Example
Apartment price: €100,000
Municipal tax rate: 2.5%
Transfer tax: €2,500
Registration fee: €100
Notary fees: €300–600
Other costs: ~€200
Total taxes and fees: ~€3,000
+ Annual expenses: ~€1,000 per yearHow to Buy Property in Bulgaria: Step-by-Step Guide 2025
Updated: September 3, 2025
Relocation, investment, or a home by the sea? We’ve prepared a simple guide on how to buy property in Bulgaria: from checking an apartment to calculating expenses.
Who Should Consider Buying Property in Bulgaria
- Investors and startups
low taxes, access to the EU market, the possibility to open a company and rent an office.
- Families with children
clear rules for schools and kindergartens, accessible healthcare, and a safe environment.
- Freelancers and remote specialists
simple residence permit procedures, reliable internet services, and comfortable cities for work.
- Retirees
a peaceful life by the sea, low housing maintenance costs, and a mild climate.
What Options Do Foreigners Most Often Consider
Apartment by the sea
available without restrictions for everyone, including non-EU citizens. Popular locations: Burgas (sea and affordable prices), Varna (city + coast), and Sofia (capital, rentals, and business).
House with land
EU/EEA citizens can register ownership directly; non-EU buyers need to set up a Bulgarian company.
Land
direct purchase is available only to EU/EEA citizens; for others, ownership is possible only through a legal entity.
Commercial property
(offices, shops, warehouses)
without land it can be purchased directly; with land the same rules apply as for houses.
The simplest option: apartments and premises without land.
Land in Bulgaria for foreigners is available directly only to EU/EEA citizens. Buyers from other countries need to register a Bulgarian company Details on restrictions
Common Mistakes When Buying Property in Bulgaria
Signing contracts without a lawyer
Buyers do not check for encumbrances or outstanding utility debts.
Underestimating maintenance costs
Forgetting about annual property taxes and monthly utility bills.
Exceeding the cash transfer limit
amounts over 10,000 BGN (≈ €5,100) must be paid by bank transfer.
Gina will help you connect with a trusted lawyer and perform due diligence even before signing the contract.
How the Deal Works
Step 1
Budget and Purpose
Define your goal: a seaside apartment for holidays, a family house, long-term rental, or investment. This will determine the location, type of property, and future taxes.
Step 2
Preliminary Check of the Property
Request an extract on ownership and encumbrances from the official Property Register (Имотен регистър).
Tip: hire a lawyer — they will verify the deal and protect you from hidden risks.Step 3
Contract with the Owner
Sign a “Предварителен договор” (Preliminary Contract). It sets out the price, deadlines, deposit, and payment terms. This is a mandatory step before signing the main contract — the Notarial Deed (Step 6). The preliminary contract protects the buyer: if the seller withdraws, you can enforce the deal through court.
Step 4
Payment
Make the payment via a bank or a notary escrow account. Transfers over 10,000 BGN (≈ €5,100) must be cashless.
Non-residents can open a bank account in Bulgaria to simplify SWIFT/SEPA transfers.Step 5
Final Legal Check
Ask your lawyer to re-check ownership documents, the seller’s marital status, cadastral records, and debts. This is the last chance to detect issues before purchase.
Step 6
Signing the Notarial Deed
Sign the final purchase agreement with a licensed notary — only the Notarial Deed confirms transfer of ownership.
Step 7
Registration of Ownership
The notary submits the deed to the Property Register (Имотен регистър). Once recorded, you officially become the owner and receive a copy. Usually completed the same day.
Step 8
Payment of Fees
Pay: local property transfer tax (0.1–3%), registration fee (~0.1%), and notary fees. Exact amounts depend on transaction value and municipality
Step 9
After the Deal
Notify the Municipality (in Bulgarian — “obshchina”) to register annual property tax and waste collection fee.
Re-sign utility contracts and arrange home insurance.
If purchased through a company, update registration in the Company Register (BULSTAT) and the National Tax Authority (NRA).
On average, it takes 3–6 weeks from reservation to property registration.
Real estate in Bulgaria can be purchased remotely using a notarized power of attorney. A representative will sign the contracts and receive the documents on your behalf.
Timing and Costs
In Bulgaria, taxes and fees when buying property are set locally — each municipality (obshchina) determines its own rates. There is no federal tax: buyers pay only the municipal transfer tax and mandatory state fees.State fees include the registration fee in the Property Register (Имотен регистър) and fixed charges for document processing.Notary fees are regulated by the state and calculated according to an official scale: a fixed amount plus a percentage of the property price. On average, this adds up to several hundred euros. The base rates are the same nationwide, but the final amount may vary due to extra costs such as translations, certified copies, courier services, and VAT.
Property Purchase: Taxes and Fees
| Step | Timeframe | Cost |
|---|---|---|
| Property check | 1–3 days | 20–60 € |
| Preliminary contract | 3–10 days | 0–1% of price |
| Bank transfers | 1–5 days | bank fees |
| Notarial deed | 1 day | 300–600 € |
| Property transfer tax | 1 day | 0,1–3% |
| Ownership registration | same day | ~0,1% |
| Municipality notification, utilities & insurance | 1–60 days | 20–200 €+ |
Annual Property Maintenance Costs
| Name | Content |
|---|---|
| Property tax | 0,01–0,45% |
| Waste collection fee | set by the municipality. Typically €50–200 per year, up to €250 in some resort areas. |
| Property maintenance | utilities and condominium fees — on average €30–100 per month. |
All amounts are indicative and depend on the municipality and the property.
Mini-calculator
Formula:
Total = (Price × municipal tax rate) + (Price × 0.1%) + notary fees + other costs
Total = (Price × municipal tax rate) + (Price × 0.1%) + notary fees + other costs
Mortgage and Rental Income
Not all buyers are ready to pay the full price upfront, and some see real estate as a source of income. In Bulgaria, this is a common practice: properties are financed with a mortgage or “paid back” through rental income, especially in the summer season and resort areas.Foreigners can obtain a mortgage in Bulgaria, but banks usually require a 30% down payment. In 2025, the average interest rates are 4–6% per year.The average rental yield in Bulgaria is 3–6% per year on the coast and 4–7% in Sofia, depending on the season and property type. Owners pay rental income tax in Bulgaria, typically around 10% of income.
Long-term rentals are usually signed for at least one year, with a deposit of 1–2 months.
FAQ
Want to buy an apartment or house in Bulgaria? Gina will help you choose the best option.