Sofia in 2026 is a sharply competitive office market where international companies, tech startups, BPOs and financial institutions are all chasing the same three advantages: premium image, reliable infrastructure and effortless employee access.
Class A office buildings located next to metro stations are the clear winners. They cut commuting time, attract top talent, impress clients and reduce long-term occupancy costs compared to many Western European capitals.
If you are a foreign company planning to open or relocate your business to Bulgaria, understanding which Class A office towers near the metro truly stand out in 2026 will save you months of research, negotiation and trial and error. Below is a curated, practical guide to Sofia’s hottest premium office destinations that combine modern specifications with direct or fast metro access.
All buildings listed offer modern technical infrastructure, high security and professional property management.
Metro proximity is treated as a strategic factor: easier recruitment, fewer parking issues, predictable travel times.
The focus is on locations suitable for international tenants that need a stable, reputable and scalable base in Sofia.
Key Criteria: What Makes a “Hottest” Class A Office Building in 2026
What serious occupiers are looking for
Immediate metro access: Ideally within a 1–5 minute walk, connecting directly to Sofia Airport, key residential areas and the central business districts.
Efficient Class A floor plates: Flexible layouts, raised floors or floor boxes, suspended ceilings, high clear height and quality finishes.
Sustainability and efficiency: Modern HVAC, energy-efficient facade, smart building management, often BREEAM or LEED certifications or comparable standards.
Parking and mobility: Sufficient parking relative to leasable area, EV charging, bicycle stands, easy car access from main boulevards.
On-site amenities: Food, cafes, fitness, meeting space, retail and services that reduce downtime and support staff well-being.
Reputable ownership and management: Stable landlords, transparent contracts, reliable facility management for international-grade operations.
Sky Fort: The 2026 Skyline Statement, Next to Metro)
Why Sky Fort leads the conversation
By 2026, Sky Fort stands as an emblem of modern Sofia. Rising over 200 meters above Tsarigradsko Shose in the Sofia Capital City complex, this tower offers some of the most prestigious Class A office spaces in Bulgaria, directly benefiting from the metro connection along one of the city’s key transport corridors.
Striking high-rise architecture delivering panoramic views over Sofia and Vitosha.
High-speed elevators, modern security, smart building systems and premium common areas.
Direct access to major boulevards and convenient metro connection, linking fast to the airport and city center.
Excellent choice for multinational HQs, tech, financial services and shared service centers seeking maximum visibility.
Capital Fort: Proven Landmark on Tsarigradsko Shose (Metro Connectivity)
Stability, visibility and established tenant mix
Capital Fort remains one of the most recognizable office towers in Sofia. Situated on Tsarigradsko Shose with metro access nearby, it is a natural choice for companies that want an already proven, fully operational Class A environment.
Modern high-rise and low-rise office bodies suitable for both corporate HQs and mid-size operations.
Spacious lobby, conference options and retail services that support day-to-day business.
Easy access from the metro and direct connection to Sofia Airport and central districts.
Ideal for established international players needing a prestigious, stable and scalable address.
Sofia Tower: Central Class A Offices Next to Mall of Sofia and Opalchenska Metro
City center visibility with full-service convenience
Sofia Tower, integrated with Mall of Sofia, offers true central business district benefits with immediate access to Opalchenska metro station. For 2026, it remains one of the smartest choices for companies that want central positioning without sacrificing modern Class A standards.
Direct proximity to metro, trams and buses, simplifying commuting from all parts of Sofia.
Access to banks, shops, food courts, gym and services inside the adjacent mall.
High-quality security, parking options and flexible office sizes.
Particularly attractive for shared offices, tech hubs, consulting, media and service companies.
FPI City Tower: Boutique Class A Presence by Vasil Levski Monument
Prestige address between key metro stations
FPI City Tower delivers a boutique high-class office experience in the very heart of Sofia, near iconic landmarks and within reach of multiple metro stations. It is designed for companies that value image, proximity to institutions and a refined working environment.
Central location near major cultural, administrative and hospitality landmarks.
Modern architecture, efficient layouts and amenities suitable for high-profile tenants.
