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 can feel complicated, but the rules are actually clearer than in many other European countries once you understand them.
The main thing to know is that your ability to buy depends heavily on whether you are an EU citizen or not, and whether you want to buy an apartment or land.
We constantly update this blog post to reflect the latest legal changes and market conditions in Bulgaria.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bulgaria.
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
Do foreigners have the same rights as locals in Bulgaria right now?
Can foreigners legally buy residential property in Bulgaria in 2026?
As of early 2026, foreigners can legally buy residential property in Bulgaria, with apartments and condos being fully accessible to buyers of any nationality without restrictions.
Specifically, foreign buyers can purchase apartments, flats, garages, and other separate building units anywhere in the country, whether in Sofia, Plovdiv, Varna, or Burgas.
However, when it comes to houses with land or standalone villas with gardens, non-EU citizens face restrictions because Bulgarian law limits direct land ownership by foreigners from outside the European Union.
EU and EEA citizens enjoy nearly the same property rights as Bulgarian nationals, including the ability to buy houses with their plots and regulated urban land directly in their own name.
We cover all these things in length in our pack about the property market in Bulgaria.
Do foreigners have the exact same ownership rights as locals in Bulgaria in 2026?
As of early 2026, foreigners do not have the exact same ownership rights as Bulgarian locals, with the key difference being land ownership restrictions for non-EU nationals.
The single most significant difference is that non-EU citizens cannot directly purchase land in Bulgaria, which means buying a house with a garden requires setting up a Bulgarian company or using another legal structure.
That said, once you own a property, whether as an EU or non-EU citizen, your rights to sell, rent, inherit, and use the property are essentially the same as those enjoyed by Bulgarian nationals.
Are there any foreigner-only restrictions in Bulgaria in 2026?
As of early 2026, there is one main foreigner-only restriction in Bulgaria: non-EU citizens cannot directly own land, which is explicitly stated in Article 22 of the Bulgarian Constitution.
The most impactful restriction that foreign buyers encounter is that purchasing a house with a yard, a villa with a garden, or any property that includes land requires either EU citizenship or a workaround structure for non-EU buyers.
The official rationale behind this restriction is rooted in Bulgaria's constitutional protection of national territory, which was partially relaxed for EU and EEA citizens after Bulgaria's accession to the European Union in 2007.
The most common legal workaround non-EU foreigners use is registering a Bulgarian limited liability company, which can legally own land, and then purchasing the property through that company.
Can foreigners buy property freely anywhere in Bulgaria, or only specific areas in 2026?
As of early 2026, there are no geographic restrictions limiting where foreigners can buy property in Bulgaria, meaning you can purchase in any city, town, coastal area, or mountain resort.
The restrictions in Bulgaria are based on the type of property you want to buy (apartments versus land), not on specific zones or districts that are off-limits to foreigners.
The reason certain properties are harder to buy has nothing to do with location but rather with whether the property includes land, which triggers the constitutional ownership rules for non-EU buyers.
The most popular areas where foreigners commonly purchase property include Sofia neighborhoods like Lozenets, Vitosha, and Ivan Vazov, coastal cities like Varna (Chayka district) and Burgas (Sarafovo), ski resorts like Bansko, and Plovdiv's Kapana and Old Town areas.
Can foreigners own property 100% under their own name in Bulgaria in 2026?
As of early 2026, foreigners can own property 100% under their own name in Bulgaria, but the type of property matters: apartments and building units can always be registered directly, while land ownership requires EU/EEA citizenship for direct registration.
Specifically, any foreigner regardless of nationality can register an apartment, a condo, or a garage directly under their own name with full ownership rights in Bulgaria.
To register property in your name, you need a valid passport, a Bulgarian tax identification number (called a BULSTAT for individuals), and a notarized deed that gets recorded in the Bulgarian Property Register at the Registry Agency.
Is freehold ownership possible for foreigners in Bulgaria right now in 2026?
As of early 2026, freehold ownership is fully possible for foreigners buying apartments in Bulgaria, meaning you own the property outright with no time limit or ground rent obligations.
The key difference between freehold and leasehold in Bulgaria is that freehold gives you permanent, absolute ownership rights over the property itself, while leasehold (less common in Bulgaria) would only give you rights for a fixed period, typically used for state or municipal land.
