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Everything you need to know before buying real estate is included in our Bulgaria Property Pack
Bulgaria's property market continues to show remarkable growth as we reach mid-2025, with average house prices varying significantly across different regions and property types.
The Bulgarian real estate market has experienced substantial price increases over the past few years, with Sofia leading the charge at an average of €1,980 per square meter, while coastal cities like Varna and Burgas offer more affordable options around €1,550 and €1,200 per square meter respectively. For prospective buyers, understanding these regional variations and property types is crucial for making informed investment decisions, whether for personal residence or rental income purposes.
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.
As of June 2025, Bulgaria's property market shows strong regional variations with Sofia commanding the highest prices at €1,980/m², while northwestern regions offer properties for as low as €18,000 for three-bedroom houses.
The market continues to experience robust growth with annual price increases of 8-18% in major cities, driven by limited supply, favorable mortgage conditions, and increasing foreign investment.
| City/Region | Average Price per m² (€) | 2-Bedroom Apartment (€) | Annual Growth Rate |
|---|---|---|---|
| Sofia | 1,980-2,250 | 160,000-300,000 | 16% |
| Varna | 1,550-2,500 | 90,000-150,000 | 15.9% |
| Burgas | 1,200-2,000 | 60,000-120,000 | 12.3% |
| Plovdiv | 1,150-1,500 | 70,000-120,000 | 6.2% |
| Bansko | 800 | 30,000-80,000 | 8% |
| Northwest Region | 300-500 | 18,000-39,000 | 5% |
| Stara Zagora | 1,001 | 50,000-80,000 | 7% |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
What types of properties are available in Bulgaria and how do their prices differ?
Bulgaria offers four main property categories with distinct pricing structures depending on location and condition.
Urban apartments represent the most popular choice for both investors and residents, with modern city center units commanding €1,200-€3,300 per square meter in Sofia. Suburban apartments typically cost 20-30% less while offering more space and family-friendly environments.
Houses and villas form the second major category, ranging from traditional village properties at €100-€300 per square meter to luxury coastal villas exceeding €4,000 per square meter. Townhouses and attached homes provide a middle ground, particularly popular in resort complexes near Bansko and coastal areas.
Resort apartments in coastal and mountain areas vary significantly by location and amenities. Black Sea coast properties in established resorts like Sunny Beach command €1,500-€2,500 per square meter, while mountain resort apartments in Bansko average around €800 per square meter.
It's something we develop in our Bulgaria property pack.
Which regions have the highest and lowest average house prices in Bulgaria?
Regional price variations in Bulgaria create opportunities for different budget levels and investment strategies.
Sofia consistently commands the highest prices nationwide, with central districts like Doctor's Garden reaching €3,691 per square meter. The capital's average residential property price reached €1,837 per square meter in Q3 2024, reflecting strong demand from both domestic and international buyers.
Coastal regions follow Sofia in pricing hierarchy, with Varna averaging €1,550-€2,500 per square meter and Burgas ranging from €1,200-€2,000 per square meter. Premium beachfront locations can exceed these averages significantly, particularly in established resort areas.
Northwestern Bulgaria offers the country's most affordable property prices, with three-bedroom houses available for €18,000-€39,000 in cities like Vratsa and Vidin. These areas benefit from EU-funded infrastructure development and increasing foreign investment despite lower current prices.
Central Bulgaria, including cities like Stara Zagora and Veliko Tarnovo, provides balanced pricing at €800-€1,001 per square meter, combining affordability with good economic prospects and rental demand.
What are the most affordable areas that still offer good investment potential?
Several Bulgarian regions combine low entry costs with strong growth prospects for savvy investors.
- Northwestern Bulgaria (Vratsa, Vidin, Montana): Three-bedroom houses cost €18,000-€39,000, benefiting from EU infrastructure investment and industrial development projects.
- Stara Zagora: Apartments average €1,001 per square meter with strong economic growth, industrial investment, and stable rental demand from the growing workforce.
- Veliko Tarnovo: Historic city offering properties around €800 per square meter, popular with expats and benefiting from tourism and educational institutions.
- Smaller coastal towns (Ravda, Aheloy, Chernomorets): More affordable than major resorts while offering excellent potential for holiday rentals and retirement living.
- Bansko periphery: Properties outside the main resort center offer mountain living at reduced costs while maintaining access to ski facilities and year-round tourism.
How much do average apartments and houses cost in major Bulgarian cities?
