Can EU citizens buy property in Bulgaria?

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

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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.

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At INVESTROPA, we explore the Bulgarian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Sofia, Plovdiv, and Varna. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

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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.

Can EU citizens legally buy land or only apartments in Bulgaria?

EU citizens can legally buy both land and apartments in Bulgaria without any company setup requirements.

As of September 2025, EU nationals enjoy the same property ownership rights as Bulgarian citizens for apartments and regulated urban land plots. This means you can directly purchase houses with their plots, apartments, condos, and regulated building land throughout Bulgaria.

The only restriction applies to agricultural and forest land, which requires the buyer to have resided in Bulgaria for at least five years, regardless of citizenship. This limitation affects all buyers, not just EU citizens, and is designed to protect Bulgaria's agricultural sector.

For regular residential and commercial properties, EU citizens face no additional barriers compared to local buyers. You can purchase seaside villas, mountain chalets, urban apartments, or commercial buildings with the same legal rights and procedures as Bulgarian nationals.

It's something we develop in our Bulgaria property pack.

What are the current legal restrictions on foreigners owning property in Bulgaria?

Legal restrictions on foreign property ownership in Bulgaria primarily distinguish between EU citizens and non-EU nationals, with EU citizens enjoying significantly fewer limitations.

EU citizens face only one major restriction: they cannot purchase agricultural or forest land without having resided in Bulgaria for five years. All other property types including apartments, houses with gardens, regulated urban land, and commercial properties are freely accessible to EU buyers.

Non-EU citizens face more substantial restrictions and typically need to establish a Bulgarian company to purchase land directly. However, they can still buy apartments without company setup, similar to EU citizens.

Regional restrictions are minimal for EU buyers, with no specific exclusions for urban or resort properties across Bulgaria's regions. The agricultural land limitation applies nationwide but primarily affects rural areas rather than popular investment destinations like Sofia, Plovdiv, or Black Sea coastal cities.

Companies owned by EU citizens must be established in Bulgaria for five years to own agricultural or forest land, ensuring long-term commitment to the Bulgarian market.

Do EU citizens need to set up a company to purchase land in Bulgaria?

EU citizens do not need to set up a company to purchase land in Bulgaria for most property types.

You can directly buy houses with their plots, apartments, regulated urban land, and commercial properties as an individual without any corporate structure. This makes Bulgaria one of the most accessible property markets in Eastern Europe for EU investors.

The company requirement only applies to agricultural and forest land purchases, where even EU citizens must either have five years of Bulgarian residency or establish a Bulgarian company that has operated for five years. This restriction protects Bulgaria's agricultural sector while maintaining openness for residential and commercial investment.

For typical property investments in cities like Sofia, Plovdiv, Varna, or popular resort areas, individual ownership is straightforward and mirrors the rights of Bulgarian nationals. The property registration process, tax obligations, and ownership rights remain identical whether you're buying as an individual or through a company for eligible property types.

What types of properties are EU citizens most commonly allowed to buy?

EU citizens can freely purchase apartments, detached houses, condos, commercial properties, and regulated urban land across Bulgaria.

1. **Apartments**: Full ownership rights in residential buildings, from studio flats to luxury penthouses 2. **Detached houses**: Complete ownership including the house and its surrounding plot 3. **Condos**: Townhouses and condominium units with shared facilities 4. **Commercial properties**: Office buildings, retail spaces, warehouses, and industrial facilities 5. **Regulated urban land**: Building plots within city boundaries designated for construction 6. **Resort properties**: Hotels, vacation rentals, and leisure facilities in tourist areas 7. **Mixed-use developments**: Properties combining residential and commercial elements

The most popular purchases among EU citizens include coastal apartments along the Black Sea, urban properties in Sofia for rental income, and mountain houses in ski resort areas like Bansko and Borovets.

Agricultural and forest land remain the only restricted categories, requiring five years of Bulgarian residency before purchase. This limitation ensures that EU citizens can access virtually all investment-worthy property types while protecting Bulgaria's agricultural heritage.

Are there specific regions in Bulgaria where EU citizens face additional restrictions?

EU citizens face no region-specific restrictions for purchasing urban, residential, or resort properties anywhere in Bulgaria.

You can freely buy properties in all major cities including Sofia, Plovdiv, Varna, Burgas, and Stara Zagora without additional limitations. Popular investment destinations like the Black Sea coast, ski resort areas in Bansko and Pamporovo, and spa towns remain fully accessible to EU buyers.

The only geographical considerations relate to agricultural land restrictions, which apply nationwide but primarily affect rural farming areas rather than urban centers or tourist destinations. These restrictions stem from property type rather than location, meaning EU citizens face the same five-year residency requirement for agricultural land whether it's near Sofia or in remote mountain villages.

Border areas, mountain regions, coastal zones, and urban centers all welcome EU property investment equally. Special economic zones and development areas also maintain open access for EU citizens, making Bulgaria one of the most geographically unrestricted property markets for European investors.

How much is the average price per square meter for apartments and houses in Sofia, Plovdiv, and coastal areas?

Location	Apartment Price/m²	House Price/m²
Sofia Center	€1,840 - €2,225	€2,100 - €2,200
Sofia Premium Districts	Up to €4,000	€3,000 - €4,500
Plovdiv Center	€1,150 - €1,390	€1,260
Plovdiv Luxury/Old Town	Up to €1,800	€1,500 - €1,800
Black Sea (Varna/Burgas)	€1,200 - €2,000	€1,800 - €2,500
Black Sea Seafront	€2,000+	€2,500 - €3,500
Coastal Small Towns	€700 - €1,300	€800 - €1,500

What are the typical property taxes and annual fees EU citizens should expect to pay?