Easy metro connectivity for clients, partners and employees.
Perfect for legal, financial, advisory, diplomatic or representative offices.
Additional Strong Contenders Near Metro
Buildings that foreign investors should keep on their radar
Emerging and upgraded Class A projects along Tsarigradsko Shose: Modern business centers close to the Inter Expo Center metro station offering large open spaces and excellent car access for logistics, events and international trade companies.
Projects in Serdika and Largo area: Representative Class A buildings a short walk from Serdika metro, favored by companies needing direct access to government institutions, courts and banks.
Hladilnika-Vitosha cluster: New Class A buildings near Vitosha metro station forming a well-connected, lifestyle-driven business district attractive to IT, outsourcing and creative industries.
Together, these locations give international occupiers a broad but focused selection of metro-connected Class A options suitable for different industries, team sizes and brand positioning.
How to Choose the Right Metro-Connected Class A Office in Sofia
Strategic questions for foreign companies
What image do you need: landmark skyscraper, corporate hub, boutique prestige or creative environment?
Where does your workforce live, and which metro line gives them the fastest, most reliable access?
How quickly will you scale: do you need expansion options within the same building or complex?
What are your technical requirements: 24/7 operations, backup power, specific IT infrastructure, secure zones?
What is your total occupancy cost target when factoring rent, service charge, parking and transport?
Answering these questions before starting viewings or negotiations will significantly reduce both risk and time-to-launch in Bulgaria.
What can SofiaOffices do for you?
SofiaOffices is your on-the-ground partner in Sofia, dedicated to foreign entrepreneurs, investors and companies that want a smooth, low-risk and fast market entry into Bulgaria. Instead of dealing with fragmented information, language barriers and unclear conditions, you get one experienced local team guiding you through every step.
Company registration and local setup: Full support with incorporation, official address, documentation and coordination with local authorities so you can start operating legally and quickly.
Accounting and compliance: Ongoing bookkeeping, payroll, taxation and reporting handled by specialists familiar with international structures and Bulgarian regulations.
Office search in top Class A buildings: Tailored shortlists of Sofia’s best Class A offices near metro stations, including Sky Fort, Capital Fort, Park Lane Office Center, Sofia Tower and other prime assets that match your size, budget and industry.
Virtual office solutions: Prestigious Sofia business address, mail handling and administrative support ideal for testing the market, remote teams or holding structures.
Flexible physical office and coworking options: From single executive offices to full floors, we negotiate optimal lease terms, review contracts, assist with fit-out planning and coordinate landlords and service providers.
Local expertise in English: Clear communication, transparent conditions and strategic advice designed specifically for non-Bulgarian founders and managers.
If you plan to position your business in one of Sofia’s hottest Class A office buildings near the metro in 2026, SofiaOffices ensures you secure the right space, on the right terms, with the right structure behind it. This allows you to focus on building your team, serving your clients and growing your business while we handle the rest.
Closing a company in Bulgaria through liquidation is a formal legal process that settles all obligations, transforms assets into cash, pays creditors, distributes any remainder to the owners, and deletes the entity from the Commercial Register. It is different from bankruptcy (insolvency). Liquidation can be voluntary (initiated by the shareholders) or compulsory (ordered by a court or regulator). In 2025, Bulgaria offers both a standard liquidation track and a fast-track/accelerated liquidation for qualifying companies. Understanding the steps and timelines will help you close your business cleanly and avoid unnecessary penalties or rejections.
Standard vs Accelerated Liquidation: Key Differences
Minimum waiting period for creditor claims
Standard liquidation: A minimum six-month waiting period runs from the date your “invitation to creditors” is published in the Commercial Register.
Accelerated (fast-track) liquidation: For eligible companies, the waiting period may be shortened to three months after the creditor invitation announcement.
Both tracks still require appointing a liquidator, publishing a creditor invitation, settling liabilities, filing liquidation financials, and requesting deletion from the register. The fast-track simply compresses the statutory waiting window for distributions, cutting weeks or months off the overall schedule.
