How Airevest Sources Deals: Inside the Blueprint of Smart Property Investment

Experience, network, maths, and a lot of digging… Yeah, that's how we can offer the best deals on the Airevest platform. It's true, every investor loves a good story — especially the kind that starts with "you won't believe the deal we found." But at Airevest, our stories aren't about luck or chance. Imagine walking into a startup pitch — there's a deck, a financial model, and a vision. Now replace the founder with a property. That's how we see our deals. Each one has a story, numbers to back it up, and a roadmap for returns. Before a single investor ever sees it, our team has gone through its data room, reviewed every document, stress-tested every forecast, and checked the fine print. By the time it reaches our investors, it's not just another property – it's an investment case that's already earned our conviction.

What Makes a Good Investment Property

Ask any investor what makes a good property investment, and you'll get the usual answers — "location, location, location." All true, but incomplete. A great location can still hide a terrible deal if the numbers don't work — and a mediocre address can outperform if it's bought right, structured right, and timed perfectly. That's why we rely on clear financial parameters before anything makes it to our marketplace.

Core Metrics

We evaluate every property against these minimum thresholds:

Metric	Minimum Threshold	Description
Gross Yield	> 4%	Annual rental income as percentage of property value
Net Yield	> 2%	Net rental income after all expenses
Internal Rate of Return (IRR)	> 5%	Overall performance across time
Short-term ROI	> 10%	For Fix & Flip projects within 6-12 months
Long-term ROI	> 30%	For rental holdings over 5-year horizon

Below you can see our property financial template where we stress-test each property before it reaches you:

But great properties aren't found by spreadsheets alone. They come from reading the market deeply — knowing when pricing has plateaued, when a seller is overleveraged, or when an overlooked asset sits one renovation away from a 15% lift in value. We always buy with upside in mind: below market peaks, or in locations poised for urban or infrastructural expansion. And we consider the less visible details — whether the developer is Value Added Tax (VAT) registered (which impacts your tax efficiency) and even the quality of the legal documentation, which often reveals hidden opportunities or risks.

For example, heritage properties are often measured by usable square meters — the actual living space within the walls. In contrast, many newer developments list the total area, including walls, shared corridors, and even parts of common spaces. So two "identical" 120 m² apartments on paper might feel completely different in reality — one offering generous rooms with high ceilings, the other trimmed down by marketing math. In reality, these 10-20 square meters translate into tens of thousands of euros saved. That's why understanding what's behind the numbers matters just as much as the numbers themselves.

Market Insight: Close to 65% of properties listed in Bulgaria fall into the lower-price segment, typically under €150-200,000. They're easier to sell but often yield modest returns — a crowded space with limited growth.

At Airevest we play a different game, knowing that the additional legal structure we use to acquire properties for our shareholders (Variable Capital Companies) incur additional expenses. To minimize that, we focus on the higher-end bracket (€300k+), properties too premium for most local buyers, yet undervalued in price per square meter compared to Western European benchmarks.

These are often labeled "hard to sell" — but that's precisely why they're attractive. The buyer pool is smaller, negotiation power is higher, and square meter costs are more favorable. The higher returns are double the operating expenses and therefore you get a full management team for your property while still making money.

In essence, a good property investment is a blend of numbers, timing, and insight. The math must work, but the story behind the property matters just as much. At Airevest, we chase both.

The Type of Properties You'll Find on Airevest

We specialize in residential properties with clear and tangible upside, typically exceeding €300k. These fall into three main categories:

1. Under-furnished or partially furnished properties

These homes require setup before becoming rentals, typically unlocking a 10-15% value rise post-furnishing, guaranteeing immediate investor upside.

2. Active rentals with proven yield

Properties functioning as short- or long-term rentals that demonstrate a stable income stream backed by real data. This reduces risk and creates attractive financial profiles.

3. Distressed, heritage, or "trophy" properties

These gems hold extraordinary potential but need significant renovation to realize it. Often unique in architecture or location, they offer outsized returns for investors willing to contribute time and capital to refurbish. This focus lets us tap into properties others overlook, finding undervalued assets with hidden potential.

Due Diligence: A Pillar of Trust and Risk Mitigation

Airevest's commitment to transparency starts with rigorous due diligence. Our team conducts exhaustive research on every property, confirming clear title, absence of liens or encumbrances, and full compliance with regulatory and tax requirements.

We follow a strict checklist:

In addition, we commission qualified, professional appraisers to give us independent market valuations, ensuring our pricing assumptions rest on solid ground.

Where and How Airevest Finds Exceptional Deals

We like to think of sourcing as a craft. It's part research, part psychology, part negotiation. Our pipeline is intentionally diverse. Each property we bring in usually comes from one of three channels, each with its own story and opportunity profile.

1. Individual Owners — the Human Side of the Market

Sometimes due to relocation, inheritance, inability to cover the mortgage, or a shift in financial priorities. Why do they come to us? Well, we are way cheaper than traditional brokers and we don't use leveraged capital, meaning deals can close as soon as. Sometimes people are sitting on assets that no longer fit their lifestyle but would make exceptional investments.

2. Early-Stage Investors

Another key source is early-stage investors: those who buy land or projects, secure permits, and then choose to exit before full construction. They've already created value through approvals but often want to free up liquidity for the next deal. BUT … Banks rarely finance true off-plan in Bulgaria; most join after Act 14 (structure complete) and tranche funds toward Act 16 (use permit). Savvy buyers step in early, lock discounted off-plan prices, and pay in instalments (e.g., 10–20% on signing, then stages). As the building de-risks (Act 14 → Act 15 → Act 16), the price per m² climbs, so their contract becomes more valuable on paper.

Here's the issue, though: put 10% down payment deposits across 10 units and you control a big pipeline, but when Act 14 hits, the other ~85% typically requires bank debt. Rarely a lender will extend 10 × 85% to one borrower without breaching exposure limits. So, before that financing wall arrives, these investors look to assign/exit at a markup, converting paper gains into cash. Airevest steps in at that moment: we validate permits and timelines, price the de-risked upside, structure a clean, fast buyout, and pass part of that value to our investors as yield and Return on Investment. We know how to price in both the risk and the potential of semi-developed assets. Because we understand the full cycle — from land to finished rental — we can accurately value these opportunities and pass that margin to our investors. These are properties that, with a little more work, transition from "paper projects" to high-yield assets.

3. Real Estate Developers and Strategic Partnerships

Finally, we are actively building close ties with developers, asset managers, and even bank representatives who handle distressed or off-market portfolios. Through these partnerships, we often gain access to projects with huge upside potential through vetted partners with years of experience and impeccable track record.

Securing the Deal: Exclusive Access and Time-Limited Campaigns

When we identify a property with investment-worthy potential, we secure exclusive rights through binding contracts. These arrangements give us 30-90 days to promote the property exclusively to our investor community. This exclusivity protects our deal pipeline and ensures you get first access to vetted opportunities without competitive bidding wars.

Why would they do that?

• No banks = faster transaction
• Lower broker fee (1% instead of 3%) = more money for sellers

Our edge is simple and repeatable: buy with built-in upside, price with real operating data, and cut out the noise with short, exclusive windows. Sellers say yes because they get more net money (lower fees, cleaner process) and faster closings (no mortgage roulette, fewer intermediaries). Investors say yes because they get transparency, de-risked entries, and assets designed to perform—not just impress.

If you're here for story and numbers, you're in the right place. We'll keep doing the unglamorous work—digging, verifying, negotiating—so you can focus on the part that matters: choosing strong, well-structured properties that compound over time.