Authored by the expert who managed and guided the team behind the Bulgaria Property Pack
Everything you need to know before buying real estate is included in our Bulgaria Property Pack
Choosing between an apartment and a house in Bulgaria depends on your budget, location preferences, and investment goals. Apartments in major cities like Sofia and Varna offer better liquidity and rental yields, while houses provide more space and potential for rural bargains. Property prices vary dramatically across the country, with Sofia apartments averaging €2,000+ per m² compared to rural houses starting at just €100-300 per m².
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.
Sofia apartments offer the highest appreciation potential but require the largest investment, while rural houses provide affordable entry points but limited resale prospects.
Coastal cities like Varna and Burgas strike a balance between affordability and growth potential, making them attractive for both investors and residents.
| Property Type | Sofia (Major City) | Coastal Cities (Varna/Burgas) | Rural/Villages |
|---|---|---|---|
| Apartment Price Range | €160,000-€230,000 (2-bed) | €60,000-€150,000 (2-bed) | €18,000-€75,000 |
| House Price Range | €300,000+ | €150,000-€200,000+ | €18,000-€75,000 |
| Rental Yield | 4.2-4.7% (apartments) | 4.5-6% (apartments) | Limited rental demand |
| Resale Timeline | 2-4 months (apartments) | 3-6 months | Months to years |
| Monthly Utilities | €100-€200 (apt), €150-€250 (house) | €80-€180 (apt), €120-€220 (house) | €60-€150 (house) |
| Renovation Costs | €5,000-€10,000 (apt), €30,000+ (house) | €4,000-€8,000 (apt), €25,000+ (house) | €30,000-€50,000+ (house) |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
How much should I budget, and what are current apartment and house prices in Bulgarian cities and villages?
As of September 2025, Bulgarian property prices vary dramatically depending on location and property type.
In Sofia, the capital and most expensive market, apartments average €1,980-€2,250 per m², with most city center properties exceeding €2,000 per m². A typical 2-bedroom apartment costs €160,000-€230,000, while houses start at €300,000 and can reach significantly higher in prime locations.
Coastal cities offer more affordable options while maintaining good investment potential. In Varna, apartments range from €1,550-€2,500 per m², with 2-bedroom units priced at €90,000-€150,000 and houses starting at €200,000. Burgas presents even better value, with apartments at €1,200-€2,000 per m² (€60,000-€120,000 for 2-bedroom units) and houses from €150,000.
Plovdiv, Bulgaria's second-largest city, provides excellent value with apartments at €1,150-€1,500 per m² (€70,000-€120,000 for 2-bedroom) and houses starting at €120,000. Smaller towns and villages offer the most dramatic savings, with properties typically ranging from €18,000-€75,000, and rural homes as low as €100-€300 per m², often including substantial land plots.
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What are the taxes, notary fees, and annual maintenance costs for apartments versus houses?
Property purchase costs in Bulgaria are relatively low compared to Western European standards.
Transfer taxes range from 2-3.5% of the purchase price, varying by municipality, while notary fees add another 0.1-1.5% of the property value. These costs apply equally to both apartments and houses, making the initial purchase burden similar regardless of property type.
Annual property taxes are modest, calculated at 0.1-0.45% of the cadastral value, which is typically below market value. This means you might pay €200-800 annually on a €200,000 property, depending on the specific municipality rates.
Maintenance costs differ significantly between property types. Apartments in managed buildings typically charge €8-€12 per m² yearly for common area maintenance, elevator service, and building management. For an 80 m² apartment, expect €640-€960 annually. Houses, particularly in rural areas, have sporadic, owner-controlled maintenance costs that can be higher but are entirely under your management, allowing you to prioritize repairs and improvements as needed.
How much space do I need, and how do apartment and house sizes compare?
Space requirements and available options vary considerably between apartments and houses in Bulgaria.