Property prices in Bulgaria's major cities reflect their economic importance and lifestyle appeal.
| City | 2-Bedroom Apartment (€) | 3-Bedroom Apartment (€) | Average House (€) |
|---|---|---|---|
| Sofia | 160,000-230,000 | 280,000-340,000 | 300,000+ |
| Varna | 90,000-150,000 | 130,000-200,000 | 200,000+ |
| Burgas | 60,000-120,000 | 90,000-160,000 | 150,000+ |
| Plovdiv | 70,000-120,000 | 100,000-160,000 | 120,000+ |
| Bansko | 30,000-80,000 | 50,000-120,000 | 100,000+ |
| Stara Zagora | 50,000-80,000 | 70,000-110,000 | 80,000+ |
| Veliko Tarnovo | 45,000-75,000 | 65,000-100,000 | 75,000+ |
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What is the price per square meter in major areas and how does it vary by property type?
Price per square meter varies dramatically based on location, property age, and amenities throughout Bulgaria.
Sofia leads with modern city center apartments reaching €1,200-€3,300 per square meter, while older Soviet-era apartments cost 30-50% less. Premium districts like Lozenets and Ivan Vazov command the highest prices, often exceeding €3,000 per square meter for new developments.
Coastal cities show significant variation, with Varna's central areas averaging €1,550-€2,500 per square meter and Burgas ranging from €1,200-€2,000 per square meter. Beachfront properties can reach €3,327 per square meter in premium locations like St. Vlas and Nessebar.
Houses typically cost €1,000-€2,000 per square meter in urban and suburban areas of major cities, while rural village properties can be found for €100-€300 per square meter, often including substantial land plots.
Resort and luxury properties command premium pricing, with villas in established coastal and mountain resorts reaching €2,000-€4,000 per square meter depending on location, amenities, and proximity to beaches or ski lifts.
What should I budget for total costs including fees, taxes, and legal expenses?
Total property purchase costs in Bulgaria typically add 5-10% to the property price through various mandatory fees and taxes.
Transfer tax represents the largest single cost at 2-3.5% of the property value, varying by region and property type. Sofia and major cities typically charge the higher end of this range, while rural areas may offer slightly lower rates.
Professional fees include notary costs (0.1-1.5% of property value), registration fees (0.1%), and real estate agent commissions (2.5-6%, often split between buyer and seller). Legal representation typically costs €500-€1,200 depending on transaction complexity.
Additional costs include property valuation (€200-€500), cadastral surveys if required, and various administrative certificates. Property insurance becomes mandatory for mortgaged properties, with annual premiums typically 0.1-0.3% of property value.
Annual property tax remains low at 0.1-0.45% of cadastral value, making ongoing ownership costs very affordable compared to other European countries.
What mortgage options and interest rates are available for foreigners and locals?
Bulgarian mortgage market offers competitive rates and terms for both domestic and international buyers.
Major Bulgarian banks including UniCredit Bulbank, United Bulgarian Bank, DSK Bank, and First Investment Bank provide mortgages to foreigners with loan-to-value ratios up to 85% of appraised property value. Terms extend up to 25 years for most borrowers.
Interest rates remain highly competitive as of June 2025, with euro-denominated loans averaging 2.8-3.5% and Bulgarian lev loans at 2.5-3.0%. These rates rank among the lowest in the European Union, supporting continued market growth.
Foreign borrowers typically need proof of income, property valuation, life insurance, and property insurance. EU citizens generally receive the same terms as Bulgarian residents, while non-EU citizens may face slightly higher rates or stricter income requirements.
Mortgage lending volume continues growing, with banks reporting increased foreign interest particularly from investors seeking rental income properties in Sofia, Varna, and resort areas.
How do current house prices compare to 5 years ago and 1 year ago?
Bulgarian property prices have experienced dramatic growth over recent years, fundamentally reshaping the market landscape.
Five years ago in 2020, average prices in Sofia were approximately €1,000 per square meter compared to over €2,000 per square meter in 2025, representing more than 100% growth. Coastal cities experienced similar trajectories, with Varna and Burgas seeing 80-120% price increases over the same period.
The past year alone brought substantial gains, with Sofia recording 16% annual growth in Q2 2024, Varna achieving 15.9% growth, and Burgas rising 12.3%. Even traditionally slower markets like Plovdiv saw 6.2% annual increases.
This growth reflects multiple factors including limited housing supply, favorable mortgage conditions, increasing foreign investment, and economic stability. Construction completions fell 17.8% in the first three quarters of 2024, further constraining supply and supporting price growth.
