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Everything you need to know before buying real estate is included in our Bulgaria Property Pack
Bulgaria's property market has experienced explosive growth, with house prices surging 18% year-on-year in 2025. The national average house price now stands at approximately €1,100 per square meter, though this varies dramatically between major cities like Sofia and rural regions.
Understanding Bulgaria's house pricing landscape is crucial for anyone considering property investment or relocation, as regional differences can be substantial and market dynamics are rapidly evolving with the country's upcoming euro adoption.
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 national average house price is €1,100 per square meter as of September 2025, with Sofia commanding the highest prices at €1,980-€2,250/m². The market has seen extraordinary growth of 18% annually, making it one of Europe's hottest property markets.
Price forecasts suggest stabilization in 2026-2027 after recent rapid increases, with transaction costs typically ranging 4-8% of purchase price and foreigners requiring 30-50% deposits compared to 10-20% for locals.
| City/Region | Price per m² (€) | Typical Property Range |
|---|---|---|
| Sofia | €1,980-€2,250 | €150,000-€300,000 |
| Varna | €1,300-€2,500 | €120,000-€250,000 |
| Plovdiv | €1,150-€1,900 | €95,000-€190,000 |
| Burgas | €1,200-€2,000 | €100,000-€200,000 |
| Northwestern Bulgaria | €300-€500 | €18,000-€39,000 |
| Rural Areas | Below €500 | €15,000-€50,000 |
| National Average | €1,100 | €85,000-€165,000 |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
What's the current national average house price in Bulgaria?
The national average house price in Bulgaria stands at approximately €1,100 per square meter as of September 2025.
This figure represents a significant milestone for the Bulgarian property market, which has experienced one of Europe's most dramatic price surges in recent years. The €1,100/m² average encompasses all property types across urban and rural areas, creating a baseline that varies substantially by location and property characteristics.
Sofia drives the national average upward with prices reaching €1,980-€2,250/m², while rural regions in northwestern Bulgaria can be found for as low as €300-€500/m². The national average reflects this geographic diversity, with major cities like Varna, Plovdiv, and Burgas contributing to higher-end pricing while smaller towns and villages pull the average down.
For context, a typical 100-square-meter property at the national average would cost approximately €110,000, though actual purchase prices depend heavily on specific location, condition, and amenities.
It's something we develop in our Bulgaria property pack.
How much does the average house price differ between Sofia, Plovdiv, Varna, and Burgas?
| City | Price Range (€/m²) | Premium Areas (€/m²) |
|---|---|---|
| Sofia | €1,980-€2,250 | Up to €3,000+ |
| Varna | €1,300-€2,500 | €2,200-€2,500 |
| Burgas | €1,200-€2,000 | €1,800-€2,000 |
| Plovdiv | €1,150-€1,900 | €1,700-€1,900 |
What's the typical price per square meter for apartments versus houses in Bulgaria?
Apartments typically command €1,500-€2,250 per square meter in major Bulgarian cities, while houses range from €1,000-€2,000/m² in urban areas.
In Sofia specifically, apartments average €1,980-€2,250/m², representing the premium end of the market due to central locations and modern amenities. Varna and Burgas apartments with sea views can reach similar levels, particularly in newly developed complexes near the coast.
Houses offer more varied pricing due to land components and location flexibility. Urban houses in major cities range €1,000-€2,000/m², while rural properties drop significantly below €500/m² in many regions. New-build houses command premiums of 10-25% over comparable older properties due to energy efficiency standards and modern finishes.
The apartment premium reflects urban density, shared infrastructure costs, and typically superior locations. Houses in suburban or rural areas offer better value per square meter but may require additional investment in utilities, maintenance, and access infrastructure.
How have average house prices in Bulgaria changed over the last 5 years?
Bulgarian house prices have experienced explosive growth between 2019-2025, with annual increases ranging 8-18% in major cities and national price indices rising 15-20% in the last 2-3 years alone.
The 2025 surge has been particularly dramatic, with house values jumping 18% year-on-year, placing Bulgaria among the EU's fastest-growing property markets. This growth trajectory significantly outpaced inflation and wage increases, creating affordability challenges for local buyers while attracting international investment.
