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 as a foreigner requires specific documentation that varies depending on your nationality and the type of property you're purchasing. Foreign nationals need a valid passport, proof of financial resources, and several translated documents to complete a property transaction legally in Bulgaria.
The Bulgarian property purchase process involves strict documentation requirements, including mandatory translations by sworn translators, notarized agreements, and official registration with local authorities. Understanding these requirements beforehand can save you significant time and prevent costly delays during your property acquisition.
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 need a valid passport (translated into Bulgarian), proof of financial resources, and a Bulgarian bank account to purchase property legally.
All foreign documents must be officially translated by sworn translators and apostilled, with the notary deed serving as final proof of ownership.
| Document Category | Required Documents | Translation Required |
|---|---|---|
| Personal Identification | Valid passport, citizenship proof | Yes, by sworn translator |
| Financial Documentation | Proof of funds, bank statements | Yes, if seeking residency |
| Property Documentation | Notarial deed, cadastral plan | Provided by seller |
| Legal Agreements | Preliminary contract, power of attorney | Yes, all contracts |
| Tax Registration | Municipal registration within 2 months | Local process |
| Final Ownership | Notary deed, property register entry | Official Bulgarian documents |
| Banking Requirements | Bulgarian bank account recommended | Local banking process |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
What personal documents do I need to show that I can legally buy property in Bulgaria?
You need a valid passport as your primary identification document to purchase property in Bulgaria as a foreigner.
Your passport must be current and valid for at least 6 months beyond your planned property purchase date. Bulgarian authorities require this document to verify your identity and citizenship status during the notarial process.
Additional personal documents include proof of citizenship, which can be your passport or citizenship certificate from your home country. If you're married, divorced, or widowed, you'll need a marital status certificate to clarify your legal standing for property ownership rights.
For buyers seeking residency or using mortgage financing, Bulgarian authorities may request a clean criminal record certificate from your home country, issued within the last 6 months. Health insurance documentation may also be required if you're applying for long-term residency in conjunction with your property purchase.
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Do I need to provide a valid passport, and does it have to be translated into Bulgarian?
Yes, you must provide a valid passport, and it must be officially translated into Bulgarian by a sworn translator.
The translation requirement applies to all foreign passports, regardless of your nationality or the language your passport is issued in. This translation must be completed by a Bulgarian sworn translator who is officially recognized by the Bulgarian Ministry of Justice.
Your translated passport must also be apostilled if issued by a country that is party to the Hague Convention, or legalized through consular channels if your country doesn't participate in the Hague Convention. This authentication process confirms the document's legitimacy for use in Bulgarian legal proceedings.
The translation and apostille process typically takes 3-7 business days and costs between €30-€80, depending on your location and the translator's fees. Some Bulgarian law firms can handle this process for foreign clients before their arrival in the country.
What proof of income or financial resources will the Bulgarian authorities expect from me?
Bulgarian authorities require proof that you have sufficient funds to complete the property purchase and cover associated costs.
Primary financial documentation includes bank statements from the last 3-6 months showing the source of funds for your property purchase. These statements must demonstrate that you have access to the full purchase price plus an additional 10-15% for taxes, fees, and legal costs.
If you're employed, provide recent pay stubs or an employment letter stating your salary and job position. Self-employed buyers need to submit tax returns or business financial statements from the previous year. For investment income, include dividend statements, rental income records, or capital gains documentation.
Foreign buyers using funds from property sales in other countries must provide the sale contract and bank transfer receipts showing the money's origin. Bulgarian authorities are particularly strict about money laundering prevention, so clear documentation of fund sources is essential for completing your purchase.
Do I need to open a Bulgarian bank account before starting the property purchase process?
Opening a Bulgarian bank account is strongly recommended and often required for completing your property purchase legally.
Bulgarian law requires that property payments be made through the local banking system, making a local bank account practically necessary. Most sellers and notaries expect payment via bank transfer from a Bulgarian account to ensure compliance with anti-money laundering regulations.
Major Bulgarian banks like UniCredit Bulbank, DSK Bank, and First Investment Bank offer accounts to foreign nationals. You'll need your passport, proof of address from your home country, and initial deposit of €100-€500 to open an account.
The account opening process takes 1-3 business days if you visit the bank in person with all required documents. Some banks allow account opening for non-residents, but having a Bulgarian address or local reference can expedite the process significantly.
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What tax number or identification do I need to get in Bulgaria as a foreign buyer?
You don't need a Bulgarian tax number before purchasing property, but you must register for property tax within two months after completing your purchase.
The municipal tax office in the area where your property is located will assign you a tax number when you register your ownership. This registration is mandatory and must be completed within 60 days of receiving your notarial deed.
For EU citizens purchasing land directly, no special tax registration is required beforehand. However, non-EU citizens buying land must establish a Bulgarian company, which requires obtaining a BULSTAT number (Bulgarian business registration number) through the Commercial Register.
Property tax in Bulgaria ranges from 0.01% to 0.45% of the tax assessment value annually, depending on the municipality and property type. The tax assessment value is typically 25-40% lower than the market value, making property taxes relatively affordable compared to other European countries.
Do I need a Bulgarian address registration or local residency permit to buy property?
No Bulgarian address registration or residency permit is required solely to purchase property in Bulgaria.
Foreign nationals can buy apartments, houses, and commercial properties without any residency requirements. You can complete the entire purchase process as a non-resident and use the property for vacation, rental income, or future relocation.
However, if you plan to live in Bulgaria long-term, you'll need to register your address with the local municipality within 7 days of establishing residency. This registration is separate from property ownership and relates to your legal residence status.
EU citizens have the right to live in Bulgaria without additional permits, while non-EU citizens need residence permits for stays longer than 90 days. Property ownership can support residence permit applications but doesn't automatically grant residence rights.
What property documents should the seller provide to prove legal ownership and no debts?
The seller must provide a notarial deed proving clear legal ownership of the property.
| Required Document | Purpose | Validity Period |
|---|---|---|
| Notarial Deed (Title Deed) | Proves legal ownership and transfer rights | Current document |
| Certificate of Encumbrances | Shows no debts, liens, or legal claims | Issued within 30 days |
| Property Sketch/Cadastral Plan | Defines property boundaries and area | Current survey |
| Tax Assessment Certificate | Shows current tax valuation | Latest assessment |
| Municipal Tax Certificate | Confirms all property taxes are paid | Current year payment |
| Building Permit (if applicable) | Proves legal construction status | Original permits |
| Utility Bills | Shows current utility account status | Last 3 months |
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Do I need an independent property valuation or cadastral plan from a Bulgarian surveyor?
An independent property valuation is not legally required, but it's highly recommended for due diligence purposes.
Many buyers hire Bulgarian surveyors or appraisers to verify the property's condition, boundaries, and market value before completing the purchase. This independent assessment can reveal structural issues, boundary disputes, or overpricing that could affect your investment.
The cadastral plan or property sketch is required and must be provided by the seller as part of the legal documentation. This official document defines the property's exact boundaries, area measurements, and location within the municipal cadastral system.
Professional property valuations in Bulgaria cost €200-€500 depending on the property size and complexity. This investment can save you thousands of euros by identifying problems before you're legally committed to the purchase.
Which contracts or preliminary agreements must be signed before the notary deed?
You must sign a preliminary purchase contract with the seller before proceeding to the final notarial deed.
The preliminary contract includes the complete property description, agreed purchase price, deposit amount (typically 10% of the purchase price), and timeline for completing the transaction. This contract legally binds both parties to complete the sale under the specified terms.
Key clauses in the preliminary contract include conditions for the sale (such as clear title verification), penalties for breach of contract, and the deadline for final payment and deed transfer. The deposit paid with this contract is held in escrow until completion.
If you're buying through a representative, you must also sign a notarized power of attorney authorizing that person to act on your behalf during the purchase process. This document must be translated into Bulgarian and apostilled if signed outside Bulgaria.
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What documents must I present to the Bulgarian notary on the day of the property transfer?
You must bring your translated passport, proof of payment, and signed declarations to the notary appointment.
Essential documents for the notary include your passport with Bulgarian translation and apostille, bank receipt or transfer confirmation showing payment of the full purchase price, and a declaration of fund origin signed before the notary.
Additional required declarations include confirmation of your citizenship status, marital status declaration, and acknowledgment that you understand the terms of the purchase contract. These declarations are typically prepared by your lawyer or the notary's office.
If buying through a representative, bring the original power of attorney document with Bulgarian translation and apostille. The notary will verify all documents before proceeding with the official property transfer and deed registration.
Do I need to prepare translations or certified copies of my documents in Bulgarian language?
Yes, all foreign documents must be officially translated into Bulgarian by a sworn translator recognized by the Bulgarian Ministry of Justice.
Required translated documents include your passport, any contracts or agreements from your home country, proof of income documents, and criminal record certificates if applicable. These translations must be apostilled or legalized through consular channels depending on your country's agreements with Bulgaria.
Certified copies are often required for crucial documents like passports and financial records. Bulgarian authorities need these certified copies to verify document authenticity while keeping originals for their records.
The translation and certification process typically costs €30-€100 per document and takes 3-7 business days. Many Bulgarian law firms can arrange these services for foreign clients to ensure all documents meet legal requirements.
What official receipts or documents will I receive after the purchase to confirm I am the legal owner?
You will receive an official notarial deed that serves as your title deed and legal proof of ownership.
The notarial deed is registered with the Bulgarian Property Register and contains your name as the legal owner, complete property description, purchase price, and transfer date. This document is your primary proof of ownership and is required for all future property transactions.
Additional documents you'll receive include a registration receipt from the municipal tax office confirming your property tax registration, utility transfer confirmations showing the accounts are now in your name, and copies of all contracts signed during the purchase process.
Keep these documents in a secure location as they're essential for property taxes, insurance claims, future sales, or rental agreements. The notarial deed should be stored safely as it's expensive and time-consuming to replace if lost.
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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.
Successfully purchasing property in Bulgaria requires careful preparation of all required documents, from passport translations to financial proof and legal contracts.
Working with experienced Bulgarian lawyers and sworn translators ensures your documentation meets all legal requirements and prevents costly delays during the purchase process.
Sources
- Domel Real - Necessary Documents for Foreign Citizens
- Videliv - Buying Property in Bulgaria as a Foreigner
- iWorld - Bulgaria Residence Permit Real Estate
- Realting - How to Buy Property in Bulgaria
- Get Golden Visa - Bulgaria Golden Visa
- Pallant Real Estate - Purchasing Real Estate for Foreigners
- Multilaw - Real Estate Guide Bulgaria
- Lider Bulgaria - List of Documents from Buyer
- Investropa - Bulgaria Real Estate for Foreigners
- Legalla - Real Estate Investment Residency Bulgaria