From the property registry to the notarial deed — the steps that keep a Bulgarian purchase clean, and the costs to budget for.
Bulgaria's purchase process is shorter and cheaper than in many EU markets, but it has its own sequence — a preliminary contract, a notary-led notarial deed, and a registry filing — plus a few checks that are easy to skip when a price looks good. Here's a practical checklist to run through before you pay anything.
What to check, in brief:
- who can buy what — apartment, house or land
- the property register's "stop list" for encumbrances
- commissioning status (Akt 16) for newer builds
- the management company and its reserve fund
- the full cost stack, not just the price
- the notarial deed and registration
1. Confirm what you're allowed to buy, and how
Any foreign buyer, EU or not, can buy an apartment in Bulgaria directly in their own name. Land and standalone houses with land are different: non-EU/EEA buyers normally need to hold them through a Bulgarian limited company (an OOD), which you can own 100%. Settle this before you commit to a specific property — it affects the contract, the closing costs and the timeline.
2. Check the property register
Before signing anything, have a lawyer pull the Registry Agency's record for the property and check the "stop list" for mortgages, seizures and pending litigation. This check is standard and genuinely useful, but it only shows what's been formally registered — it won't catch unregistered claims, boundary disputes or illegal construction, so treat it as one part of due diligence, not the whole of it.
3. For newer builds, verify Akt 16
Akt 16 is the certificate confirming a building has been inspected and is legally approved for occupancy — electricity, water and structural sign-off included. Buying into a building that hasn't reached this stage carries real completion risk; ask for the certificate, or the developer's realistic timeline to get it, before you pay a deposit.
4. Look at the management company and reserve fund
Ask for the current maintenance-fee schedule, the reserve fund's balance and recent accounts or meeting minutes. A complex with unusually low fees and no visible reserve is usually deferring costs rather than avoiding them — you'll likely meet the bill later as a special assessment.
5. Sign a preliminary contract that actually protects your deposit
Bulgarian deals typically start with a preliminary contract (predvaritelen dogovor) that sets the price, payment schedule and a deadline for the final notarial deed. Make sure it states the conditions under which your deposit is refundable — a bad-title finding or a failure to deliver Akt 16 on time, for instance — before you hand money over.
6. Budget the full closing-cost stack
Expect roughly 4–6% on top of the price: a municipal transfer tax that varies by municipality (commonly around 2–3%, and up to 3% in some resort towns), a notary fee on a regulated sliding scale (capped by law), and a small registry fee. Add your lawyer's fee on top. After closing, budget a modest annual property tax and a waste-collection fee, both set locally and typically low by European standards.
7. Close with a notarial deed, not just a private contract
Ownership only transfers once a notary executes the notarial deed (notarialen akt) — a private contract alone does not transfer title under Bulgarian law. The notary also checks the register at this stage and is required to verify both parties' identity and authority to sell.
8. Confirm registration
After signing, the notary files the deed with the Registry Agency, which typically completes registration within a few business days. Get confirmation that the deed is recorded and that the register now shows you as owner before you consider the purchase closed.
FAQ
Can I buy an apartment in Bulgaria without a company? Yes — apartments carry no restriction for any nationality. A company is only needed for land or a standalone house bought by a non-EU/EEA citizen. What does the registry check actually confirm? Only registered encumbrances — mortgages, seizures, pending litigation. It won't surface unregistered claims or illegal construction, so pair it with a lawyer's wider check. What closing costs should I budget? Roughly 4–6% of the price, covering transfer tax, the notary's regulated fee and a small registration fee. What is Akt 16? The certificate confirming a new building has been inspected and approved for occupancy — worth confirming before you pay a deposit on anything still under construction. Is a preliminary contract binding? Yes, in the sense that it sets the terms and the deposit conditions — read it as carefully as the final deed.
How we help
We work through this checklist with you, set up the right ownership structure when one is needed, and bring in an independent local lawyer for the registry and physical checks a price sheet won't show you. Informational only, not legal or tax advice — rules, fees and local practice change, so confirm current details before you commit.