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The market is dynamic, interest rates and rents are moving, and the best new-build luxury apartments in central Sofia and in key areas by the sea in Burgas often sell out while the building is still under construction. At the same time, the number of projects keeps growing and it becomes harder for buyers to distinguish well-planned residential buildings from compromise solutions.
This text was prepared together with the TV Property team, based on real experience from dozens of projects in Sofia and Burgas – from the first excavation to handing over fully finished, turnkey apartments to their new owners.
The right choice does not start with a listing. It starts with the way you want to live in the next 10–15 years.
Choose your lifestyle first, then the address
Most people begin with “I want the city centre” or “I want to be by the sea.” A better approach is to define how you live – and how you expect to live in 5–10 years – and only then look for new-build apartments Sofia or new-build apartments Burgas that fit this picture.
– For a family with two children, the key factors are nearby schools and kindergartens, safe streets and green areas.
– For people with busy schedules and many meetings, central locations and quick access to metro lines or major boulevards matter more.
– For those who value the sea and long walks, neighbourhoods near the Sea Garden in Burgas are the natural choice.
In TV Property projects, lifestyle is the starting point already at the urban-planning stage. That is why within the same building you often find both more “city” apartments and quieter homes facing internal courtyards, so each buyer can find a place that matches their daily rhythm.
Sofia: central neighbourhoods vs. the outskirts
In Sofia, the typical dilemma is between central neighbourhoods and outlying districts. The centre offers quick access to offices, culture and restaurants and has the strongest long-term property investment potential. The outskirts compensate with more greenery and a sense of space, but you pay with extra time in traffic.
TV Property’s projects in the capital are positioned in convenient urban locations – close to transport and services, yet on calmer streets. This allows luxury city apartments in Sofia to combine big-city rhythm with real comfort at home.
Burgas: the sea or urban comfort
In Burgas, the choice is often between being as close as possible to the sea and choosing inner neighbourhoods with developed infrastructure. In buildings such as Piccadilly Residence, TV Property looks for a balance: high-quality residential buildings in Burgas near the Sea Garden, but with well-organised inner courtyards, nearby shops and services.
For a family with children, the living room can face the sea, while school and sport activities remain within walking distance – a home that works both as a summer residence and as a year-round address.
Layouts and square metres: how TV Property approaches them
Beautiful 3D visuals can hide layout problems. When you want to buy a new-build apartment in Sofia or Burgas, look beyond the images and ask how the plan actually “breathes”:
– are there unnecessarily long corridors?
– can the living room realistically fit a sofa, dining table and kitchen?
– do the bedrooms have enough daylight and space for wardrobes?
– how are the bathrooms positioned in relation to the bedrooms?
In TV Property projects, layouts are tested through real-life scenarios – a family with two children, parents working from home, need for a guest room or a study. In Piccadilly Residence, for example, many three-bedroom apartments of about 100–110 sq.m. are designed with separate niches for walk-in wardrobes and laundry rooms, so that the space is used efficiently and not lost in “dead” corridors.
A real example: a family choosing a TV Property project
Imagine a family with two children looking for a new-build apartment in the centre of Sofia. They view two buildings. In the first one, the living room is large but the corridors eat up a lot of space, there is no dedicated area for a washing machine and dryer, and parking is left “for later”.
In the second – a TV Property project – the three-bedroom apartment of around 105 sq.m. has a compact entrance hall with a built-in wardrobe, a living room with a proper dining area, a separate laundry room, two bathrooms and a balcony that can be used as real outdoor living space in the warmer months. The apartment also comes with a parking space in an underground garage with direct lift access.
During the viewings the parents realise that in the second option the children have a room that can grow with them, not just a square box for a bed and desk. School is a few minutes’ walk away, and a park is two blocks down. These seemingly small details tip the scales – not just the square metres or the price.
Aspect, light and noise – crucial in a big city
Aspect and natural light are decisive for comfort and energy bills. South and south-east exposure bring more sun in winter, but without good windows the apartment may become excessively hot in summer. North-facing bedrooms are darker but often quieter and cooler for sleeping.