Step-by-Step: How to Close a Company in Bulgaria
1) Shareholder Resolution to Dissolve and Open Liquidation
Hold a general meeting (or adopt a written resolution) to dissolve the company and open liquidation.
Appoint a Liquidator: Name the individual who will represent the company during liquidation. The liquidator replaces the manager for day-to-day legal representation and has the duty to protect creditors and shareholders.
Define the liquidator’s powers, remuneration and term, and approve who will keep and archive company documents after closure.
From this moment, the company adds “in liquidation” to its name for all outgoing documents and correspondence.
3) Publish the Invitation to Creditors
The liquidator publishes an invitation to creditors in the Commercial Register and must also notify known creditors in writing.
This publication triggers the statutory waiting period:
Six months under the standard procedure.
Three months under the accelerated (fast-track) procedure, if applicable.
4) Operational Wind-Down and Compliance
Stop new commercial activity that is not strictly connected to liquidation. The liquidator may perform only actions necessary to realize receivables, sell assets, pay debts, and finish ongoing operations.
Accounting: Keep full accounting during liquidation, including interim liquidation balance sheets and final liquidation financial statements.
Contracts: Notify partners of termination/assignment where relevant; close supplier relationships in an orderly manner. If you are a foreign employer with local staff, check Foreign Employer in Bulgaria: All You Need to Know.
If a duly notified creditor does not appear, deposit the amount in a bank account for that creditor as required by law.
7) Prepare Final Liquidation Balance and Distribution Plan
After the statutory creditor period (six months or three months in fast-track) ends and all liabilities are settled, the liquidator prepares:
A final liquidation balance sheet and a report on the liquidation.
A plan for distribution of the remaining property to the shareholders according to their shares and the articles.
Distribute any remaining funds or assets to owners only after the statutory waiting period elapses and creditor issues are resolved.
8) Archive Corporate Records and Close Operational Matters
Arrange long-term archiving of accounting and corporate documents as required by Bulgarian law.
Close bank accounts (after distributions), cancel leases, utilities, and any licenses/registrations that are no longer needed.
9) Apply for Deletion from the Commercial Register
Submit the final set of documents to the Commercial Register, including the final balance sheet, report, and evidence of distributions, and request the company’s deletion.
Once the entry is made, the company ceases to exist as a legal entity.
Timeline: How Long Does Company Liquidation Take?
Practical benchmarks in 2025
Standard procedure: Typically 7–9+ months from start to finish, driven largely by the six-month creditor period plus administrative steps, tax clearances, and final filings.
Accelerated (fast-track) liquidation: Where eligible, the three-month creditor period may reduce the overall timetable, often bringing completion into the 4–6+ months range, subject to the company’s complexity and readiness.
Lead times depend heavily on how clean your accounting is, how quickly assets can be realized, how soon tax and VAT matters can be reconciled, and whether there are disputed or late-appearing creditor claims.
Costs: What to Budget for
Direct and indirect costs to expect
Government fees: State fees for filings at the Commercial Register.
Liquidator remuneration: Either a fixed fee or monthly fee for the liquidator’s work. Historic notes on cost expectations also appear in this register-focused article.
Professional services: Legal, accounting, and tax support during liquidation; translations and notarizations where required.
Operational wind-down: Costs to terminate contracts, storage and archiving of records, and closing utilities/leases.
Tax/VAT adjustments: Potential VAT output on inventories or assets at deregistration; final CIT, payroll and local taxes.
Documents You Will Commonly Need
Core liquidation paperwork
Shareholder resolution to dissolve and open liquidation, and to appoint the liquidator.
Liquidator acceptance and specimen signature declarations.
Evidence of notification to known creditors and the published invitation to creditors.
Up-to-date financial statements, interim and final liquidation balance sheets.
Tax and social security clearances or confirmations as requested by the authorities.
Proof of distributions (and bank deposit slips for non-appearing creditors, if applicable).
Frequent Pitfalls (and How to Avoid Them)
Issues that delay or derail liquidation
Late or missing creditor invitation: Without it, the statutory waiting period never begins.
