Property in Bulgaria: buying and support
The coast and mountain resorts: apartments are open to foreigners directly, land only through a company. The country adopted the euro in 2026.
Why Bulgaria
Low entry cost with full EU membership
One of the EU's most affordable markets to enter, backed by Bulgaria's full membership in the union.
The euro since 2026
Since 1 January 2026 Bulgaria has used the euro instead of the lev — for eurozone buyers this removes currency risk and simplifies pricing.
Apartments and buildings — directly in your own name
Apartments and buildings are available to non-EU citizens directly, with no permit procedure.
Honestly, about land: only through a company
A non-EU citizen cannot own land in their own name — a land purchase is structured through a Bulgarian company (EOOD), which requires ongoing administration and reporting.
Honestly, about resort fees: sometimes disproportionately high
Coastal and mountain resort complexes come with high annual service fees — their size directly affects net yield and resale liquidity, so we request them before the deal.
Smaller budget — we'll source it
Tell us the amount and the goal, and we'll come back with options from developers and partners that are not in the catalogue.
Send a requestHow the purchase works
- 1
We map your goal
Apartment, building or land, and budget.
- 2
We check the property in the registry
Owner, encumbrances, land status.
- 3
We determine the deal structure
An apartment or building is registered to an individual; land is registered to a Bulgarian company (EOOD).
- 4
Preliminary contract with a deposit
We fix the terms.
- 5
Notarial deed and transfer tax
We execute the notarial deed and pay the transfer tax, about 3%.
- 6
Registration in the property registry
We enter the title in the register.
Frequently asked questions
Can a foreigner buy an apartment in Bulgaria?+
Yes. Non-EU citizens buy apartments and buildings in their own name with no permit procedures. The restriction concerns land only: an individual from outside the EU cannot own it.
How do I buy a house with a plot, then?+
Through a Bulgarian company, usually an EOOD — a single-member company. The company acquires the land and the individual owns the company. The structure is lawful and widely used, but requires ongoing administration and filing.
What changed when Bulgaria adopted the euro?+
From 1 January 2026 the euro replaced the lev as the official currency. For eurozone buyers this removed currency risk and simplified price comparison. Listings still quoting leva are out of date and their conversion should be verified.
What taxes apply on purchase and ownership?+
On purchase, transfer tax of about 3%, with the exact rate set by the municipality. Rental income is taxed at 10%. Capital gains on sale are exempt after three years of ownership, subject to conditions.
Does buying property grant residency in Bulgaria?+
The purchase itself does not. Separate investment routes to status exist, but their conditions have changed, so current requirements should be confirmed at the time of application rather than from earlier guides.
What should I look at in resort complexes?+
The annual maintenance charge. In Bulgarian resort complexes it can be disproportionate to the property's price and directly affects both net yield and resale liquidity. Request the figure before the deal.
Will a bank lend to a foreigner?+
Bulgarian banks lend to non-residents only to a limited extent, so most transactions in this segment are cash. For new-builds, a developer payment plan may be available.
Do you have property in Bulgaria?+
Not in the public catalogue at present. If the market interests you, send us a request — we will source through our partner network and help choose the transaction structure if you need a property with land.
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New-build vs resale property in Bulgaria: VAT, Act 16 and building quality
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Bulgaria's digital nomad visa: who qualifies and what it actually costs
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Why expats love living in Bulgaria
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Best areas to buy property in Bulgaria
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Abandoned village houses in Bulgaria: what a restoration project really costs
Hundreds of Bulgarian villages have more empty houses than residents, and stone-built homes sell for a few thousand euros. What that price actually buys, and the title risks that come with a house nobody's lived in for years.
How to buy resale property in Bulgaria: a due-diligence checklist
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Investing in Bulgaria real estate: 5 key risks and how to reduce them
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Bulgaria joins the eurozone: what it means for the property market
Bulgaria officially adopted the euro on 1 January. According to Bulgarian Properties, this strengthens foreign buyers' confidence in the local property market and removes currency risk.
A country-market estimate, not our own stock
Overview
Bulgaria offers one of the lowest entry prices in the EU. A non-EU citizen buys an apartment or a building in their own name, but the land beneath it only through a Bulgarian company.
Why buy here
A low entry threshold compared with other EU states, with full EU membership. On 1 January 2026 Bulgaria adopted the euro, replacing the lev. For buyers in the eurozone this removed currency risk and simplified pricing. Apartments and buildings are open to non-EU citizens directly, with no permit procedures.
Taxes, costs and yield
Benchmarks for taxes, purchase and holding costs and rental yield. Exact figures depend on the property and your situation.
Rental yield benchmark
4–6%
Transfer tax of about 3% (the rate is set by the municipality). Rental income is taxed at 10%.
The main charge on purchase is transfer tax of about 3%; the exact rate is set by the municipality. Also payable: the notary's tariff, the register entry fee, legal fees and agency commission. Rental income is taxed at 10%. Capital gains on sale are exempt after three years of ownership — the condition should be checked against your circumstances.
1. Check the property in the property register: owner, encumbrances, land status. 2. Decide the structure: an apartment or building is registered to an individual, land to a Bulgarian company (EOOD). 3. Preliminary contract and deposit. 4. Notarial deed and payment of transfer tax. 5. Entry in the property register.
Bulgarian banks lend to non-residents only to a limited extent. Most transactions in this segment are cash.
Buying property in Bulgaria does not, in itself, grant residency. Separate investment routes exist, but their conditions have changed and should be confirmed at the time of application.
Resort complexes on the coast and in the mountains carry high annual maintenance charges, which directly affect net yield and resale liquidity. Request the figure before the deal. We do not currently list property in this country in our public catalogue. If the market interests you, send us a request — we will source through our partner network and support the transaction.
What to bear in mind: — a non-EU individual cannot own land in their own name; the Bulgarian company route requires ongoing administration and filing; — annual maintenance charges in resort complexes can be disproportionate to the property's price; — the switch to the euro on 1 January 2026 changed pricing, so comparisons with older listings in leva are unreliable. Checked in September 2026. Thresholds, rates and programme terms change — confirm the current requirements with a lawyer in the country before you buy.
Request a selection in Bulgaria
Figures are indicative, change over time and depend on the specific property and your circumstances. Obtain independent legal, tax and financial advice before any purchase.
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