What are housing prices like in Bulgaria right now? (2026)

This article covers the current housing prices in Bulgaria as of the first half of 2026.

We update this blog post regularly to give you the latest data.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bulgaria.

Fact-checked and reviewed by our local expert

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Yeheli Samuels 🇧🇬🇮🇱

CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria

Yeheli Samuels is a leading expert in real estate and investments in Bulgaria. As CEO and founder of "Dira Bulgarit," she specializes in guiding clients through the complexities of purchasing and investing in Bulgarian property. Known for her professionalism and transparency, Yeheli has supported hundreds of families and investors, delivering a seamless and rewarding experience. Her approach focuses on building lasting relationships with clients and local stakeholders, ensuring trust and expert guidance throughout the process. With strong skills in business development and B2B management, Yeheli has established a robust network of partners, including business leaders and entrepreneurs, solidifying her company's position as a leader in the field. "Dira Bulgarit" provides tailored solutions for global investors, making real estate investment in Bulgaria a smooth and successful journey.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bulgaria. If you’d like to learn more about us, you can check our presentation page.

What is the average housing price in Bulgaria in 2026?

The median housing price gives you a better sense of what most buyers actually pay because it sits right in the middle of all sales, avoiding the skew from a few very expensive homes.

We are writing this in January 2026 with the latest data collected from authoritative sources that we manually double checked.

The median housing price in Bulgaria in 2026 is around BGN 198,000, which converts to about $119,000 or roughly 101,000 euros. The average housing price in the Bulgaria market in 2026 stands at approximately BGN 237,000, translating to around $143,000 or about 121,500 euros.

For 80% of residential property goods in the Bulgaria market in 2026, the price range falls between roughly BGN 118,000 and BGN 587,000, or about $71,000 to $352,000.

A realistic entry range in Bulgaria in 2026 would be around BGN 70,000 to BGN 120,000 (about $42,000 to $72,000, or roughly 36,000 to 61,000 euros), and with that you can find a studio of 30 to 35 square meters in an existing panel building in outer Sofia districts like Nadezhda, or a small older apartment in a regional city.

A realistic price range for a typical luxury property good in the Bulgaria market in 2026 would be around BGN 980,000 to BGN 2,350,000 (about $589,000 to $1,413,000, or roughly 500,000 to 1,200,000 euros), and with that you can buy a 150 square meter new-build apartment in Sofia's prime areas like Iztok or Lozenets, or a detached house or villa in the prestige Boyana district.

By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bulgaria.

Are Bulgaria property listing prices close to the actual sale price in 2026?

The estimated difference is around 5% below the list price on average.

In Bulgaria, many sellers list properties a bit high to leave room for negotiation or because they anchor to the best listing they saw online. Buyers often negotiate after due diligence on repairs, documentation, and building condition, and the discount can reach 8% to 10% when homes sit on the market longer because they are overpriced.

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What is the price per sq m or per sq ft for properties in Bulgaria in 2026?

As of early 2026, the median housing price per square meter in the Bulgaria market is around BGN 2,641 (about $1,590 or roughly 1,350 euros), and per square foot that works out to about BGN 245 (around $148 or roughly 125 euros). The average housing price per square meter in Bulgaria in 2026 stands at approximately BGN 2,934 (about $1,767 or roughly 1,500 euros), and per square foot that is around BGN 273 (about $164 or roughly 139 euros).

Small units like studios and 1-bedroom apartments in strong locations, as well as new-build apartments with amenities like parking and security, tend to have the highest price per square meter in Bulgaria in 2026 because buyers pay a premium for location prestige and modern efficiency with less hassle, while very large older apartments needing renovation and homes in farther, less connected areas have the lowest price per square meter due to renovation costs and lower buyer demand.

In Bulgaria in 2026, you would find the highest price per square meter in Sofia neighborhoods like Iztok at around 3,900 euros per square meter, Oborishte near 3,300 euros per square meter, and Lozenets also around 3,300 euros per square meter. The lowest range appears in districts like Nadezhda 2 at roughly 1,500 euros per square meter and some Lyulin areas near 2,170 euros per square meter.

How have property prices evolved in Bulgaria?

Property prices in Bulgaria have increased by roughly 10% to 15% in nominal terms over the past year, driven mainly by the psychology around euro adoption as buyers and sellers adjust their behavior ahead of the January 2026 changeover. Supply constraints for quality new-build apartments in Sofia and major cities have also pushed prices higher as demand concentrates on good product.

Compared to two years ago, property prices in Bulgaria have climbed by an estimated 20% to 30% in nominal terms, continuing the same drivers of euro adoption expectations and urban concentration of demand. After adjusting for inflation, the real increase sits closer to 12% to 20%, reflecting sustained buyer appetite even as mortgage rates have fluctuated.

By the way, we've written a blog article detailing the latest updates on property price variations in Bulgaria.

Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Bulgaria.

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 prices vary by housing type in Bulgaria in 2026?

The estimated breakdown in the Bulgaria market in 2026 shows that existing apartments (panel or brick buildings) make up about 55% of listings, new-build apartments around 20%, detached houses and row houses roughly 15%, vacation or second homes near the coast or mountains about 7%, and luxury properties like penthouses and villas around 3%, because the market is dominated by urban apartment living with a smaller but growing segment for new construction and lifestyle properties.

For existing apartments in Bulgaria as of the first half of 2026, the average price is around BGN 210,000 (about $126,000 or roughly 107,000 euros). New-build apartments average approximately BGN 260,000 (around $157,000 or about 133,000 euros), reflecting the premium for modern construction and lower repair risk. Houses in non-prime regional areas typically cost around BGN 240,000 (roughly $145,000 or 123,000 euros), while houses in the Sofia metro area average closer to BGN 550,000 (about $331,000 or 281,000 euros). Vacation apartments on the coast sit near BGN 230,000 (around $138,000 or 118,000 euros), and prime luxury properties in Sofia start from BGN 1,200,000 (roughly $723,000 or 614,000 euros) and go higher.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for a house in Bulgaria?
• How much should you pay for lands in Bulgaria?

How do property prices compare between existing and new homes in Bulgaria in 2026?

The estimated premium for new-build homes in Bulgaria in 2026 is around 12%, though it can be as low as 5% for average projects and reach 20% or more for truly premium developments.

Buyers pay this premium because new-build properties offer lower repair risk and better energy performance, plus they come with easier financing and clearer documentation when purchased from reputable developers.

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How do property prices vary by neighborhood in Bulgaria in 2026?

Lozenets is a leafy, central-adjacent neighborhood with a premium feel, mostly filled with apartments including renovated older stock and newer boutique buildings, and as of the first half of 2026 the average 2-bedroom asking price sits around 3,282 euros per square meter (about BGN 6,420 or $3,870), reflecting its desirable location and quality housing stock.

Iztok offers proximity to diplomatic and business districts with higher-end apartments that are often larger, and as of the first half of 2026 the average 2-bedroom asking price reaches roughly 3,931 euros per square meter (around BGN 7,690 or $4,640), making it one of Sofia's most expensive neighborhoods due to its prestige and professional appeal.

Oborishte sits close to the city center with a classic Sofia vibe, featuring renovated older buildings plus some new construction, and as of the first half of 2026 the average 2-bedroom asking price is about 3,322 euros per square meter (roughly BGN 6,500 or $3,920), valued for its central location and traditional character.

You will find a much more detailed analysis by areas in our property pack about Bulgaria. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:

How much more do you pay for properties in Bulgaria when you include renovation work, taxes, and fees?

The estimated delta between buying price and total cost in Bulgaria in 2026 is around 6% to 9% for taxes, notary, registration, and professional fees, plus an additional 5% to 25% depending on how deep you go with renovation.

If you buy a property around $200,000 (roughly BGN 391,000 or 170,000 euros) in Bulgaria, you would pay approximately 7% in fees and taxes which adds about $14,000 (around BGN 27,400 or 11,900 euros), plus a medium renovation might cost around $25,000 (roughly BGN 49,000 or 21,200 euros), bringing your total additional costs to around $39,000 (about BGN 76,300 or 33,100 euros), so you end up paying close to $239,000 (approximately BGN 467,000 or 203,000 euros) in total.

For a property bought around $500,000 (roughly BGN 978,000 or 424,000 euros), fees and taxes at about 7% would add roughly $35,000 (around BGN 68,500 or 29,700 euros), and a higher-end renovation or furnishing might run $60,000 or more (roughly BGN 117,000 or more, or 51,000 euros or more), so your total extra costs reach around $95,000 (about BGN 186,000 or 80,700 euros), bringing the all-in cost to approximately $595,000 (around BGN 1,164,000 or 504,700 euros).

With a property of $1,000,000 (roughly BGN 1,956,000 or 848,500 euros), fees and taxes at around 7% add about $70,000 (roughly BGN 137,000 or 59,400 euros), and premium renovation or custom finishes could easily cost $120,000 or more (around BGN 235,000 or more, or 102,000 euros or more), pushing total additional costs to approximately $190,000 (about BGN 372,000 or 161,200 euros), for a final all-in cost near $1,190,000 (roughly BGN 2,328,000 or 1,010,000 euros).

By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Bulgaria.

Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bulgaria

We made this infographic to show you how property prices in Bulgaria compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What properties can you buy in Bulgaria in 2026 with different budgets?

With $100,000 (roughly 84,800 euros or BGN 166,000) in Bulgaria as of the first half of 2026, you can get a studio of around 35 square meters in an existing panel building in Sofia's Nadezhda 2 district, or a 1-bedroom apartment of about 55 square meters in an existing building in an outer residential district of Plovdiv, or a small 2-bedroom apartment of roughly 70 square meters in a peripheral area of Burgas if the condition is basic.

With $200,000 (roughly 170,000 euros or BGN 332,000), you can purchase a 2-bedroom apartment of about 80 square meters in an existing panel or brick building in Sofia's Lyulin 3 with good metro access if you pick carefully, or a 2-bedroom apartment of around 95 square meters in a newer existing building in a better district near the center of Plovdiv with renovated interior, or a 2-bedroom apartment of roughly 90 square meters in an existing building in a non-prime district of Varna close to the university or amenities but without sea views.

With $300,000 (roughly 254,500 euros or BGN 498,000), you can buy a 2-bedroom apartment of around 90 square meters in an existing building in Sofia's Mladost 4, which is family-friendly and commuter-oriented, or a 2-bedroom apartment of about 95 square meters in an existing building in Sofia's Studentski Grad with strong rental demand if you choose the building quality carefully, or a 3-bedroom new-build apartment of roughly 120 square meters in a good district of Plovdiv with a modern layout.

With $500,000 (roughly 424,200 euros or BGN 830,000), you can secure a 2-bedroom apartment of 90 to 100 square meters in an existing renovated building or boutique newer block in Sofia's Lozenets, or a 2-bedroom apartment of around 90 square meters in an existing building in Sofia's Oborishte with a central feel and often renovated, or a townhouse or house of roughly 180 square meters in newer construction on the Sofia outskirts with a small yard.

With $1,000,000 (roughly 848,500 euros or BGN 1,659,000), you can acquire a large new-build apartment of around 150 square meters in Sofia's Iztok in a premium building with parking and security, or a detached house of about 250 square meters in the prestige Boyana area with modern finishes, or a penthouse of roughly 160 square meters on the edge of Sofia's Lozenets or city core with a terrace and views, though supply is limited at this level.

With $2,000,000 (roughly 1,700,000 euros or BGN 3,320,000), there is a market in Sofia but it is thin and very property-specific, and you could find a luxury villa of 350 to 450 square meters in Sofia's Boyana with a large yard and high security and finishes, or you could acquire a portfolio of two prime units such as one in Lozenets plus one in Iztok in top buildings which is a common strategy for buyers wanting blue-chip locations, or a trophy penthouse in the city core or top districts where pricing is driven more by uniqueness than by euros per square meter averages.

If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Bulgaria.

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What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Bulgaria, we always rely on the strongest methodology we can … and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.