New Build in Sofia: how to recognize a project with long-term value

Sofia is the most active housing market in Bulgaria. New buildings appear every month, offers look attractive, and decision windows are short.

29 September 2025 3

New Build in Sofia: how to recognize a project with long-term value

This article gives you a practical framework to separate quality from long-term value, read the technical details, see which factors protect price over time, and compare two projects without getting lost in listings.

For real-world benchmarks:

See how TV Property’s completed buildings look 3–5 years later → completed and current projects.
Explore city-centre living with everyday conveniences on Pirotska Street → apartments in Sofia city centre.
Ready for a viewing or have questions? → contact the TV Property team.

How do we separate “quality” from “long-term value”?

Quality is what you can inspect on site and in documents: structure, façade, insulation, MEP systems, windows, common areas, execution of details.

Long-term value is how the property behaves over time: price retention and growth, ease of resale (liquidity), stable rental demand, low running costs, resilient urban environment.

A well-built home in a non-promising location can underperform. Conversely, a strong location with compromised execution ages fast. Aim for the intersection: a quality product in a place with a future.

Fair-price framework (moved up)

Compare price per sq.m only within a 1–2 km radius of the project. Citywide averages for Sofia are irrelevant.
Assess a package of factors, not just a number:

Reward: façade and detailing, sound insulation, views and clearances, parking, professional building management, energy efficiency, EV-charging readiness.
Penalize: poor layouts, easily worn common-area finishes, dark corridors, unclear acts/encumbrances, weak access to transport and services.
Real savings come from low running costs, clean documentation, and high liquidity.

Key criteria for long-term value

What is the outlook for the area: is there a DDP and upcoming improvements?

PUP/DDP (Detailed Development Plan): what can be built nearby in 2–5 years, how skyline and sunlight may change, whether tall buildings could block your view.
Infrastructure: planned metro lines and stations, new boulevards, parks, cultural and sports facilities.
Mixed use: homes + services at ground level, safe pedestrian links, active street fronts instead of blank walls.

Liquidity and rental demand: will there be buyers/tenants after you?

How fast similar homes sell nearby; shortages of specific types (e.g., one-beds near metro).
Presence of universities, business districts, and hospitals—drivers of stable rental demand.

Energy efficiency and costs: what does living here actually cost?

Real energy class, insulation thicknesses, thermal-bridge breaks, quality glazing.
Separate meters per unit, provisioned routes for ventilation and AC.

Building management: who protects value after occupation?

Professional management, access control, CCTV, well-lit common areas, regular maintenance.
Crucial clause: term of the management contract and how owners can replace the manager if service is poor. Freedom to change is a long-term safeguard.

Key criteria for quality (framed as questions for quick decisions)

What does the technical specification say about materials and detailing?

Structure: reinforced concrete frame, correct spans and load paths.
Façade: ventilated system or reliable ETICS with durable finishes.
Windows & glazing: thermal/acoustic parameters, glass type, warm-edge spacers.
Sound insulation: floor and wall solutions, vibration breaks at services.
Common areas: durable flooring, even and sufficient lighting, good acoustics, lobby ventilation. First impressions start at the entrance.

What are the real clearances and views?

Measure distance to neighbouring buildings and the orientation of main windows.
Avoid “window-to-window” situations. Views and daylight directly influence liquidity.

What is the legal/construction status and how is the build progressing?

Act 14 (shell & core complete), Act 15 (handover of the works from contractor to investor), Act 16 (Use Permit).
Check for encumbrances (mortgages/attachments) and compliance with the DDP and building permit.

How does the developer perform—are there proven buildings?

Inspect at least two completed buildings by the same developer that are 3–5 years old.
Look for transparency: construction log, stage photos, clear timelines.
See how TV Property’s completed buildings look 3–5 years later → current and completed projects.

Is the project ready for e-mobility and how is parking solved?

EV-charging readiness: cable routes, capacity at switchboards; ability to add private chargers to garage spaces.
Realistic bay sizes and comfortable ramps; guest parking provision.

Are the apartment layouts practical?

Straightforward shapes, minimal dead space, sensible ceiling heights.
High net-to-gross ratio—less wasted corridor area.

How is mobility around the building planned?

10–12 minute walk to metro/tram/bus.
Bike stands, stroller storage, safe routes to school/nursery.

HowTo: comparing two projects—an actionable sequence

Define the goal: own use, rental, or resale.
Narrow locations: to 2–3 areas that fit your daily life.
Check the DDP: what is planned within 500–800 m (extra height, metro, park).
Collect documents: floor plans for specific units, technical spec, materials list.
Confirm status: Acts 14/15/16, encumbrances, alignment with the permit.
Assess energy: insulation, class, bills from comparable buildings.
Ask about EVs: infrastructure in place and process to add private chargers.
Field check: morning/evening noise, parking, sun, clearances.
References: at least two completed buildings by the same developer.
Fair-price check: compare only within a 1–2 km radius; include common-area quality, views, management.
Final decision: take a second viewing and write a short pros/cons list.

Need help applying this framework and arranging viewings? → contact TV Property.

Pre-reservation checklist

Practical scenarios: how different buyers think

Family seeking central location and quiet

South-east living room, bedrooms facing a courtyard, clearance ≥ 20 m to opposite façades.
Underground space with EV-charger readiness.
Close to school, park, and metro—daily life without relying on a car.

Young buyer for rental

Compact one-/two-bed near metro, Class A, professional management and access control.
Reasonable condo fee → better net rental yield.

Investor with a 3–5 year horizon

Area with upcoming infrastructure (new station/park) and active ground floors.
Avoids plots where views are likely to be blocked per the DDP.
Prefers developers with well-aging buildings nearby.

Frequently Asked Questions (FAQ)

1) What matters most when choosing a new build in Sofia?
Three pillars: location with prospects (DDP and infrastructure), quality execution, and legal certainty. Then come layout, views, and parking.

2) How does area outlook add to long-term value?
An approved DDP, planned metro stations, new parks and public functions—all of these lift liquidity and support resale prices.

3) What is Act 15?
It’s the handover protocol whereby the contractor hands the building over to the investor after completion of construction works—basis for the final inspections before Act 16 (Use Permit).

4) Is a city-centre apartment worth the higher price?
Yes, if you want liquidity and convenience: transport, services, culture within walking distance. Good soundproofing and well-designed common areas protect value.

5) How can I judge sound insulation without instruments?
Visit in morning/evening peaks, talk to neighbours (if possible), study the floor and wall build-ups in the spec; ask for named brands and series, not generic terms.

6) Is buying directly from the developer an advantage?
Yes. You get transparency, no agency commission, and the option for turn-key finishing with the developer’s interior team to match your style and budget. → request a consultation.

Final action tips for today

Pick 2–3 areas and check the DDP plus upcoming infrastructure.
Shortlist two real projects and apply the fair-price framework within a 1–2 km radius.
Request the technical specs, focus on common areas and EV readiness.
Do two viewings, one in the evening.
Seek at least two references from the same developer’s completed buildings.

See the durability and design of completed buildings → current and completed projects.
Ready to apply the framework? Start with a viewing → contact the TV Property team.