Poor bookkeeping: Incomplete ledgers, unreconciled VAT, or missing payroll filings trigger NRA questions and refusals.
Unrealistic timelines: Trying to distribute assets before the statutory period expires will be rejected by the register.
Ignoring VAT deregistration rules: Failing to adjust for inventories or capital goods can create unexpected tax liabilities. See VAT notes inside Company Formation in Bulgaria (Guide 2025).
Disputed claims: Not providing security on disputed debts blocks distribution and final deletion.
FAQ: Closing a Company in Bulgaria
Can I liquidate a company with debts?
Yes, but all admitted creditor claims must be settled (or secured if disputed) before distributions to owners and before deletion from the register.
Do I need to travel to Bulgaria?
Shareholders often act through a power of attorney. However, notarizations/apostilles and original signature requirements may still apply depending on your case.
What happens if a known creditor never replies?
If duly notified and they do not file a claim, the liquidator may deposit the amount in a bank account for that creditor as the law requires, then proceed to distribution after the statutory period.
What if I never had activity?
The process still requires a liquidation period (standard minimum six months), but the operational steps are simpler when there are no employees, assets or VAT complications. Planning a new start later? Read Top Guide to Company Formation & Opening an Office in Sofia.
Practical Checklist: Bulgaria Company Liquidation
Use this sequence to stay on track
Decide to dissolve and open liquidation; appoint liquidator.
Register liquidation and liquidator in the Commercial Register.
Publish invitation to creditors; notify known creditors.
Close operations unrelated to liquidation; maintain full accounting.
Bring tax, payroll and VAT filings up to date; consider VAT deregistration and adjustments.
Collect receivables; sell assets where needed; settle creditor claims.
Prepare final liquidation balance sheet and report.
Distribute remaining property after the statutory period and creditor settlement.
Archive records; close accounts and utilities.
File for deletion at the Commercial Register and obtain final confirmation.
SofiaOffices helps foreign founders and international groups close Bulgarian entities cleanly, quickly and compliantly. We coordinate the entire liquidation lifecycle so you avoid administrative loops and rejections. Our integrated legal-accounting-office support is tailored to non-Bulgarian owners.
End-to-end liquidation management: Draft shareholder resolutions, appoint and register a liquidator, publish creditor invitations, and prepare the filings for both standard and accelerated liquidation.
Accounting and tax wrap-up: Close ledgers, prepare interim and final liquidation balances, reconcile corporate income tax, payroll, and manage VAT deregistration and adjustments.
Creditor handling and distributions: Organize notifications to known creditors, manage claims and disputes, arrange deposits for non-appearing creditors, and handle final distributions to owners.
Document archiving and formalities: Ensure lawful archiving, close bank accounts and utilities, and compile the complete package for deletion from the Commercial Register.
Clear English communication: Transparent timelines, fixed-fee options where possible, and proactive reporting tailored to headquarters expectations.
Whether you need the standard track or can qualify for the accelerated option, SofiaOffices turns Bulgarian company liquidation into a predictable project with one responsible team, one checklist, and one goal: close fast, close clean, and move on.
Finding a modern, well-connected office in Sofia under €13/m² is absolutely achievable when you know which areas and buildings consistently deliver the best value. While prime Class A offices in the central business district often exceed this threshold, there is a strong selection of business locations offering professional, presentable, and efficient office spaces in the €9–€13/m² range. These are ideal for startups, IT and BPO companies, shared service centers, and foreign investors entering Bulgaria who want to balance cost-efficiency with a solid corporate image.
This guide outlines seven carefully selected Sofia office zones and building types where your rent can remain under €13/m² (often excluding service charges and VAT), without compromising on infrastructure, connectivity, or employee comfort. The insights are aligned with current Sofia market trends and the practical experience of SofiaOffices in assisting international companies to establish and expand their operations in Bulgaria.
1. Next to Business Park Sofia: Smart Offices from €8–€11/m²
The area surrounding Business Park Sofia in Mladost 4 is one of the most attractive choices for companies looking for modern offices below €13/m². It combines a recognizable business environment with flexible floor plans and excellent transport links.