Average apartments in Bulgarian cities range from 75-95 m² for typical 2-bedroom units. Sofia and Varna often feature smaller new developments (55-75 m²) due to land constraints and developer profit margins, while older panel block apartments tend to be larger (80-95 m²) with generous room sizes and storage space.
Houses provide substantially more space, particularly in rural and suburban areas. Typical houses range from 100-150 m² of living space, often accompanied by land plots of 1,000-4,000 m². This additional space includes gardens, parking areas, and potential for expansion or outdoor entertainment areas.
Consider your actual space needs carefully. A young professional or couple might find a 60-75 m² apartment perfectly adequate, while families with children or those working from home may require the additional bedrooms, storage, and outdoor space that houses provide. Remote workers particularly benefit from houses, which offer dedicated office space and better internet infrastructure options in many areas.
Which location suits me best: Sofia, Plovdiv, Varna, Burgas, or smaller towns?
Location choice significantly impacts both your living experience and investment potential in Bulgaria.
| City | Apartment Price (2-bed) | House Price Range | Advantages | Considerations |
|---|---|---|---|---|
| Sofia | €160,000-€230,000 | €300,000+ | Highest appreciation, best amenities, international connections | Most expensive, traffic congestion |
| Plovdiv | €70,000-€120,000 | €120,000+ | Cultural hub, good value, growing economy | Limited international flights |
| Varna | €90,000-€150,000 | €200,000+ | Seaside location, tourism income, airport | Seasonal economy variations |
| Burgas | €60,000-€120,000 | €150,000+ | Affordable coastal city, industrial base | Less international recognition |
| Small towns/Villages | €18,000-€75,000 | €18,000-€75,000 | Very affordable, peaceful lifestyle | Limited services, transport challenges |
What are monthly utility costs for apartments versus houses?
Utility costs in Bulgaria remain affordable by European standards but vary significantly between property types and sizes.
Apartments (60-80 m²) typically incur monthly utility costs of €100-€200, including electricity, heating, water, waste disposal, and building maintenance fees. Central heating systems in larger cities increase winter costs but provide consistent comfort and efficiency.
Houses generally have higher utility expenses, ranging from €150-€250 monthly in winter for larger properties. Rural houses often rely on wood or electric heating, which can be less efficient than urban central heating systems. Water costs remain similar at €10-€20 monthly, while waste disposal varies from €30-€50 annually in managed apartment buildings to larger local fees for houses, paid directly to communes or local authorities.
Consider seasonal variations carefully. Summer costs drop significantly for both property types, while winter heating can triple electricity bills for houses without efficient heating systems. Modern apartments with central heating provide more predictable year-round utility expenses.
What rental yields and occupancy rates can I expect from apartments versus houses?
Rental investment potential varies dramatically across property types and locations in the Bulgarian market.
Sofia apartments deliver gross rental yields of 4.2-4.7%, with higher potential for centrally located properties or short-term vacation rentals. The capital's strong job market and university population ensure consistent rental demand throughout the year.
Mid-tier cities like Varna, Burgas, and Plovdiv offer apartment yields of 4.5-6%, often outperforming Sofia due to lower purchase prices relative to rental income. Coastal properties can achieve yields of 7-11% through short-term vacation rentals, though this income is seasonal and requires active management.
Houses present weaker rental prospects, particularly in rural areas where demand is limited to specific expat or holiday markets. Urban and suburban houses may attract family tenants but typically generate lower yields due to higher purchase prices relative to rental income. Rural houses often remain empty for extended periods between tenants.
Occupancy rates favor apartments in major cities, which maintain 85-95% annual occupancy, while houses, especially in rural areas, may experience significant vacancy periods and seasonal fluctuations.
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How easy is it to resell apartments versus houses, and how long do properties stay on the market?
Liquidity varies significantly between property types and locations in the Bulgarian real estate market.
Apartments in Sofia and other major cities typically remain on the market for 2-4 months, with well-priced central units selling even faster. The urban apartment market benefits from consistent demand from young professionals, investors, and international buyers, creating a relatively liquid marketplace.
Houses face longer sale periods, particularly in rural and village locations. Village properties can take many months or even years to sell, especially if they require renovation or lack modern amenities. The buyer pool for rural houses is much smaller, consisting primarily of specific lifestyle seekers or bargain hunters.
Coastal properties in Varna and Burgas fall between these extremes, typically taking 3-6 months to sell, with vacation homes potentially requiring longer periods outside peak buying seasons. Well-maintained houses in commuter suburbs of major cities sell more quickly than rural properties but still require longer marketing periods than urban apartments.
Price adjustments accelerate sales significantly. Properties priced competitively from listing often sell within the shorter timeframes, while overpriced properties can languish for extended periods regardless of type or location.
How close will I be to schools, hospitals, shops, and public transport?
Proximity to essential services and amenities differs dramatically between apartment and house locations.
Apartments in major cities provide excellent access to comprehensive services. Sofia, Plovdiv, Varna, and Burgas offer well-developed public transport systems, international-standard healthcare facilities, quality educational institutions including international schools, and extensive shopping options within walking distance or short public transport rides.
Houses, particularly in rural areas, face significant accessibility challenges. Public transport is infrequent or nonexistent in many village locations, requiring personal vehicle ownership for daily activities. Shopping options are limited to small local stores, while specialized services like international-standard healthcare may require travel to regional centers.
Emergency services response times increase dramatically in rural areas, which is particularly important for families with elderly members or young children. Internet connectivity, while improving, remains inconsistent in remote areas, affecting remote work possibilities and access to online services.
Suburban houses near major cities offer a compromise, providing more space than city apartments while maintaining reasonable access to urban amenities, though still requiring longer commute times and greater reliance on personal transportation.
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 renovation and repair costs should I expect for apartments versus houses?
Renovation requirements and costs vary significantly between property types, with houses generally requiring substantially higher investments.
Apartment renovations focus primarily on interior improvements. A cosmetic refresh including new bathroom fixtures, painting, and flooring starts around €5,000-€10,000 for a 60-80 m² flat. Major renovations involving kitchen replacement, complete bathroom renovation, and quality finishes range from €15,000-€25,000, depending on specification levels and apartment size.
Houses, particularly older or rural properties, require much more extensive and expensive renovations. Major house renovations typically cost €30,000-€50,000 or more, addressing structural issues, roofing, electrical systems, plumbing, insulation, and windows. A single bathroom renovation can cost €2,500-€4,000, while kitchens range from €5,000-€15,000 depending on size and quality.
Rural houses often require additional infrastructure improvements including well drilling, septic system installation, or connection to municipal utilities, adding €5,000-€15,000 to renovation budgets. Structural repairs for older buildings can escalate costs significantly, particularly for properties with foundation issues or roof problems.
Factor in permitting costs and potential delays for house renovations, which face more complex approval processes than apartment interior improvements. Professional contractor availability is also more limited in rural areas, potentially increasing both costs and timelines.
How strict are building regulations for house expansions versus apartment renovations?
Building regulations and permit requirements differ substantially between apartments and houses, with houses facing more complex approval processes.
Apartment renovations are generally limited to interior modifications and must comply with condominium association rules and building codes. Structural changes are prohibited, and exterior modifications require building-wide approval. However, the permit process for interior renovations is straightforward, typically requiring only notification to local authorities and compliance with basic safety standards.
House expansions and major renovations require comprehensive permits, architectural plans, and sometimes lengthy approval processes. Structural work, additions, or changes to property use trigger more extensive regulatory review, potentially taking several months for approval. Rural properties may face additional complications related to agricultural land use restrictions or historical preservation requirements.
Local municipalities vary in their enforcement strictness and processing efficiency. Urban areas typically have clearer procedures and faster processing, while rural municipalities may have inconsistent interpretation of regulations or limited administrative capacity.
