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Everything you need to know before buying real estate is included in our Bulgaria Property Pack
Bulgaria's apartment market is experiencing significant growth, making it one of Europe's most dynamic real estate destinations for both investors and residents.
As of June 2025, average apartment prices have surged 18.3% year-over-year, with Sofia leading at €1,980 per square meter while coastal cities like Varna and Burgas offer excellent value propositions.
If you want to go deeper, you can check our pack of documents related to the real estate market in Bulgaria, based on reliable facts and data, not opinions or rumors.
Bulgaria's apartment market shows exceptional growth with Sofia averaging €1,980/m², Plovdiv at €1,150/m², and coastal cities offering strong rental yields between 4.5-6%.
New constructions command 15-25% premiums over older buildings, while total purchase costs including fees range from 5-10% of property value.
| City | Average Price/m² | 1-Bed Apartment | 2-Bed Apartment | Rental Yield |
|---|---|---|---|---|
| Sofia | €1,980 | €147,220-€153,000 | €234,674-€245,290 | 4.71% |
| Plovdiv | €1,150 | €94,900 | €143,000 | 5.5% |
| Varna | €1,550 | €110,900 | €165,900 | 4.52% |
| Burgas | €1,200 | €95,000 | €140,000 | 6.05% |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
What is the average purchase price for an apartment in Bulgaria today, and how does it differ between newly built and older buildings?
Bulgaria's apartment market is experiencing remarkable growth with national prices rising 18.3% year-over-year as of the fourth quarter of 2024.
Average apartment prices vary significantly across major cities, with Sofia commanding the highest prices at €1,980 per square meter in 2025. Plovdiv offers more affordable options at €1,150 per square meter, while coastal cities like Varna average €1,550 and Burgas €1,200 per square meter.
New construction apartments consistently command premiums of 15-25% over older buildings due to modern amenities, energy efficiency, and developer warranties. For example, in Sofia's city center, new builds range from €2,372-€3,246 per square meter compared to secondary market properties starting from €1,200 in suburban areas.
Secondary market properties offer lower entry costs but often require renovation investments, while new constructions provide move-in ready conditions with contemporary features and building standards.
It's something we develop in our Bulgaria property pack.
How do apartment prices vary by city and neighborhood, from Sofia and Plovdiv to coastal and ski resorts?
Bulgaria's apartment pricing shows dramatic regional variations, with Sofia's premium districts commanding the highest prices in the country.
Sofia's neighborhoods range from budget-friendly Studentski Grad at €102,000 for studios to luxury Vitosha district where prices reach €2,372-€3,246 per square meter. The city center averages €2,372 per square meter while suburban areas start from €1,200.
Plovdiv offers excellent value with city center properties at €1,600-€1,950 per square meter, while the cultural Kapana district is experiencing revival with growing investment potential. The Trakia neighborhood provides budget options at €1,440 per square meter.
Coastal cities present strong investment opportunities with Varna's premium Morska Gradina area reaching €3,327 per square meter, while the developing Briz district offers 4.52% rental yields. Burgas maintains more affordable coastal access with prices averaging €1,200 per square meter and higher rental yields of 6.05%.
Ski resort areas typically command seasonal premiums but offer limited year-round rental potential compared to urban centers.
What's the current price per square meter for studios, one-bed, two-bed, and larger apartments in those key areas?
| City | Studio (€) | 1-Bedroom (€) | 2-Bedroom (€) | 3+ Bedroom (€) |
|---|---|---|---|---|
| Sofia | 102,000-110,000 | 147,220-153,000 | 234,674-245,290 | 380,000-501,000 |
| Varna | 67,250 | 110,900 | 165,900 | 210,000 |
| Plovdiv | 59,065 | 94,900 | 143,000 | 215,910 |
| Burgas | 62,000 | 95,000 | 140,000 | 190,000 |
After adding notary fees, property transfer tax, agent commissions, and mortgage setup costs, what's the all-in purchase price I should budget?
Beyond the advertised property price, buyers must budget for additional costs totaling 5-10% of the property value.
Notary fees range from 0.1-1% of the cadastral value with a minimum charge of €50, while property transfer tax varies by municipality from 2-3% of the purchase price. Real estate agent commissions typically range from 2-5% of the transaction value.
Mortgage setup costs add 0.5-1.5% of the loan amount, including valuation fees, legal checks, and administrative charges. For a €150,000 apartment purchase, total additional costs would range from €7,500-€15,000.
