals.