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
Buying property in Bulgaria is not complicated, but it involves specific legal steps and restrictions that foreign buyers must understand. The process typically takes 1-2 months and costs 5-10% of the property price in additional fees and taxes.
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.
Foreign buyers can purchase apartments directly in Bulgaria, but non-EU citizens need a Bulgarian company to own land.
The total purchase process costs 5-10% of the property price in taxes and fees, with a typical timeline of 1-2 months from offer to title deed.
| Purchase Aspect | EU/EEA Citizens | Non-EU Citizens |
|---|---|---|
| Apartment Ownership | Direct ownership allowed | Direct ownership allowed |
| Land/House with Land | Direct ownership allowed | Must form Bulgarian company |
| Total Purchase Costs | 5-10% of property price | 5-10% of property price |
| Transfer Tax | 2-3.3% of property value | 2-3.3% of property value |
| Timeline | 1-2 months | 1-2 months (plus company setup) |
| Bank Account Required | Yes, Bulgarian account mandatory | Yes, Bulgarian account mandatory |
| Mortgage Availability | Available, 3-6% interest | Limited, higher requirements |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
What are the exact legal steps I need to follow as a foreigner to buy property in Bulgaria?
The legal process to buy property in Bulgaria follows five clear steps that take approximately 1-2 months to complete.
You start by finding a suitable property through a real estate agent and then immediately hire a Bulgarian lawyer to conduct due diligence checks. This lawyer will verify the property's title, check for any debts or disputes, and ensure all documentation is in order.
The third step involves signing a preliminary contract and paying a deposit of 5-10% of the property price to secure the purchase. If you're a non-EU citizen buying land or a house with land, you'll need to establish a Bulgarian company during this phase, which takes 2-3 days.
After all legal checks are completed, you proceed to the final contract signing in front of a notary public. The final step is registering the property with the Bulgarian Land Registry to officially transfer ownership to your name or your company's name.
It's something we develop in our Bulgaria property pack.
Can foreigners legally own land in Bulgaria or only apartments, and are there restrictions by nationality?
Foreign ownership rules in Bulgaria depend on your nationality and the type of property you want to purchase.
All foreign nationals can directly own apartments in Bulgaria without any restrictions, as apartments don't include land ownership. This applies to citizens from any country worldwide.
For land ownership or houses with land, EU and EEA citizens can purchase directly in their own names without forming a company. Non-EU citizens must establish a Bulgarian company to own land, where the company owns the property and the foreigner owns 100% of the company shares.
Agricultural and forest land ownership is restricted for all foreigners, including EU citizens. As of September 2025, these restrictions remain in place to protect Bulgaria's agricultural sector.
What are the typical taxes and fees involved in a Bulgarian property purchase, and how much do they add up to in percentage of the price?
The total cost of purchasing property in Bulgaria typically adds 5-10% to the property price through various taxes and fees.
| Fee Type | Percentage of Property Value | Additional Notes |
|---|---|---|
| Transfer Tax | 2-3.3% | Varies by municipality |
| Notary Fee | 0.1-1.5% | Typically 0.1-1% |
| Land Registry Fee | 0.1% | Fixed percentage |
| Lawyer Fee | €500-1,500 | Flat fee regardless of price |
| Real Estate Agent | 2-5% | Often paid by buyer |
| Company Setup (Non-EU) | €300-500 | If land purchase required |
| Total Purchase Costs | 5-10% | Of total property price |
How long does the buying process usually take from making an offer to getting the title deed in Bulgaria?
The Bulgarian property purchase process typically takes 1-2 months from offer acceptance to receiving the title deed.
The preliminary contract signing and deposit payment usually happen within 1-2 weeks of offer acceptance. Due diligence checks by your lawyer take another 2-3 weeks, depending on the complexity of the property's legal history.
If you're a non-EU citizen purchasing land, adding company formation extends the timeline by 2-3 days but doesn't significantly impact the overall schedule. The final contract signing and notarization typically occur 4-6 weeks after the initial offer.
Title deed registration with the Land Registry takes an additional 1-2 weeks after the final contract is signed and notarized.
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Do I need to open a Bulgarian bank account to complete a property purchase, and if so, what's the process?
Yes, opening a Bulgarian bank account is mandatory for completing a property purchase, as all payments must be made through the Bulgarian banking system.
You'll need to visit a Bulgarian bank branch in person with your passport, proof of address from your home country, and proof of income or employment. Major banks like UniCredit Bulbank, DSK Bank, and First Investment Bank serve international clients.
The account opening process typically takes 1-2 business days and requires completing Know Your Customer (KYC) compliance checks. Banks may ask for additional documentation depending on the source of your funds and the purchase amount.
Some banks offer specialized services for property purchases, including currency exchange and transfer services to facilitate international transactions.
What are the average lawyer and notary fees in Bulgaria for handling a real estate transaction?
Legal fees in Bulgaria for property transactions are relatively affordable compared to Western European standards.
Lawyer fees typically range from €500 to €1,500 per transaction, depending on the complexity of the purchase and the property value. This flat fee covers due diligence checks, contract review, and representation during the transaction.
Notary fees are regulated by Bulgarian law and range from 0.1% to 1.5% of the property value, with most transactions falling in the 0.1% to 1% range. The notary fee is calculated on a sliding scale, with lower percentages for higher-value properties.
Additional costs may include translation services if documents need to be translated into your native language, typically costing €50-200 depending on the volume of documents.