Engage qualified local architects and contractors familiar with specific municipal requirements early in any major house renovation project. Unauthorized construction can result in substantial fines and forced demolition, making proper permitting essential despite the additional time and cost requirements.
How safe are different neighborhoods, and do security risks differ between apartments and houses?
Security considerations vary significantly between property types and locations across Bulgaria.
Urban apartments generally offer superior security, particularly in newer developments with controlled access, security cameras, and sometimes professional security services. Apartment buildings provide natural surveillance through multiple residents and controlled entry points, reducing burglary and vandalism risks.
Houses, especially in rural areas, face higher security risks due to isolation and limited surveillance. Long-unoccupied village houses are particularly vulnerable to break-ins and vandalism. Rural properties often lack nearby neighbors or security infrastructure, making them attractive targets for theft.
However, well-populated suburban areas with houses can be quite secure, benefiting from neighborhood watch networks and reasonable emergency service response times. Gated communities and developments with security measures offer house living with enhanced security comparable to apartment buildings.
Consider crime statistics for specific neighborhoods rather than generalizing by property type. Some urban areas have higher crime rates than peaceful rural communities, making location-specific research essential. Install appropriate security systems for rural houses, including alarms, cameras, and lighting, to mitigate isolation-related risks.
It's something we develop in our Bulgaria property pack.
What appreciation potential can I expect over the next 5-10 years in different Bulgarian regions?
Property appreciation prospects vary significantly across regions and property types in Bulgaria's evolving real estate market.
Sofia, Plovdiv, Varna, and Burgas are expected to continue strong growth, with analysts estimating 8-10% annual appreciation in 2025-2026, moderating to 6-8% annually over the following five years as markets mature. EU eurozone accession, expected within the next decade, should provide additional upward pressure on values, particularly in city centers and coastal areas.
Apartments in these major cities offer the most reliable appreciation potential due to consistent demand from young professionals, investors, and international buyers. Urban properties benefit from infrastructure improvements, economic growth, and increasing international recognition of Bulgaria as an investment destination.
Rural and village properties present much more variable appreciation prospects. Entry prices are extremely low, providing potential for significant percentage gains if infrastructure improvements or gentrification trends develop. However, these markets remain unpredictable, with appreciation tied to factors like road improvements, internet connectivity, or tourism development that may or may not materialize.
Coastal properties, particularly in established resort areas, should benefit from continued tourism growth and international buyer interest, though appreciation rates may be more volatile due to seasonal demand patterns and economic sensitivity to tourism fluctuations.
Consider that liquidity remains a crucial factor in realizing appreciation gains. High-growth potential in rural areas means little if properties cannot be sold when desired, making urban apartments the more practical choice for investors prioritizing both growth and exit flexibility.
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.
Apartments in major Bulgarian cities offer the optimal balance of appreciation potential, liquidity, and rental income for most buyers. Sofia provides the highest growth prospects but requires the largest investment, while coastal cities like Varna and Burgas offer attractive value propositions with good rental yields.
Houses appeal to buyers seeking space, privacy, and potential bargains, particularly in rural areas. However, they require higher maintenance investments, face longer resale periods, and offer limited rental income potential outside specific markets. Rural houses work best for lifestyle buyers rather than pure investors.
It's something we develop in our Bulgaria property pack.
Sources
- InvestRopa - Average House Prices in Bulgaria
- Bulgarian Properties - Plovdiv Housing Market Analysis
- Mercury Estate - Bulgaria Property Buying Guide
- Coastal Living Hub - Bulgaria Utility Costs Guide
- International Investment - Bulgaria Apartment Prices 2025
- BNR - Bulgaria House Price Growth Statistics
- Bulgarian Property Finder - Renovation Costs
- InvestRopa - Average Apartment Prices in Bulgaria
- Global Property Guide - Bulgaria Rental Market
- InvestRopa - Bulgaria Real Estate Market Trends