Sofia led this growth with consistent double-digit increases, followed closely by coastal cities Varna and Burgas. Even secondary cities like Plovdiv saw substantial appreciation, though at slightly more moderate rates. Rural areas experienced more modest but still significant increases, particularly properties within commuting distance of major employment centers.
This sustained growth period reflects EU membership benefits, infrastructure improvements, tourism development, and increasing foreign investment interest. The period from 2022-2025 saw particularly accelerated growth as remote work trends and EU recovery funds boosted demand while supply remained constrained.
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What's the forecast for house price trends in Bulgaria over the next year or two?
House price growth in Bulgaria is expected to significantly slow or stabilize during 2026-2027 after the sharp increases of recent years.
Official forecasts predict price stability following Bulgaria's euro adoption, which should reduce currency risk but may also moderate speculative investment. The European Central Bank's monetary policy will directly influence Bulgarian mortgage rates and affordability, potentially cooling demand from leveraged buyers.
Market analysts suggest annual growth rates will moderate to 2-5% rather than the 15-18% seen in 2024-2025. This normalization reflects improved supply as new construction projects complete, stabilizing foreign investment flows, and local affordability constraints reaching practical limits.
Regional variations are likely to persist, with Sofia maintaining premium pricing while secondary cities may see more pronounced cooling. Coastal areas could maintain stronger performance due to continued tourism and second-home demand from EU buyers seeking relatively affordable Mediterranean-adjacent properties.
What's the average rental yield compared to the average house price in Bulgaria?
Rental yields in Bulgaria typically range from 3.5% to 5.5% gross annually, with Sofia and Varna generally achieving higher yields due to stronger rental demand.
At the national average house price of €1,100/m², a typical 100m² property costing €110,000 might generate €3,850-€6,050 annual rental income. Sofia properties, despite higher purchase prices of €1,980-€2,250/m², often achieve 4-5.5% yields due to robust demand from professionals, students, and expatriates.
Coastal cities like Varna and Burgas can achieve similar or higher yields, particularly properties suitable for short-term tourist rentals during summer months. However, seasonal fluctuations mean annual yields depend heavily on effective property management and marketing strategies.
Rural properties may offer seemingly attractive yields due to low purchase prices, but rental demand limitations and management challenges often make these investments less practical. The most reliable yields come from well-located urban properties in established rental markets with consistent tenant demand.
It's something we develop in our Bulgaria property pack.
How much higher are house prices in city centers compared to suburbs or rural areas?
City center properties in Bulgaria command 30-80% premium pricing compared to suburban areas, with rural properties costing several times less than urban equivalents.
Sofia's city center exemplifies this premium, with properties in Districts 1 and 2 reaching €2,500-€3,000/m² compared to €1,500-€1,800/m² in outer districts. This represents a 40-65% price differential within the same city, driven by proximity to business districts, cultural amenities, and transport infrastructure.
Rural areas present dramatically different pricing, with properties in northwestern Bulgaria available from €300-€500/m² - representing 80-85% discounts compared to Sofia center pricing. Villages within 50km of major cities typically command €600-€900/m², while remote rural properties can cost even less.
Suburban areas around major cities offer middle-ground pricing at €1,200-€1,600/m², providing better value for families seeking larger properties with garden space while maintaining reasonable commuting access. The price gradient reflects infrastructure quality, employment proximity, and lifestyle amenities available in each location type.
What's the average cost of a new-build property compared to an older home in Bulgaria?
New-build properties in Bulgaria typically cost 10-25% more than comparable older homes due to modern construction standards, energy efficiency features, and contemporary finishes.
In Sofia, new-build apartments average €2,200-€2,500/m² compared to €1,800-€2,100/m² for properties built before 2010. This premium reflects EU building regulations, improved insulation, modern heating systems, and developer profit margins on newly completed projects.
Older properties, particularly those from the communist era (1950s-1980s), require careful evaluation as renovation costs can eliminate initial savings. Properties built before 1990 often need €200-€400/m² in upgrades for insulation, plumbing, and electrical systems to meet contemporary standards.
New builds offer immediate habitability, warranty coverage, and lower ongoing maintenance costs, justifying the purchase premium for many buyers. However, older properties in prime locations may appreciate faster and offer more character, making them attractive to renovation-minded investors with appropriate budgets and timelines.
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.