It's something we develop in our Bulgaria property pack.
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.
What are the forecasts for house prices over the next 1, 5, and 10 years?
Bulgarian property market forecasts indicate continued growth with evolving dynamics over different time horizons.
Short-term forecasts for 2025 predict continued strong growth of 8-18% annually in major cities, driven by limited supply, favorable lending conditions, and robust demand from both domestic and international buyers. Sofia and coastal areas are expected to lead this growth.
Medium-term projections for 2025-2030 suggest growth moderation after Bulgaria's expected Eurozone entry in 2026. Annual price increases are forecast to settle at 6-10% as the market matures and supply constraints ease through increased construction activity.
Long-term outlook through 2035 indicates sustainable, steady growth as Bulgaria continues economic development and EU integration. The country is expected to remain among Europe's most affordable markets while offering solid appreciation potential for patient investors.
Regional variations will persist, with Sofia and major coastal cities maintaining premium pricing while secondary cities and rural areas offer catch-up growth potential as infrastructure development continues.
What are the best property types and locations for personal residence?
Optimal property choices for personal living depend on lifestyle preferences, work requirements, and family considerations.
Urban apartments in Sofia, Plovdiv, Varna, and Burgas provide excellent infrastructure, amenities, and employment opportunities. Modern developments offer energy efficiency, security, and proximity to international schools, healthcare, and cultural facilities.
Suburban houses appeal to families seeking larger living spaces, private gardens, and quieter environments while maintaining reasonable commuting distance to city centers. Areas around Sofia, Plovdiv, and major coastal cities offer this balance effectively.
Coastal properties in Varna, Burgas, and surrounding areas attract those prioritizing lifestyle and climate, offering year-round resort-style living with excellent recreational opportunities. However, seasonal employment variations should be considered.
Mountain locations like Bansko and Borovets suit winter sports enthusiasts and those seeking four-season mountain living, though employment opportunities may be more limited outside tourism sectors.
What are the best options for rental investment - short-term versus long-term?
Bulgarian rental market offers distinct opportunities for different investment strategies and risk tolerances.
- Short-term (Airbnb) rentals: Coastal resorts including Sunny Beach, St. Vlas, Nessebar, and Ravda generate yields up to 11% during peak season, benefiting from strong summer tourism demand.
- Mountain resort rentals: Bansko and Borovets offer both winter and summer rental opportunities, with winter sports and hiking seasons providing dual-income potential.
- Long-term city rentals: Sofia, Plovdiv, Varna, and Burgas provide stable 4-6% annual yields with consistent demand from professionals, students, and expat communities.
- Suburban long-term rentals: Family properties in suburban areas around major cities attract stable tenants seeking more space and lower costs than city centers.
- Student accommodation: Properties near universities in Sofia, Plovdiv, and Varna can command premium rents during academic periods.
What are the smartest choices for future resale profit?
Strategic property selection significantly impacts long-term appreciation potential and resale liquidity in Bulgaria's evolving market.
Modern apartments in central districts of major cities offer the strongest resale prospects due to consistent demand, good liquidity, and ongoing urban development. Sofia's central districts, Varna's city center, and Plovdiv's historic areas maintain stable appeal.
New developments in growing suburbs near infrastructure projects provide excellent appreciation potential as cities expand and transport links improve. Properties near planned metro extensions, new business districts, or major road improvements typically outperform the broader market.
Premium villas in established resort areas with strong tourism fundamentals offer solid long-term prospects, particularly those with unique features like sea views, private pools, or proximity to golf courses and marinas.
Properties in areas benefiting from EU infrastructure funding, including northwestern Bulgaria and secondary cities receiving development investment, may offer significant upside as these regions develop economically.
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 property market continues to offer compelling opportunities for both investors and residents, with regional price variations creating options for different budgets and investment strategies.
As the country approaches Eurozone membership and continues EU integration, property markets are expected to mature while maintaining their relative affordability compared to Western European counterparts.
Sources
- Global Property Guide - Bulgaria Price History
- Trading Economics - Bulgaria Housing Index
- Novinite - Housing Prices Soar in Bulgaria's Major Cities
- Investropa - Bulgaria Real Estate Tips for Foreigners
- The Global Economy - Bulgaria Mortgage Rates
- Move2Bulgaria - Housing Market Insights
- Esales International - Property Market Predictions 2025
- Bulgarian Properties - Sofia Housing Market Q1 2024