Legal fees for foreign buyers may add €500-€1,500 for document preparation and translation services. Property insurance is mandatory for mortgaged properties, adding approximately €200-€500 annually.
Cash buyers avoid mortgage-related fees but still face the 4.5-8.5% in taxes, notary, and agent costs.
Which mortgage products are available to residents and foreigners, and what interest rates, terms, and down-payment ratios apply?
| Borrower Type | Down Payment | Interest Rate | Loan Term | Currency Options |
|---|---|---|---|---|
| Bulgarian Residents | 20-30% | 3.5-5% (EUR) | Up to 30 years | EUR, BGN |
| EU Foreigners | 20-30% | 3.5-5% (EUR) | Up to 30 years | EUR, BGN |
| Non-EU Foreigners | 30-40% | 4-6% (BGN) | 5-20 years | BGN primarily |
| Investment Properties | 30-50% | 4-6% | Up to 25 years | EUR, BGN |
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For someone planning to live in the apartment, which cities or districts offer the best combination of value, quality of life, and future resale potential right now?
Plovdiv emerges as the top choice for residents seeking value, quality of life, and investment potential combined.
With average one-bedroom apartments at €94,900 and strong cultural appeal, Plovdiv offers 5.5% rental yields while maintaining excellent livability standards. The city's designation as European Capital of Culture has driven infrastructure improvements and tourism growth.
Burgas provides exceptional coastal living value with prices approximately 20% below Varna while offering 6.05% rental yields for one-bedroom apartments. The city combines beach access with growing business district development.
Sofia's Manastirski Livadi district offers strong resale potential with new developments averaging €285,000 for two-bedroom apartments, benefiting from proximity to business centers and transport links.
For budget-conscious buyers, Sofia's Studentski Grad provides entry-level pricing with consistent rental demand from university students, though resale appreciation may be slower than premium districts.
If I want to rent the apartment out short-term, which locations generate the strongest occupancy rates and gross yields?
Coastal cities dominate Bulgaria's short-term rental market with peak season occupancy rates exceeding 80% in prime locations.
Varna's beachfront areas and historic center generate the highest occupancy rates during summer months (June-September), with daily rates reaching €80-€120 for well-appointed one-bedroom apartments. The city's airport connectivity and cultural attractions extend the season beyond traditional beach tourism.
Burgas offers excellent short-term rental potential with lower entry costs and strong yields of 6.05% annually. Properties near the Sea Garden and city center perform best, with summer daily rates of €60-€90 for comparable units.
Sofia's short-term rental market focuses on business travelers and weekend visitors, providing more stable year-round occupancy at €40-€70 per night. Central districts near Alexander Nevsky Cathedral and Vitosha Boulevard command premium rates.
Ski resort properties in Bansko and Borovets offer seasonal opportunities but require careful management due to limited off-season demand.
It's something we develop in our Bulgaria property pack.
Where can I secure reliable long-term tenants, and what net yields can I expect in those markets?
Sofia's university districts provide the most reliable long-term rental demand with consistent tenant pools and predictable income streams.
Studentski Grad offers 4.71% net yields with high tenant retention rates due to steady university enrollment. Properties near Sofia University and New Bulgarian University maintain occupancy rates above 90% with minimal vacancy periods.
Plovdiv's growing business district attracts young professionals and international companies, providing stable rental demand at competitive rates. Net yields average 5.5% with tenants typically signing 12-month leases.
Varna's year-round economy supports both tourism and shipping industries, creating diverse tenant demand beyond seasonal workers. Business district properties generate 4.52% net yields with mixed professional and expat tenants.
Sofia's business centers around Bulgaria Mall and Paradise Center areas attract corporate tenants willing to pay premium rents for modern amenities and transport access.
Regional centers like Stara Zagora and Ruse offer higher yields (6-7%) but with limited tenant pools and lower liquidity for resale.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Bulgaria versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Which neighborhoods are considered budget-friendly, which are upcoming growth areas, and which are the most expensive prestige zones today?
Bulgaria's apartment markets clearly segment into budget, growth, and prestige categories across major cities.