How do mortgage interest rates in Bulgaria affect affordability and monthly repayments?
Mortgage rates in Bulgaria generally range from 2.6% to 4% as of September 2025, with rising rates significantly impacting affordability and monthly payment calculations.
On a €100,000 mortgage over 25 years, the difference between 2.6% and 4% rates amounts to approximately €150 monthly (€425 vs €575), representing a 35% increase in payments. For a typical Sofia apartment costing €200,000, monthly payments could range €850-€1,150 depending on the specific rate obtained.
Bulgaria's upcoming euro adoption will tie mortgage rates directly to European Central Bank policy, potentially reducing rates but also limiting local monetary flexibility. Current rate increases have already reduced purchasing power for many local buyers, contributing to market cooling expectations for 2026-2027.
Banks typically require debt-to-income ratios below 40-50%, meaning higher rates directly reduce maximum affordable purchase prices. Foreign buyers often face higher rates or all-cash requirements, as many Bulgarian banks prefer lending to local residents with established credit histories and income documentation.
What are the typical transaction costs, taxes, and fees when buying a house in Bulgaria?
| Cost Type | Percentage | Typical Amount (€100k property) |
|---|---|---|
| Transfer Tax | 2-3.5% | €2,000-€3,500 |
| Notary & Legal Fees | 1-2% | €1,000-€2,000 |
| Registration Fees | Up to 0.1% | €50-€100 |
| Agent Commission | 2-3% | €2,000-€3,000 |
| Total Transaction Costs | 4-8% | €4,000-€8,000 |
How much deposit or down payment is usually required for foreigners and locals in Bulgaria?
Local Bulgarian buyers typically need 10-20% deposits for mortgage financing, while foreigners often require 30-50% down payments with limited access to local bank financing.
Bulgarian banks prioritize lending to residents with local employment and credit history, offering competitive rates with relatively modest deposit requirements. First-time buyers may access government-backed programs with deposits as low as 10%, though stricter lending criteria apply following recent market growth.
Foreign buyers face significantly higher barriers, with many banks requiring 30-50% deposits and proof of substantial additional assets. Non-EU citizens may find financing nearly impossible, effectively requiring all-cash purchases for most property transactions.
Some international banks with Bulgarian operations offer specialized expat mortgages, but these typically carry higher rates and require extensive documentation of foreign income sources. Cash purchases remain the most straightforward option for international buyers, eliminating financing complications while potentially providing negotiating advantages with sellers.
It's something we develop in our Bulgaria property pack.
What are the most affordable regions in Bulgaria to buy a home today?
Northwestern Bulgaria offers the most affordable property opportunities, with houses available from €300-€500 per square meter or complete three-bedroom homes for €18,000-€39,000.
Specific affordable regions include:
- Vidin Province - €300-€450/m², excellent value near Serbian border
- Montana Province - €350-€500/m², agricultural region with restoration opportunities
- Vratsa Province - €400-€550/m², mountainous area with scenic properties
- Veliko Tarnovo area - €500-€800/m², historic significance with tourism potential
- Smolyan Province - €450-€650/m², mountain region near Greek border
- Rural Dobrich - €400-€600/m², agricultural flatlands near Romanian border
These regions offer exceptional value but require consideration of infrastructure limitations, employment opportunities, and resale potential. Properties often need renovation but provide opportunities for significant value creation through improvement projects.
Distance from major cities and airports affects both pricing and practical accessibility, making these areas most suitable for retirees, remote workers, or investors seeking long-term appreciation in undervalued markets.
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 presents compelling opportunities for both investors and residents, with prices stabilizing after recent dramatic growth.
Regional price variations create diverse investment strategies, from premium Sofia apartments to affordable rural restoration projects throughout the country.
Sources
- InvestRopa - Average House Price Bulgaria
- InvestRopa - Bulgaria Price Forecasts
- Centrarium - Bulgaria Real Estate Market Analysis
- InvestRopa - Average Apartment Price Bulgaria
- Novinite - Housing Prices Soar in Major Cities
- Videliv - Real Estate Market Trends 2025
- Properstar - Bulgaria House Prices
- Trading Economics - Bulgaria House Price Index
- InvestRopa - Bulgaria Real Estate Market
- Novinite - Property Values Jump 18% in 2025