When freehold over land is not available to non-EU buyers, the main alternative is purchasing through a Bulgarian company structure, which can hold the freehold title while you control the company.
Can foreigners buy land in Bulgaria in 2026?
As of early 2026, whether foreigners can buy land in Bulgaria depends entirely on their citizenship: EU and EEA citizens can buy most types of land directly, while non-EU citizens generally cannot purchase land in their own name.
For land types, EU citizens can buy residential land plots and urban building land freely, but agricultural land and forest land require at least five years of Bulgarian residency for any foreign buyer, including EU citizens.
The most common legal structure non-EU foreigners use to control land in Bulgaria is registering a Bulgarian limited liability company (which costs only about 2 leva in capital, roughly 1 euro) and having the company purchase and hold the land title.
By the way, we cover everything there is to know about the land buying process in Bulgaria here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Bulgaria. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Does my nationality or residency status change anything in Bulgaria?
Does my nationality change what I can buy in Bulgaria right now in 2026?
As of early 2026, your nationality significantly impacts what you can buy in Bulgaria, with the main dividing line being whether you hold an EU/EEA passport or not.
No specific nationalities face additional restrictions or bans beyond the general non-EU category, meaning American, British, Canadian, Australian, and other non-EU citizens are all treated the same way under Bulgarian property law.
EU and EEA citizens benefit from the free movement of capital provisions in EU law, which means they can buy land and houses with gardens directly, just like Bulgarian nationals.
Do EU/US/UK citizens get easier property access in Bulgaria?
EU citizens have the easiest property access in Bulgaria because they can buy apartments, houses with land, and urban building plots directly in their own name without any company structure or workaround.
The specific advantage EU citizens enjoy is that since 2014, when Bulgaria's transitional land restrictions expired, they have had full parity with Bulgarian nationals for purchasing residential and urban land.
US and UK citizens (post-Brexit, UK citizens are treated as non-EU) do not have any special treaty-based advantages over other non-EU buyers, meaning they can freely buy apartments but must use a company structure to acquire land.
If you're American, we have a dedicated blog article about US citizens buying property in Bulgaria.
Can I buy property in Bulgaria without local residency?
Yes, you can buy property in Bulgaria without being a local resident or having any visa at all, since Bulgarian law allows foreign property ownership regardless of your immigration status.
Residents do have some practical advantages over non-residents, mainly in securing better mortgage terms from Bulgarian banks, opening local bank accounts more easily, and having simpler ongoing property management.
As a tourist-visa holder or non-resident buyer, you will need a valid passport, a Bulgarian tax identification number, and typically a power of attorney if you cannot be present for the notary signing.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Bulgaria here.
Buying real estate in Bulgaria can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the biggest legal grey areas for foreigners in Bulgaria?
What are the biggest legal grey zones for foreigners in Bulgaria in 2026?
As of early 2026, there are three main legal grey zones that foreign property buyers encounter in Bulgaria: land ownership workarounds, title verification complexity, and dispute resolution uncertainty.
The single most risky grey zone is using nominee arrangements or informal company structures to bypass land ownership restrictions, because if the structure is not properly set up, you may find yourself without enforceable ownership rights.
The best precaution a foreigner can take is hiring an independent Bulgarian lawyer (not one recommended by your agent or seller) to conduct thorough due diligence, verify the title history in the Property Register, and ensure all documents are properly translated and notarized.
We have built our property pack about Bulgaria with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Bulgaria?
Using a local nominee to hold property title in Bulgaria is legally risky and generally not recommended, because the nominee becomes the legal owner and your claim depends entirely on a private agreement that may be difficult to enforce in court.
The main legal risk of using a non-spouse nominee is that if they refuse to transfer the property, pass away, divorce, or face creditors, you could lose your investment since Bulgarian courts may not recognize your beneficial ownership claim.
Buying through a local Bulgarian spouse does provide more protection because Bulgarian family law gives spouses automatic rights to marital property, but this introduces inheritance and divorce complications that you need to plan for carefully.
Buying through a locally registered Bulgarian company is the safest structure for non-EU buyers who want land, because you legally own the company shares and the company legally owns the property, creating a clear and enforceable chain of ownership.
What happens if a foreigner dies owning property in Bulgaria?