Typical rents in the €8–€12/m² range for well-maintained Class B+ and selected Class A buildings
Open-space layouts suitable for IT, outsourcing, support centers, and project-based teams
Fast access to the Ring Road and major boulevards, making commuting easier from multiple districts
Proximity to metro stations, bus lines, restaurants, supermarkets, and services
Professional surroundings with established international and local tenants that strengthen your company image
For cost-conscious businesses seeking a modern and credible location, this zone delivers a strong combination of infrastructure, image, and budget control.
2. Tsarigradsko Shose & Metro Corridors: High Visibility Under €13/m²
The Tsarigradsko Shose corridor is one of Sofia’s most strategic office locations, linking the city center with the airport, Sofia Tech Park, and major national highways. With the right negotiation and building selection, it is possible to secure quality offices within the desired price range.
Rents often starting around €9–€12/m² in quality office and business centers
Immediate access to metro stations and public transport for employees and visitors
Excellent visibility and signage options along a key business boulevard
Modern technical infrastructure, including reliable internet, elevators, 24/7 access, and security
Efficient, flexible floor plans suitable for growing teams and international structures
For foreign companies that want accessibility, visibility, and modern infrastructure without paying premium CBD rates, Tsarigradsko Shose and its metro-linked buildings are a strategic and budget-compliant option.
3. Geo Milev & East Sofia: Practical Business Complexes at €8–€11/m²
Eastern districts such as Geo Milev, parts of Slatina, and the areas surrounding key commercial hubs offer a balanced mix of accessibility and value. They are especially attractive for back-office operations and headquarters functions that do not require a strictly central address.
Rents typically in the €8–€11/m² range, depending on building class and fit-out
Quick access by car or public transport to both the center and the airport
Calmer business environment with lower congestion compared to core central areas
Options for medium and larger office units with functional layouts and standard facilities
These locations are ideal for companies that prioritize operational efficiency, parking, and internal comfort, while still maintaining a respectable Sofia address.
4. Lozenets: Reputable District Charm Below €13/m²
Lozenets is a preferred mixed-use district combining residential comfort, embassies, medical centers, and business buildings. While some top-tier offices exceed €13/m², there are very competitive opportunities in Class B and B+ buildings that remain within budget yet still enhance your brand.
Office spaces generally in the €8–€12/m² range in selected buildings
Convenient access to metro stations, central boulevards, and major junctions
Appealing environment for law firms, consultancies, boutique IT companies, and medical or professional services
Green, calm surroundings that support employee satisfaction and retention
For businesses looking for a prestigious yet not overpriced address, Lozenets offers an excellent balance of location quality and rental efficiency.
5. Central Sofia with Promotional Rents: Prime Locations Under €13/m²
Prime central locations are usually associated with higher rents, but targeted searches and promotional campaigns can reveal excellent opportunities under €13/m². These offices are highly attractive for companies that need a central and easily recognizable address.
Selected offices near key central hubs, often at promotional rates within €8–€12/m²
Options in renovated older buildings or mixed-use properties with good visibility
Perfect for agencies, representative offices, consulting firms, and client-facing operations
Direct access to public transport, services, retail, and hospitality venues
Such offers are limited in number and move quickly, making it essential to work with a local expert who can identify and secure these spaces at the right moment and on optimal lease terms.
6. Bulgaria Blvd & Southern Business Axis: Space and Flexibility for Growing Teams
Bulgaria Blvd and the adjoining southern neighborhoods (Manastirski Livadi, Borovo, parts of Krastova Vada and Gotse Delchev) have evolved into a strong office and residential corridor. Many companies choose this area for its modern buildings, easy access, and competitive rental levels.
Spacious office units and full floors commonly between €9–€13/m²
Modern buildings featuring underground parking, reception, security, and efficient layouts
Direct access to the Ring Road, allowing fast connections across the city
Suitable for IT, outsourcing, shared service centers, and HQs needing larger, scalable spaces
This zone is particularly attractive for businesses planning medium- to long-term growth and wanting to secure a functional, modern base without exceeding their rental budget.
