New-build properties in Sofia and other major Bulgarian cities are often presented with identical promises: luxury, prime location, high quality, and investment potential. In practice, however, many of these projects lack architectural merit, fail to meet technical standards, or rely on unsustainable solutions aimed at short-term profit.

This article outlines five objective criteria that every buyer can use to make an informed assessment of whether a residential building is truly worth considering. The insights are based on real-world observations of completed and ongoing projects from established development companies such as TV Property — a firm with a traceable history and a proven reputation.

Location With Sustainable Potential — Not Just a Prestigious Address

Many residential projects are positioned as "central" or "premium," but the reality behind these claims often reveals noisy, congested, or poorly planned urban environments. The actual value of a property is defined not merely by its administrative district but by:

• Transport accessibility (metro stations, major boulevards);

• Proximity to educational, medical, and commercial infrastructure;

• The urban development plan of the surrounding area;

• Zoning consistency and building density in the neighborhood.

Projects such as Pirotska Residence are an example of considered location planning — situated in the heart of Sofia yet away from excessive noise and chaotic urban fabric, with access to metro lines and available parking. The location is further validated by parallel investment activity in the area, contributing to long-term price stability.

A Developer With Proven History — Not Just a Temporary Website

Before signing any contract, it’s essential to investigate the full track record of the developer or investor. Key indicators of professionalism include:

• A publicly accessible portfolio of completed projects;

• Participation in industry-recognized competitions (e.g., "Building of the Year");

• Transparency about the management team, architectural studio, and contractors;

• A clear timeline of permits and development stages.

TV Property operates under clear professional standards — its team is publicly presented, prior developments are well-documented, and collaborations with established construction firms are verifiable. Completed buildings can be visited and inspected, and the absence of anonymity is a critical factor for buyer confidence.

Floorplans Designed With Livability in Mind

Functionality in residential spaces outweighs superficial luxury. Properties with unstable value often feature:

• Illogical niches, unnecessary corridors, or walk-through rooms;

• Imbalanced dimensions between living areas and bedrooms;

• Insufficient natural light;

• Lack of ventilation in service areas such as bathrooms and kitchens.

By contrast, well-designed apartments — as seen in recent TV Property buildings — offer proportionate and livable layouts. Defined entrance halls, separate kitchen zones, bathrooms of adequate size, and bright living spaces with clean geometry all contribute to better usability and higher resale value on the secondary market.

Common Areas as a Direct Indicator of Quality

Buying an apartment is not only about the private square meters. A significant portion of the property’s long-term value comes from its shared spaces, which:

• Define the overall quality perception of the building;

• Influence the ease and cost of maintenance by residents;

• Play a direct role in safety (access control, lighting, surveillance).

TV Property, for instance, applies elevated standards in common area finishes — stone flooring, energy-efficient lighting, intercom systems, keycard access, and video surveillance. These features not only distinguish the development but also reduce future maintenance costs and improve daily living standards.

Transparency in Contract Terms — No Hidden Conditions

Equally important is the clarity with which purchase conditions are presented. Some developers use vague contract wording, adjustable timelines, or ambiguous descriptions of finishing levels.

Trustworthy developers provide:

• Preliminary contracts with clearly defined completion stages;

• Detailed breakdowns of additional costs such as storage or parking;

• Access to review legal documents before making any payments;

• Architectural and structural documentation available early in the process.

In TV Property’s projects, buyers benefit from high levels of contractual transparency, including material specifications, systems used, and optional interior finishings. This gives future homeowners confidence in what they are committing to — and when.

Construction Stages as a Tool for Control — Not Just for Marketing

In most developments, construction timelines and progress stages are presented as estimates. This allows for delays, compromises, and a lack of accountability. Reputable developers, on the other hand, define each milestone clearly, communicate it publicly, and support it with tangible construction activity.

Key signs of credibility include:

• Published execution schedules;

• Regular photo and progress updates;

• Site access at various construction stages (structural work, facade, utilities);

• Involvement of the project team at each milestone.

TV Property maintains an active future projects section with detailed specifications and timeline estimates for each building. This allows prospective buyers to track real progress and plan accordingly.

Legal Status of the Land and Building — Often Overlooked, Always Crucial

Before entering into any contractual agreement, the following must be confirmed:

• Verified land ownership;

• Valid construction permits;

• No legal encumbrances or ongoing disputes;

• Officially approved architectural plans.

Developers with structured legal processes provide notarized documentation, property sketches, and construction approvals in advance. This is standard practice for the completed projects by TV Property, which are fully compliant with legal regulations and delivered with all usage permits in place.

Post-Handover Maintenance — The Real Test for Developers

After a building receives its Act 16 (certificate of occupancy), the property enters its operational phase — often the moment when hidden issues emerge. The difference between a short-term profit-seeking developer and one with long-term commitment becomes obvious here.

High-quality post-handover maintenance includes:

• Organized building management (cleaning, security, maintenance services);

• A clear and enforceable warranty program;

• Channels for client support in case of defects;

• Availability of servicing or repairs within the warranty period.

Such a model is observable in active sales properties by TV Property, where common areas, elevators, garages, and building facades remain in excellent condition well beyond completion.

Market Resilience: A Comparative Analysis

The value of a property is not limited to the current price per square meter. Long-term value depends on:

• The potential for quick and stable rental income;

• The pace of price appreciation in the area;

• Ease of resale if needed;

• Overall demographic and economic outlook of the neighborhood.

Properties that meet these criteria preserve — and often grow — in value even during volatile market cycles. This is especially true for buildings with strong fundamentals and developers with established reputations.

Example: Projects like Pirotska Residence are located in high-demand rental zones — sought after by professionals working in central Sofia, students, and long-term investors. These buildings require little promotion, as their features generate organic demand.

Summary: Five Predictive Indicators of Long-Term Value

Rather than relying on marketing claims, evaluate projects using the following five proven criteria:

1. Documented portfolio with completed developments — a traceable track record, as exemplified by TV Property.

2. Legal clarity — valid permits, land ownership, and absence of legal risks.

3. Functional architecture — layouts with natural light, proper proportions, and effective use of space.

4. Completed and high-quality common areas — not just digital renders.

5. Market potential — strong rental demand, liquidity, and appreciation forecast.

If even one of these elements is missing, what may appear to be a “great deal” can become a long-term liability.