In Sofia and Burgas, noise is another factor – busy boulevards, traffic, nightlife. This is why in TV Property projects bedrooms and more private rooms are oriented towards inner courtyards, while street-facing façades use strong sound insulation and triple-glazed windows. Even new-build apartments in central locations can thus offer a level of quiet close to what you get in peripheral districts.
Storage, laundry and balconies – small details that define daily comfort
Additional spaces are what separate a tense home from a comfortable one. A dedicated laundry room, a place for a dryer, a storage room attached to the apartment, a balcony with proper depth – these are details TV Property plans from the competition stage onwards.
In Piccadilly Residence, for example, every apartment type has a planned space for a washing machine and dryer that does not steal area from the living room. Storage rooms and basements are positioned so that seasonal items do not end up in the living area. For buyers looking for turnkey apartments, this is a major advantage: you move into a home where the logistics of daily life have already been solved.
Quality of materials and installations – the foundation of a luxury home
New buildings look good almost everywhere during the first few years. The real difference appears after a decade. When you think about a property investment, pay attention to:
– the type of thermal insulation and façade materials;
– the quality class of the window frames and glazing;
– how heating and cooling systems are designed;
– what warranty periods the investor provides.
TV Property works with established suppliers and system solutions because their buildings must look and perform well not only on the day keys are handed over, but years later. This matters both for owners who live in the property and for those considering future sale or rental – a well-maintained façade and common areas are strong negotiating arguments.
Buying “off-plan” or close to completion – a view from an experienced investor
There is no universal answer to whether you should buy at an early stage or wait until the building is nearly finished. Buying off-plan usually gives better terms and a wider choice of layouts and floors, but requires trust in the developer. Buying at shell or completion stage reduces risk, but your options narrow.
When you buy directly from the investor, the transaction is cleaner and more transparent. With TV Property you see not only the current building but also a portfolio of completed projects – how they look today, how they are maintained, what it feels like to live there. Payment schedules are linked to clear construction milestones, providing predictability both for you and for the bank.
What makes TV Property stand out in the new-build market
On a market crowded with offers, TV Property stands out with several clear advantages:
– Locations with potential – central and well-connected neighbourhoods in Sofia and Burgas, close to transport, schools and green spaces.
– Luxury city apartments and high-quality new-build residential buildings in Burgas with attention to detail – layouts, storage rooms, usable balconies.
– Turnkey apartments – the option to receive a finished home with carefully selected materials and installations, without going through a chaotic renovation.
– Direct deals with the investor – clear conditions, without add-on intermediary fees.
If you are not just looking for square metres but for a home or investment that will work for you in the long term, this approach makes a real difference.
FAQ: common questions about new-build apartments in Sofia and Burgas
Is it better to buy off-plan or after the building permit stages?
Buying off-plan usually means a better price and a wider choice of layouts and floors. Buying at a later stage lets you see the real volume and light and makes the paperwork simpler. With an investor like TV Property, which has many completed projects behind it, buying off-plan is significantly safer because you can see exactly how their buildings are delivered.
What are the advantages of buying directly from an investor like TV Property?
The main benefits are transparent conditions, no intermediary commission and the chance to take part in choosing the turnkey finishes. You also speak directly with the team that designs and builds the building, so you can get precise answers about materials, installations and timelines.
How can I tell if a new-build project is a good investment?
Focus on non-negotiable parameters – micro-location, floor, view, parking – and on build quality. Well-positioned new-build apartments Sofia and new-build apartments Burgas retain their value when backed by an experienced investor and a thoughtful overall concept.
Can I live in the property now and think about investment later?
Yes. This is exactly how many TV Property clients approach it. You buy a home for yourself but choose it with future liquidity in mind – layout, parking, location. Years later you have the option to stay, rent it out or sell, with a property that remains attractive on the market.
How to take the next step
If you are considering buying a new-build apartment in Sofia or Burgas, the logical next step is to see in person how TV Property’s buildings and layouts feel. Browse their current residential projects, prepare a short list of questions about your lifestyle and budget, and book a brief consultation or viewing. One meeting with the team is often enough to feel whether this will be the address you will be happy to come home to in the years ahead.