How reliable are Bulgarian property registries, and how do I check if a property has debts, disputes, or mortgages attached?
The Bulgarian Land Registry system is generally reliable and well-maintained, providing accurate property ownership and encumbrance information.
Your lawyer will request a title certificate (izvadka) from the registry that shows the property's ownership history, any mortgages, liens, or legal disputes attached to the property. This document is updated in real-time and provides a complete picture of the property's legal status.
The registry system allows online searches for basic property information, though detailed legal checks require professional assistance. Most lawyers use both online searches and personal registry visits to ensure comprehensive due diligence.
Property records in Bulgaria include information about construction permits, utility connections, and any outstanding municipal taxes or fees that could affect the purchase.
It's something we develop in our Bulgaria property pack.
What is the minimum deposit usually required to secure a property, and is it refundable if the deal falls through?
The standard deposit for securing a Bulgarian property purchase is 5-10% of the agreed purchase price.
Deposit refundability depends entirely on the terms written in the preliminary contract. Standard contracts typically make the deposit non-refundable if the buyer withdraws from the purchase without valid legal grounds.
The deposit becomes refundable if the seller defaults on the agreement or if significant undisclosed issues are discovered during the due diligence process. Your lawyer should negotiate specific refund conditions during contract preparation.
Some sellers may accept lower deposits of 2-5% for cash purchases or established buyers, while others may require higher deposits of 10-15% for properties in high-demand areas like Sofia or coastal resorts.
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 common is it to take a mortgage as a foreign buyer in Bulgaria, and what are the average interest rates?
Mortgage financing for foreign buyers in Bulgaria is available but less common than in Western European countries.
Bulgarian banks typically offer mortgages to foreign buyers at interest rates ranging from 3% to 6% per annum as of September 2025. EU citizens generally receive better terms and lower interest rates compared to non-EU buyers.
Foreign buyers usually need to provide a larger down payment of 30-50% compared to the 10-20% required for Bulgarian residents. Banks also require extensive documentation including proof of income from your home country, employment verification, and sometimes guarantees from local residents.
Major banks like UniCredit Bulbank and DSK Bank offer specialized mortgage products for foreign buyers, though approval processes can take 4-8 weeks longer than for local buyers.
Are there specific regions or cities in Bulgaria where the process is smoother or riskier for foreign buyers?
The smoothest property purchase processes occur in major cities and established tourist areas where infrastructure and professional services are well-developed.
1. **Smoothest locations for foreign buyers:** 2. Sofia (capital) - most international law firms and banks 3. Plovdiv - established expat community and services 4. Varna and Burgas - major coastal cities with tourism infrastructure 5. Bansko - popular ski resort with many foreign property owners 6. Sunny Beach and Golden Sands - established resort areasRural areas and smaller towns can present higher risks due to incomplete documentation, ownership disputes, or limited professional services. Properties in remote villages may have unclear title histories or lack proper building permits.
Mountain regions and border areas sometimes have complicated ownership histories dating back to communist-era property redistributions, requiring extra due diligence from experienced local lawyers.
What are the ongoing yearly costs after buying property in Bulgaria, such as property tax, maintenance, and utilities?
Annual property ownership costs in Bulgaria are among the lowest in Europe, typically totaling 0.5-1% of the property value per year.
| Annual Cost Type | Typical Range | Calculation Method |
|---|---|---|
| Property Tax | 0.1-0.45% of tax value | Based on municipal assessment |
| Garbage Collection | €50-100 per year | Fixed municipal fee |
| Building Maintenance (Apartments) | €200-500 per year | Shared between all owners |
| Electricity | €300-800 per year | Depends on usage and property size |
| Water and Sewage | €100-300 per year | Based on consumption |
| Heating (if applicable) | €400-1,200 per year | Depends on heating type and size |
| Insurance (Optional) | €100-400 per year | Based on property value |
If I decide to sell later, what are the capital gains tax rules and how easy is it to resell property in Bulgaria?
Capital gains tax in Bulgaria is 10% on the profit from property sales, with several exemptions available for principal residences.
You're exempt from capital gains tax if the property was your principal residence for at least two years before the sale. Properties held for investment purposes are subject to the full 10% tax on the difference between sale price and purchase price plus improvements.
Resale liquidity varies significantly by location and property type. Properties in Sofia, Plovdiv, and major coastal resorts typically sell within 3-12 months at market prices. Rural properties or those in less popular areas may take 1-3 years to sell.
The Bulgarian real estate market has shown steady growth since 2020, with property values in major cities increasing 5-15% annually. Foreign buyers often find good exit opportunities, especially in tourist areas where international demand remains strong.
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.
Buying property in Bulgaria is straightforward for foreign buyers, with clear legal procedures and reasonable costs that typically add 5-10% to the purchase price.
The main considerations are nationality-based ownership restrictions for land and the mandatory requirement for a Bulgarian bank account, but these don't significantly complicate the overall process.
Sources
- Bulgarian Properties - Property Buying Procedure
- Resales in Bulgaria - Legal Property Purchase Guide
- InvestRopa - Bulgaria Real Estate for Foreigners
- Panev Partners - Property Purchase Procedure
- Vesta Bulgaria - Foreign Land Ownership
- Realting - How to Buy Property in Bulgaria
- GlobiHome - Sofia Real Estate Investment Tips
- Multilaw - Bulgaria Real Estate Guide