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
Bulgaria offers some of Europe's most affordable property prices, with average costs ranging from €300-700 per square meter in rural areas to €1,980-2,225 per square meter in Sofia as of September 2025.
Property prices vary significantly across the country, with coastal cities like Varna and Burgas positioned between rural and capital city pricing, while additional costs including taxes, notary fees, and maintenance remain relatively low compared to Western European standards.
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 remains one of Europe's cheapest property markets, with rural properties starting from €300/m² and Sofia averaging €1,980-2,225/m².
Additional purchase costs typically range from 5-10% of property value, while annual maintenance costs average €500-1,000 for standard apartments.
| Location | Average Price per m² | Typical Property Range |
|---|---|---|
| Sofia (Capital) | €1,980-2,225 | €150,000-300,000 |
| Varna (Coastal) | €1,550-2,500 | €120,000-250,000 |
| Burgas (Coastal) | €1,200-2,000 | €100,000-200,000 |
| Plovdiv (Second City) | €1,200-1,800 | €90,000-180,000 |
| Rural Villages | €300-700 | €18,000-50,000 |
| Sunny Beach Tourist Area | €1,000-2,000 | €60,000-150,000 |
| Bansko Ski Resort | €800-1,500 | €50,000-120,000 |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
How much does the average apartment cost in Sofia compared to coastal cities like Varna or Burgas?
Sofia commands the highest property prices in Bulgaria, with average apartment costs ranging from €1,980 to €2,225 per square meter as of September 2025.
Varna, the major Black Sea coastal city, offers apartments at €1,550 to €2,500 per square meter, with prime waterfront locations pushing prices toward the upper end of this range.
Burgas, another significant coastal city, provides more affordable options at €1,200 to €2,000 per square meter, making it approximately 20-30% cheaper than Sofia for comparable properties.
The price differences reflect Sofia's status as the capital and economic center, while coastal cities benefit from tourism demand but lack the year-round business activity that drives Sofia's market.
For a typical 70-square-meter apartment, you'll pay €138,600-155,750 in Sofia, €108,500-175,000 in Varna, and €84,000-140,000 in Burgas.
What's the price per square meter for new build versus older properties in Bulgaria?
New-build properties in Bulgaria typically command a 15-25% premium over older buildings, with this gap being most pronounced in desirable districts and tourist areas.
In Sofia, new builds in central areas cost €2,372 to €3,246 per square meter, while older or suburban properties start from €1,200 per square meter.
For coastal cities like Varna and Burgas, new projects in prime locations reach €2,000 to €3,327 per square meter, compared to older or less central apartments ranging from €700 to €1,200 per square meter.
The premium reflects modern amenities, energy efficiency, contemporary design standards, and often better locations that new developments secure.
Older properties outside city centers and in rural regions can drop below €1,000 per square meter, with some rural village properties priced as low as €300-700 per square meter.
How do property prices in Bulgaria compare to neighboring countries like Greece, Romania, or Turkey?
| Country/Major City | Average Price per m² | Position vs Bulgaria |
|---|---|---|
| Bulgaria (Sofia) | €1,980-2,225 | Baseline |
| Greece (Major Cities) | €1,792-2,561 | 5-15% Higher |
| Romania (Major Cities) | €1,676 average | 15-25% Lower |
| Turkey (Major Cities) | ~€750 (~$825) | 60-65% Lower |
| Serbia (Belgrade) | €1,400-1,800 | 20-30% Lower |
| North Macedonia | €800-1,200 | 40-50% Lower |
| Croatia (Coastal) | €2,500-4,000 | 25-80% Higher |
Bulgaria positions itself competitively within the Balkan region, offering better value than Greece and Croatia while commanding higher prices than Turkey and North Macedonia.
Romania presents the closest comparison, with Bulgarian property prices running approximately 15-25% higher than Romanian equivalents in major cities.
What additional costs should I expect when buying property in Bulgaria, such as taxes, notary fees, or agent commissions?
Total closing costs for property purchases in Bulgaria typically range from 5-10% of the property value, making it one of Europe's more affordable markets for transaction costs.
Acquisition tax varies by municipality but generally ranges from 2-3.5% of the property value, paid by the buyer at the time of purchase.
Notary fees amount to 1-1.5% of the property value, covering the legal documentation and transfer process required for ownership registration.
Registration fees are minimal at approximately 0.1% of the property value, covering official record-keeping with Bulgarian authorities.
Agent commissions typically range from 2.5-6% of the property value, often split between buyer and seller, though this varies by agreement and location.
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How much does it cost to maintain a property annually in Bulgaria, including utilities, property tax, and building fees?
Annual property maintenance costs in Bulgaria remain exceptionally low compared to Western European standards, typically totaling €500-1,000 for a standard apartment excluding insurance and major repairs.
Property tax (municipal tax) ranges from 0.1-0.45% of the property's assessed value annually, with most properties falling toward the lower end of this range.
Building maintenance and HOA fees in apartment complexes typically cost €5-15 per square meter annually, covering common area upkeep, security, and shared utilities.
Utility costs average €60-120 per month depending on property size and energy consumption, with heating representing the largest variable expense during winter months.
These low ongoing costs make Bulgaria particularly attractive for buy-to-hold investors and retirees seeking affordable property ownership.
Are mortgages available for foreigners in Bulgaria, and what are the typical interest rates and conditions?
Bulgarian banks readily offer mortgages to foreign nationals, with loans available up to 80% loan-to-value ratio and terms extending up to 25 years.
Interest rates for EUR-denominated loans range from 2.5-3.5% as of September 2025, with typical rates clustering around 2.74-2.82% for qualified borrowers.
Foreign applicants must provide proof of income, maintain a maximum debt-to-income ratio of 40%, and secure property insurance as loan conditions.
Banks require EUR-denominated loans for foreign borrowers, eliminating currency risk for international investors earning in euros or other stable currencies.
The combination of accessible financing and relatively low interest rates makes leveraged property investment viable for foreign nationals in Bulgaria.
What are the cheapest regions in Bulgaria to buy property, and how much can I expect to pay there?
Northwestern regions including Vidin, Montana, Lovech, and Sliven offer Bulgaria's most affordable property prices at €300-500 per square meter.
Three-bedroom houses in these areas typically cost €18,000-39,000, making them accessible entry points for budget-conscious investors or those seeking rural lifestyle changes.
Ski resort areas like Bansko and Pamporovo start from €800 per square meter, with studio apartments available from €20,000 in older developments.
Rural village properties can cost as little as €300-700 per square meter, with some renovated houses available for under €15,000 in remote locations.
It's something we develop in our Bulgaria property pack.
How much more expensive is it to buy in tourist hotspots like Sunny Beach compared to rural villages?
Tourist hotspots like Sunny Beach typically cost 2-3 times more than rural villages, with Sunny Beach properties ranging from €1,000-2,000 per square meter for new builds.
Older properties in Sunny Beach cost €800-1,200 per square meter, still representing a significant premium over rural areas at €300-700 per square meter.
A typical 50-square-meter apartment in Sunny Beach costs €50,000-100,000, while comparable rural properties might cost €15,000-35,000.
The price premium reflects tourist rental potential, beach proximity, established infrastructure, and seasonal rental income opportunities that rural properties cannot match.
Rural villages offer ownership opportunities starting from €300-700 per square meter but lack the rental income potential and resale liquidity of tourist areas.
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 rental yields can I expect if I buy property in Sofia, Varna, or Plovdiv?
Sofia offers gross rental yields of 4.3-4.7% as of September 2025, reflecting strong rental demand from business professionals and students but higher property acquisition costs.
Varna delivers approximately 5.1% gross rental yields, benefiting from both permanent resident demand and seasonal tourist rentals in coastal areas.
Plovdiv provides some of Bulgaria's highest yields at 4.7-5.5%, combining lower property prices with steady rental demand from the city's growing tech and manufacturing sectors.
Burgas offers attractive yields of 5.2-6%, reflecting lower acquisition costs and decent rental demand from both residents and seasonal visitors.
These yields compare favorably to Western European markets, though investors should factor in management costs, vacancy periods, and local tax obligations when calculating net returns.
How stable have property prices been in Bulgaria over the past 10 years, and are they currently rising or falling?
Bulgarian property prices have shown remarkable growth over the past decade, with Sofia prices tripling since 2015, representing a 200% increase over 10 years.
Annual growth rates have accelerated significantly in recent years, with 8-18% price increases recorded across major cities during 2023-2025.
Small towns and rural areas have experienced stable, slow growth, while tourist cities and coastal areas have seen rapid appreciation driven by international buyer interest.
The market shows continued upward momentum as of September 2025, supported by EU membership, economic growth, and increasing foreign investment flows.
It's something we develop in our Bulgaria property pack.
What legal steps and costs are involved for foreigners buying property in Bulgaria?
Foreign nationals can freely purchase apartments and buildings in Bulgaria, though direct land ownership requires establishing a Bulgarian company for non-EU citizens.
The purchase process involves signing a preliminary contract, paying a deposit (typically 10-20%), conducting due diligence, completing notarized title transfer, and registering ownership with authorities.
Legal fees typically cost 0.5-1% of the property value for professional representation throughout the purchase process.
EU citizens enjoy the same property rights as Bulgarian nationals, while non-EU buyers face land ownership restrictions but can freely own apartments and commercial properties.
The entire process typically takes 30-60 days from preliminary contract to final registration, making it relatively quick compared to other European markets.
How much do renovation costs typically run per square meter in Bulgaria if I buy an older property?
Standard renovation costs in Bulgaria range from €200-500 per square meter as of September 2025, depending on location, scope of work, and finish quality desired.
Basic refresh renovations including painting, flooring updates, and minor fixture replacements can cost €100-250 per square meter for budget-conscious buyers.
Higher-end renovations involving structural changes, luxury finishes, or complete system upgrades can exceed €500 per square meter, particularly in Sofia and prime coastal areas.
Rural properties often require more extensive work but benefit from lower labor costs, while urban properties face higher contractor rates but better material availability.
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 remains one of Europe's most affordable property markets, offering significant value compared to Western European alternatives while providing EU membership benefits and growing economic stability.
The combination of low purchase prices, minimal ongoing costs, accessible financing, and attractive rental yields makes Bulgaria particularly appealing for both investment and lifestyle property purchases in 2025.
Sources
- Average Apartment Prices in Bulgaria
- Bulgarian Properties Market Analysis
- Global Property Guide Bulgaria
- Videliv Foreign Buyer Guide
- Mercury Estate Tax Guide
- Global Economy Bulgaria Mortgage Rates
- Buy in BG Mortgage Services
- Tranio Bulgaria Property Maintenance
- SR Management Market Analysis
- Global Property Guide Price History