Budget-friendly neighborhoods offer entry-level investment opportunities:1. Sofia's Studentski Grad with studios from €102,0002. Plovdiv's Trakia district at €1,440 per square meter3. Varna's suburban areas starting at €67,250 for studios4. Burgas outer districts with competitive pricing5. Regional centers like Stara Zagora and RuseUpcoming growth areas show strong appreciation potential:1. Varna's Briz district with new developments and 4.52% yields2. Plovdiv's Kapana cultural district experiencing revival3. Sofia's Manastirski Livadi with new construction projects4. Burgas city center benefiting from port expansion5. Coastal areas between major cities gaining developmentPrestige zones command premium prices:1. Sofia's Vitosha district (€2,372-€3,246 per square meter)2. Varna's Morska Gradina (€3,327 per square meter)3. Sofia city center near Alexander Nevsky4. Plovdiv's historic center5. Premium beachfront developments in Sunny BeachCould you give concrete example purchase prices for a budget studio, a mid-range one-bed, and a luxury two-bed in Sofia, Varna, and Plovdiv?
| City | Budget Studio (€) | Mid-Range 1-Bed (€) | Luxury 2-Bed (€) | Location |
|---|---|---|---|---|
| Sofia | 102,000 | 153,000 | 296,000 | Studentski/City Avg/Vitosha |
| Varna | 67,250 | 110,900 | 239,000 | Suburbs/City Avg/Briz |
| Plovdiv | 59,065 | 94,900 | 216,000 | Trakia/City Avg/Center |
| Burgas | 62,000 | 95,000 | 190,000 | Outer/City Avg/Center |
How have average apartment prices changed compared with five years ago and compared with one year ago in the main urban centers?
Bulgaria's apartment market has experienced exceptional growth over both short and medium-term periods, significantly outpacing European averages.
Over the past year, national apartment prices have surged 18.3% according to fourth quarter 2024 data, with Sofia leading at 16% annual growth. This represents one of Europe's highest appreciation rates, driven by EU accession benefits and increased foreign investment.
The five-year cumulative growth from 2019-2024 reaches an impressive 53%, translating to approximately 8.9% annually compounded. Sofia has led this growth with consistent double-digit appreciation, while coastal cities like Varna and Burgas have experienced even stronger percentage gains from lower starting points.
Plovdiv has emerged as a standout performer with 60% growth over five years, benefiting from its European Capital of Culture designation and improved connectivity to Sofia. Regional centers have shown more modest but steady 6-8% annual appreciation.
These gains significantly exceed inflation rates and provide strong returns for early investors, though current high appreciation rates may moderate as the market matures.
What are analysts forecasting for Bulgarian apartment prices over the next one, five, and ten years, and how do those projections compare with similar cities elsewhere in Central and Eastern Europe?
Bulgarian apartment market forecasts remain highly optimistic through 2035, driven by EU integration benefits and structural economic improvements.
Short-term projections for 2025-2026 anticipate continued 8-10% annual appreciation as Eurozone accession preparations boost investor confidence. Sofia and coastal cities are expected to lead growth with potential double-digit gains during peak EU integration periods.
Five-year forecasts (2025-2030) predict sustained 6-8% annual growth as infrastructure improvements and tourism development mature. Coastal cities may experience 10-12% appreciation as international tourism fully recovers and expands beyond pre-pandemic levels.
Ten-year projections through 2035 suggest moderation to 5-7% annually as the market reaches greater maturity, still exceeding regional averages. Bulgaria's late-stage EU development position provides continued upside potential compared to more established markets.
Comparative analysis shows Bulgaria outpacing Romania (8.04% current yields) and approaching Serbia's performance (8.25% yields). Czech Republic and Poland markets, being more mature, show lower growth potential at 3-5% annually, making Bulgaria attractive for growth-focused investors.
It's something we develop in our Bulgaria property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Bulgaria's apartment market presents exceptional opportunities for both investors and residents, with strong fundamentals supporting continued growth through 2030.
Coastal cities offer the best rental yields while Sofia provides stability and prestige, making diversified investment strategies particularly attractive in this emerging European market.
Sources
- Novinite - Housing Prices in Bulgaria's Major Cities
- Irvine Business Brokerage - New vs Secondary Housing Bulgaria
- Integra Dom - Bulgarian Real Estate Market 2025
- Trifonov Info - Property Purchase Tax Bulgaria
- Realting - How to Buy Property in Bulgaria
- Integra Dom - Mortgage in Bulgaria for Foreigners
- BuyInBG - Mortgage Services
- Global Property Guide - Bulgaria Rental Yields
- YCharts - Bulgaria House Price Index
- Bulgarian Properties - Property Price Rise 2024