EU citizens pay the same property taxes as Bulgarian nationals, with no additional foreign ownership fees.

Purchase tax ranges from 2% to 3.5% of the cadastral value, set by individual municipalities and paid by the buyer at the time of purchase. This tax applies to the official property valuation rather than the actual purchase price, often resulting in lower effective tax rates.

Annual property tax ranges from 0.1% to 0.45% of the tax valuation, with most properties falling into the 0.15% to 0.30% range. This tax is calculated based on the municipal tax assessment, which typically values properties below market prices.

Bulgaria does not levy wealth taxes on property owners, making it attractive for long-term real estate investment. Municipal taxes may include garbage collection fees (typically €20-60 annually) and maintenance fees for apartment building common areas.

It's something we develop in our Bulgaria property pack.

Are there minimum investment thresholds or requirements for EU citizens to buy property?

No minimum purchase amount exists for EU citizens to buy property in Bulgaria.

You can purchase properties of any value, from small rural houses costing under €20,000 to luxury Sofia apartments exceeding €500,000, without meeting investment thresholds. This accessibility makes Bulgaria attractive for both modest and substantial property investments.

While property purchase doesn't grant automatic residency, investing around €300,000 or more may qualify for extended residency permits under Bulgaria's investment programs. However, these residency benefits are separate from basic property ownership rights.

The absence of minimum investment requirements means EU citizens can enter the Bulgarian property market at entry-level prices, making it ideal for first-time international property buyers or those seeking affordable European real estate exposure.

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 are the main costs beyond the purchase price?

Property acquisition in Bulgaria involves several additional costs beyond the purchase price that typically total 4-6% of the property value.

Notary fees range from 0.1% to 1.5% of the property value, usually capped at a few hundred euros depending on deal complexity. Local registration fees add another 0.1% of the purchase price for official property registration.

Agency commissions typically cost 3% of the property price, often with a minimum fee of €800-€1,000, and are usually paid by the buyer in Bulgaria. Legal fees, while optional, are commonly used and range from €400-€1,500 depending on transaction complexity and lawyer expertise.

Additional costs may include property surveys (€100-300), translation services for documents (€50-150), and bank transfer fees for international payments. These combined costs make budgeting 5-7% above the purchase price prudent for total acquisition expenses.

Do EU citizens need residency status to buy and own property in Bulgaria?

EU citizens do not need residency status to buy or own property in Bulgaria.

You can purchase and maintain property ownership while residing in any EU country, making Bulgaria an attractive option for international property portfolios. Property ownership rights remain intact regardless of your residence status or frequency of visits to Bulgaria.

However, property ownership alone does not grant Bulgarian residency rights. EU citizens must apply separately for long-term or permanent residence if they wish to establish legal residence in Bulgaria, following standard EU mobility procedures.

This separation between property ownership and residency offers flexibility for EU investors who want Bulgarian real estate exposure without relocating. You can own, rent out, or occasionally use Bulgarian properties while maintaining primary residence elsewhere in the EU.

How easy is it for EU citizens to get a mortgage from Bulgarian banks?

Bulgarian banks readily offer mortgages to EU citizens with terms similar to those available to local buyers.

Current mortgage interest rates for EU citizens range from 2.5% to 3.2% for primary residences as of September 2025, making Bulgaria competitive with many Western European markets. These rates apply to both new construction and existing properties across all major Bulgarian cities.

Down payment requirements typically range from 20% to 30% for foreign buyers, slightly higher than the 10-15% often available to Bulgarian nationals. Loan terms can extend up to 25-30 years, depending on the borrower's age and income stability.

Major Bulgarian banks including UniCredit Bulbank, DSK Bank, and First Investment Bank actively serve EU clients. Required documentation includes proof of income, employment verification, credit history from your home country, and property valuation reports. The approval process typically takes 2-4 weeks for well-documented applications.

It's something we develop in our Bulgaria property pack.

What rights do EU citizens have when renting out their property in Bulgaria and how is rental income taxed?

EU property owners enjoy full rental rights in Bulgaria with no restrictions on short-term or long-term rentals.

You can rent properties to Bulgarian nationals, EU citizens, or third-country nationals without limitations. Both traditional long-term leases and short-term vacation rentals through platforms like Airbnb are permitted, making Bulgarian properties suitable for diverse rental strategies.

Rental income is taxed at a flat 10% rate on net income after deductible expenses. Allowable deductions include property maintenance, management fees, insurance, depreciation, and improvement costs. This favorable tax rate applies to all rental income regardless of tenant nationality or rental duration.

VAT registration becomes necessary only if rental income exceeds specific thresholds or if you provide short-term hospitality services with additional amenities. Most standard rental activities fall below these thresholds, keeping tax obligations simple for property investors.

Annual tax returns must be filed by March 31st following the tax year, with payments due simultaneously. Professional property management services can handle tax compliance for international owners who prefer hands-off investment approaches.

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.

Sources

1. INVESTROPA - Bulgaria Real Estate for Foreigners
2. INVESTROPA - Foreigners Buying Land in Bulgaria
3. Videliv - Buying Property in Bulgaria as a Foreigner
4. Veles Club - Property Investment Guide
5. Law Firm Bulgaria - Legal Advice
6. INVESTROPA - Sofia Apartment Prices
7. Novinite - Housing Prices in Bulgaria
8. PWC - Bulgaria Tax Summary
9. Apart Estate - Property Taxes and Fees
10. Global Property Guide - Bulgaria Property Prices