When a foreigner dies owning property in Bulgaria, the inheritance process is governed by Bulgarian succession law for the property itself, though EU residents can often apply their home country's inheritance rules through the EU Succession Regulation.
Foreign heirs must obtain a certificate of inheritance (either a local Bulgarian one or a European Certificate of Succession for EU cases), have it translated and legalized, register with Bulgarian tax authorities, and then transfer the property title at the notary.
Foreign heirs generally face no special restrictions when reselling inherited property in Bulgaria, and importantly, the Bulgarian Constitution explicitly allows foreigners to acquire land through inheritance even if they could not have purchased it directly.
The most common inheritance complication foreigners encounter is not having a Bulgarian will, which can significantly delay the process; you can avoid this by preparing a Bulgarian-language will that specifically addresses your Bulgarian property.
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.
Can foreigners realistically get a mortgage in Bulgaria in 2026?
Do banks give mortgages to foreigners in Bulgaria in 2026?
As of early 2026, Bulgarian banks do offer mortgages to foreigners, with approval rates for well-documented non-resident buyers estimated at around 40% to 70% depending on income stability and documentation quality, and typical loan amounts ranging from 50,000 to 250,000 euros (roughly 100,000 to 490,000 Bulgarian leva or 55,000 to 275,000 US dollars).
The main eligibility requirements banks impose on foreign mortgage applicants include proof of stable income (employment contracts or business accounts), valid identification, a Bulgarian bank account (usually required), proof of funds for the down payment, and clean credit history in your home country.
You can also read our latest update about mortgage and interest rates in Bulgaria.
Are mortgage approvals harder for non-residents in Bulgaria in 2026?
As of early 2026, mortgage approvals are noticeably harder for non-residents compared to Bulgarian residents, primarily because banks face higher verification costs and collection risks when borrowers live abroad.
The typical loan-to-value ratio for non-residents is around 50% to 70%, meaning you need a down payment of 30% to 50% of the property value (for a 200,000 euro property, that is 60,000 to 100,000 euros, or roughly 120,000 to 200,000 Bulgarian leva, or 66,000 to 110,000 US dollars), compared to 10% to 20% down payments that Bulgarian residents often receive.
Non-residents must typically provide additional documentation including apostilled income verification from their home country, bank statements showing consistent savings, proof of existing assets, and sometimes a Bulgarian guarantor or additional collateral.
We have a whole document dedicated to mortgages for foreigners in our Bulgaria real estate pack.
Get fresh and reliable information about the market in Bulgaria
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Are foreigners protected by the law in Bulgaria during disputes?
Are foreigners legally protected like locals in Bulgaria right now?
Foreigners in Bulgaria receive the same legal protections as Bulgarian citizens in property disputes, with no formal discrimination in how courts handle cases based on the nationality of the parties involved.
Specifically, foreigners and locals share equal rights to bring civil claims, access the court system, hire legal representation, appeal decisions, and enforce judgments through Bulgarian bailiffs.
The main legal protection gap foreigners face is practical rather than formal: language barriers, unfamiliarity with local procedures, and distance can make it harder to respond quickly to legal deadlines or attend hearings in person.
The most important legal safeguard a foreigner should put in place before buying is hiring an independent Bulgarian lawyer to conduct comprehensive due diligence, including checking the 10-year title history in the Property Register for any encumbrances, disputes, or irregularities.
Do courts treat foreigners fairly in property disputes in Bulgaria right now?
Bulgarian courts generally treat foreigners fairly in property disputes, with no systematic bias documented in EU monitoring reports, though the practical experience depends heavily on case complexity and the quality of your legal representation.
The typical duration for a straightforward property dispute in Bulgarian courts is 12 to 24 months at first instance, with costs ranging from 3,000 to 15,000 euros (roughly 6,000 to 30,000 Bulgarian leva or 3,300 to 16,500 US dollars) including court fees, lawyer fees, and translation costs.
The most common type of property dispute foreigners bring to court involves breach of preliminary purchase agreements, where either the buyer or seller fails to complete the transaction under the agreed terms.
Alternative dispute resolution options available to foreigners include mediation (encouraged by Bulgarian courts and often faster than litigation) and arbitration through the Bulgarian Chamber of Commerce and Industry, which can resolve commercial property disputes more quickly.
We cover all these things in our list of risks and pitfalls people face when buying property in Bulgaria.