7. Airport Area, Sofia Tech Park & Innovation Zones: Forward-Looking Offices Under €13/m²
The zones around Sofia Airport, Sofia Tech Park, and nearby innovation and logistics corridors are increasingly preferred by technology, aviation, logistics, and international service companies. They offer connectivity and potential for future expansion, while staying within cost-effective ranges.
Modern office buildings and campuses aligned within the €9–€13/m² range
Immediate access to the airport, major highways, and public transport
Strong technical infrastructure and modern building systems supporting IT and R&D activities
Attractive for foreign investors who value accessibility for international travel, partners, and clients
For companies looking to build a long-term presence in Bulgaria with a future-proof location, these areas provide a smart balance of innovation ecosystem, infrastructure, and rental efficiency.
How to Choose the Right Sofia Office Under €13/m²
Define Your Priorities Before You Start Viewing
Location strategy: Decide whether you prioritize central visibility, airport access, or easy commuting from residential districts.
Type of operation: Client-facing businesses may benefit from more central or prestigious districts, while back-office and support functions can optimize costs in business parks or emerging zones.
Size and scalability: Ensure the building allows for future expansion without a complete relocation.
Total occupancy cost: Always calculate rent together with service charges, utilities, parking, and fit-out costs to understand your true monthly commitment.
Readiness of the space: A pre-fitted or partially furnished office can significantly reduce your initial investment and speed up your start.
Key Benefits of Targeting Offices Under €13/m²
Reduced fixed costs and improved profitability from the first months of operation
More budget flexibility for hiring, technology, marketing, and business development
Ability to test and grow your presence in Bulgaria with minimal financial risk
Access to modern, efficient buildings outside overpriced niche locations
Ideal structure for startups, foreign entities entering a new market, and companies consolidating regional operations
What can SofiaOffices do for you?
SofiaOffices is a dedicated partner for foreign entrepreneurs, investors, and international companies who want to establish or optimize their presence in Sofia and across Bulgaria. Beyond simply listing offices, we provide a complete, professionally guided solution tailored to your business model, budget, and long-term strategy.
Curated office search under €13/m²: We identify and shortlist only those offices that match your price range, technical requirements, preferred districts, and image expectations, saving you time and avoiding unsuitable options.
Professional negotiation and lease support: We negotiate directly with landlords and building managers to secure favorable rents, fit-out contributions (where possible), flexible lease terms, and clear contractual conditions that protect your interests.
Virtual office and registered address: We provide compliant virtual office services and registered company addresses in Sofia suitable for banks, authorities, and partners, including mail handling and optional additional services.
Company formation in Bulgaria: We assist with the full process of setting up a Bulgarian company, coordinating documentation, notary procedures, and bank account opening, and explaining each step in clear English.
Accounting and payroll services: Through our trusted partners, we connect you with English-speaking accountants who understand international structures, VAT, payroll, social security, and local reporting obligations.
Serviced, flexible and temporary offices: For companies that need an immediate start or project-based presence, we help arrange furnished offices and coworking solutions that fit your team size and timeline.
Relocation and local support: We advise on the most suitable districts for your staff, parking options, transport, and everyday practicalities to ensure a smooth transition for your team.
Long-term optimization: As your company grows, SofiaOffices can support lease renewals, office expansions, renegotiations, or relocations to ensure your rent level and location remain competitive and aligned with your evolving needs.
With SofiaOffices as your partner, choosing an office under €13/m² in Sofia is not just about finding a cheap workspace. It is about securing a strategic, efficient, and future-ready base that supports your business goals, impresses your partners, and provides a stable foundation for growth in one of Europe’s most cost-effective and dynamic capitals.
Start Your Sofia Office Search Today
If you are considering opening a company in Bulgaria, relocating part of your operations, or optimizing your existing office costs, focusing on Sofia offices under €13/m² is a smart decision. Share your requirements with SofiaOffices, and receive a tailored selection of real, verified, and budget-compliant options that match your expectations for location, quality, and flexibility — so you can focus on growing your business while we handle the details.
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