Property prices in Bulgaria and the full cost of buying: per m2 by city, taxes, notary and steps

Bulgaria is one of the cheapest property markets in the European Union, but cheap covers a wide range: a flat in Sofia costs noticeably more than a flat on the seaside or in the mountains, and the same city has districts that differ by more than double. Prices rose fast in 2023 to 2025 and the holiday segment is stabilising in 2026. This guide gives the price per m2 by city and resort, the costs a purchase adds, who can buy what, and the steps from deposit to registration. Where we could not confirm a number, we say so instead of guessing. Figures are indicative, come from market sources and change over time.

Price per m2 by city and resort

Prices below are asking or reported levels in euro per m2, not registry statistics, except where noted.

• Sofia: about 2,680 euro citywide, based on actual 2026 transactions as reported in our guide to the best areas. Iztok and Lozenets, the premium districts near the centre, trade at roughly 3,500 to 4,100. Lyulin and Nadezhda, the budget end, are roughly 1,500 to 2,000.
• Varna: the Vladislav Varnenchik district is a budget entry at about 1,200, and central and seafront locations cost considerably more. We did not find a reliable citywide figure.
• Burgas and Plovdiv: we did not find reliable per-m2 figures for this guide, so we give none. Compare live asking prices in the district you want.
• Sunny Beach, Nessebar and Sveti Vlas: quality apartments in well-maintained complexes are reported at about 1,200 to 2,000, with premium property above that.
• Sozopol: about 1,500 to 1,600.
• Bansko and Pamporovo: about 900 to 1,300. Borovets is higher, at about 1,600 to 2,000.
• Balchik and Kavarna on the northern coast are described as less liquid, with steady annual price growth of 4% to 6%.

The coast and the mountains are priced by the complex, not by the resort: the specific building, its management and its fees matter more than the name of the town. See best areas to buy property in Bulgaria.

Where prices are heading

Eurostat data reported for the first quarter of 2026 put Bulgaria among the largest annual house price rises in the EU, about 14.8% a year and about 6.2% in the quarter. We did not find the second quarter figure. The picture inside the market is more mixed: after cumulative double-digit growth in 2023 to 2025 in the most attractive locations, the holiday segment at the start of 2026 points to moderate growth or stabilisation, and first-quarter transactions were on average 15% below the first quarter of 2025 across Bulgaria, down as much as 30% in Nessebar and Balchik. For the capital, see our note on the Sofia market in the first quarter of 2026. Bulgaria adopted the euro on 1 January 2026; deals were mostly in euro already, so the change removed currency risk more than it moved prices.

What a purchase adds on top of the price

• Local transfer tax, reported at roughly 1.3% to 3% depending on the municipality, with Sofia at 3%. It is typically based on the higher of the contract price and the municipal tax assessment; confirm the base with the notary.
• Notary fees and Registry Agency fees. They depend on the value of the deal, and we did not find the current tariff, so we give no amounts. Ask the notary for a written estimate.
• Agent commission. We did not verify a typical figure; agree it in writing before you view.
• VAT. New buildings sold by a VAT-registered developer are reported to carry 20% VAT in the price, while older buildings are generally VAT-exempt. One source describes the VAT period as within 60 months of commissioning, so ask the seller to state the VAT treatment in writing.
• A lawyer. We do not give a figure, since fees vary.
• Total buyer costs: sources put them at roughly 4% to 8% of the price once notary, registration and agent fees are added. Treat this as an estimate. On a resale at 100,000 euro in Sofia the 3% transfer tax alone is 3,000 euro, which is our own arithmetic.
• Holding costs: annual municipal property tax of about 0.1% to 0.45% of the assessed value, a waste fee, and the building's maintenance fee, which in resort complexes can be material.

Compare the two routes in new build vs resale in Bulgaria, and the selling side in capital gains tax in Bulgaria.

Who can buy what

• Apartments and other units in a building: any foreign buyer, EU or not, can buy in their own name, and owns the apartment and an ideal share of the land.
• Land and standalone houses with land: Bulgaria's constitution bars foreigners and foreign companies from owning land directly, with EU and EEA citizens exempted. A non-EU buyer normally holds such property through a Bulgarian limited company that they own 100%, which needs ongoing administration and accounts.
• For Polish buyers: Poland is in the EU, so this restriction does not apply to a Polish citizen buying land. It matters if a non-EU family member or partner is buying with you.
• Residence by investment is a separate subject, see the Bulgarian golden visa. Financing is covered in mortgages for foreigners in Bulgaria.

Settle the structure before you fall for a specific property, because it affects the contract, the costs and the timeline.

The purchase step by step

• Define what you buy and how: apartment or house with land, resale or new build, and in whose name.
• Agree the price and sign a reservation or deposit arrangement only after a lawyer has read it.
• Run due diligence: the Registry Agency record and its stop list for mortgages, seizures and litigation; for newer buildings the chain of construction acts, ending with Act 16, the permit for use; the management company and its reserve fund.
• Sign the preliminary contract, which sets the price, the deposit and the deadline for the deed.
• Complete at the notary with the notarial deed, where the notary checks title and the taxes due. Ask which taxes and fees must be paid before signing.
• Register the deed with the Registry Agency and keep the proofs of payment.
• After closing, take over the utilities and the management contract, and register any short-term let, see short-term rental rules in Bulgaria.

A longer version of the checks is in how to buy resale property in Bulgaria.

Risks to price in

• A building without Act 16, which cannot legally be used for its purpose and which lenders usually will not finance.
• Coastal oversupply and deep seasonality in resorts built in the 2000s boom.
• Resort maintenance fees and management costs that rise faster than rents.
• Land bought in the wrong structure by a non-EU buyer.
• Promised returns that are built into the price.

See risks of investing in Bulgaria and the 2026 comparison in rental yield by country and property prices per m2 by country.

FAQ

How much does a flat cost in Bulgaria? It depends on the place: roughly 1,500 to 2,000 euro per m2 in the cheaper districts of Sofia up to about 4,100 in the premium ones, about 1,200 to 2,000 in Black Sea resorts and about 900 to 1,300 in Bansko. These are reported asking levels.

What are the extra costs of buying? Sources put total buyer costs at roughly 4% to 8%, with local transfer tax of about 1.3% to 3% (Sofia 3%) the largest part. Notary, registry and agent fees are on top, and we did not confirm their amounts.

Can a non-EU citizen buy in Bulgaria? Yes, an apartment in their own name. Land and houses with land normally go through a Bulgarian company.

Is VAT charged on resale? Older buildings are generally VAT-exempt; new buildings sold by a VAT-registered developer are reported to carry 20% in the price.

How we help

We help compare Bulgarian markets with your goal and budget, check the price per m2 against the district, have the structure and documents reviewed by local lawyers, and model the full cost of buying. See also the Bulgaria country page and the pages for Sofia, Varna, Burgas, Plovdiv, Bansko and Sunny Beach.

This article is informational only and is not legal, tax or investment advice. Figures are indicative, come from market sources and change over time; confirm current numbers before you buy.