We made this infographic to show you how property prices in Bulgaria compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What do foreigners say after buying in Bulgaria in 2026?
Do foreigners feel treated differently during buying in Bulgaria right now?
Based on available surveys and expat community feedback, roughly 30% to 50% of foreign buyers in Bulgaria report feeling treated somewhat differently during the buying process, mostly due to language barriers and unfamiliarity with local customs rather than intentional discrimination.
The most commonly reported way foreigners feel treated differently is through information asymmetry: agents and sellers sometimes provide less detailed explanations or assume foreigners will not negotiate as firmly on price or terms.
The most commonly reported positive experience foreigners have is the overall friendliness and willingness of Bulgarian professionals to help, especially when buyers work with English-speaking lawyers and agents who specialize in serving international clients.
Find more real-life feedbacks in our our pack covering the property buying process in Bulgaria.
Do foreigners overpay compared to locals in Bulgaria in 2026?
As of early 2026, foreign buyers in Bulgaria typically overpay by an estimated 3% to 8% compared to local buyers for similar properties, which translates to roughly 3,000 to 12,000 euros (6,000 to 24,000 Bulgarian leva or 3,300 to 13,200 US dollars) on a typical 150,000 euro apartment.
The main reason foreigners end up paying more in Bulgaria is not language barriers alone but rather their limited access to off-market listings and word-of-mouth deals that locals find through personal networks, combined with tighter timelines that reduce negotiation leverage.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bulgaria, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Bulgarian Constitution (National Assembly) | It's the highest-level legal text defining what foreigners can own in Bulgaria. | We used Article 22 to establish the constitutional rule on foreign land ownership. We matched that rule to the EU accession framework Bulgaria explicitly references. |
| EU Accession Treaty Annex VI (EUR-Lex) | This is EU primary law defining what land restrictions Bulgaria could keep for EU citizens. | We used the 5-year secondary residence and 7-year agricultural land clauses to time-box restrictions. We translated that into a simple EU versus non-EU ownership rule for 2026. |
| European Commission 2025 Rule of Law Report (Bulgaria) | It's the EU's annual assessment of justice system performance in each member state. | We used it to frame what to expect if a property dispute escalates to court. We used it as a reality check for paper rights versus real-world enforcement. |
| EU Justice Scoreboard 2025 | It's the EU's comparable dataset on court efficiency and independence across member states. | We used it to support our analysis of how courts function in practice. We triangulated it with the Rule of Law Report to avoid relying on one source. |
| World Justice Project Rule of Law Index 2025 | It's a widely used international index built on household and expert surveys. | We used it as an external non-EU cross-check on rule of law experience on the ground. We stress-tested assumptions about predictability and enforcement risk. |
| UniCredit Bulbank Non-Resident Mortgage Page | It's a major Bulgarian retail bank with a direct primary source on foreign lending. | We used it to confirm that top-tier banks explicitly lend to buyers without permanent residence. We shaped realistic expectations on documentation and bank screening. |
| DSK Bank Mortgages Overview | DSK is one of the largest retail banks in Bulgaria reflecting mainstream lending practice. | We used it to triangulate that mortgages are widely offered by big local lenders. We used it as a second anchor alongside UniCredit to avoid relying on a single bank. |
| Eurostat Bulgaria House Price Index Report | It's an official audit-style document on how Bulgaria's house price statistics are validated. | We used it to show what good data looks like for Bulgarian housing indicators. We supported market trend statements with verifiable statistical infrastructure. |
| Colliers Bulgaria H1 2025 Residential Report | Colliers is a global real estate consultancy with transparent published research. | We used it for grounded examples of what foreigners often shop for in Sofia's market. We used it only as market color, not as the legal source of truth. |
| European e-Justice Portal (Succession) | It's part of the EU's official justice information ecosystem for cross-border inheritance. | We used it to anchor the inheritance section in EU law reality, not hearsay. We guided foreigners to the correct procedural framework including the EU certificate. |
| CEPEJ Evaluation Report (Council of Europe) | CEPEJ is the main Europe-wide justice system data collector used by EU institutions. | We used it as the methodological backbone behind justice efficiency comparisons. We kept dispute expectations grounded in cross-country judicial performance data. |
We have made this infographic to give you a quick and clear snapshot of the property market in Bulgaria. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.