Can foreigners really own land 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.

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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 foreigners legally buy land in Bulgaria under their own name or only through a company?

Non-EU foreigners cannot legally buy land in Bulgaria under their own name as of September 2025.

Foreign nationals from outside the European Union and European Economic Area must establish a Bulgarian limited liability company (OOD or EOOD) to purchase land plots. This company then becomes the legal owner of the land, while the foreigner owns the company.

EU and EEA citizens face fewer restrictions and can directly own land in their personal names, though they still need to meet specific residency requirements for agricultural land purchases. The distinction between EU and non-EU citizens creates a two-tier system for foreign land ownership in Bulgaria.

Direct ownership of buildings or apartments without land is permitted for all foreigners, but physical land plots require the company structure for non-EU buyers.

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

If I set up a Bulgarian company to buy land, how much does it cost to create and maintain it each year?

Setting up a Bulgarian limited liability company costs between €149 and €499 depending on the service provider and package selected.

Annual maintenance costs range from €200 to €400 per year for basic administrative services including registered address, mandatory filings, and compliance requirements. Professional accounting services, which are legally required, start at approximately €130 per month for basic packages.

The total annual cost for maintaining a Bulgarian company typically ranges from €1,760 to €1,960 when combining administrative fees with basic accounting services. Additional costs may apply for complex accounting needs, legal consultations, or enhanced corporate services.

These costs remain relatively stable year-over-year, making the expense predictable for long-term budgeting purposes.

Are there specific restrictions on the type of land foreigners can own, like agricultural or forest land?

Non-EU foreigners and their Bulgarian companies are strictly prohibited from owning agricultural or forest land in Bulgaria.

Foreign companies established by non-EU citizens can only purchase land designated as regulated urban land for construction purposes. This restriction applies regardless of the company structure or ownership percentage.

EU and EEA citizens can own agricultural land but must prove at least five years of Bulgarian residence for such purchases. Forest land ownership remains restricted even for EU citizens in many cases.

The government enforces these restrictions to protect Bulgaria's agricultural sector and prevent large-scale foreign acquisition of farming and forestry resources.

What is the minimum size or value of land that a foreigner is allowed to purchase in Bulgaria?

There is no official national minimum size or value requirement for land purchases in Bulgaria as of September 2025.

Both small residential plots and large commercial parcels can be purchased through a Bulgarian company structure, subject to local zoning regulations and municipal requirements. Some municipalities may impose their own minimum size restrictions for specific land use categories.

Certain investor residency programs require property values of at least BGN 600,000 (approximately €300,000) for Golden Visa eligibility, but this applies to the residency program rather than standard land purchases.

The absence of minimum requirements allows foreign investors flexibility in choosing properties that match their budget and investment goals.

Do I need to be a resident or can I buy land as a non-resident with just a passport?

Non-residents can buy Bulgarian land through a company setup using only a valid passport - local residency is not required.

The company formation process can be completed entirely as a non-resident, with many service providers offering remote setup services. Power of attorney arrangements allow legal representatives to handle documentation and registration procedures on behalf of foreign investors.

Residency requirements only apply to specific situations, such as EU citizens seeking to purchase agricultural land, where five years of Bulgarian residence must be demonstrated.

This non-residency flexibility makes Bulgaria attractive to international investors who want to acquire land without relocating or obtaining long-term visas.

Are there extra taxes or fees for foreigners compared to Bulgarian citizens when buying land?

Property transfer taxes and notary fees are identical for foreigners and Bulgarian citizens, typically 2-3% of the property value.

The additional costs for foreigners come from company formation and maintenance requirements rather than discriminatory tax rates. Standard registration fees, notary charges, and municipal taxes apply equally regardless of buyer nationality.

Foreign buyers incur extra expenses through mandatory company setup costs, annual administrative fees, and required accounting services that Bulgarian citizens can avoid through direct ownership.

While the property taxes themselves remain equal, the total transaction cost for foreigners is higher due to the corporate structure requirement.

How long does the whole process usually take, from signing a contract to having the deed in my name?

The complete land purchase process typically takes 2-6 weeks from preliminary contract to final deed registration for transactions with clean titles.

1. Company formation: 5-10 business days 2. Due diligence and title verification: 1-2 weeks 3. Preliminary purchase contract signing: 1-2 days 4. Final contract preparation and notarization: 3-5 days 5. Deed registration at Registry Agency: 5-7 business days

Complex transactions involving title issues, multiple owners, or extensive due diligence requirements may extend the timeline to 8-12 weeks. Properties with unclear ownership history or pending legal matters require additional time for resolution.

Working with experienced legal representatives and ensuring all documentation is prepared in advance can help maintain the shorter timeline.

What documents and permits do I need to show to buy land in Bulgaria as a foreigner?

Foreign land buyers must provide a valid passport, company registration documents, proof of funds, and tax identification numbers.

Required documentation includes: 1. Valid passport with certified translation into Bulgarian 2. Company registration certificate and articles of incorporation 3. Notarized signatures and power of attorney for legal representatives 4. Proof of funds showing source of purchase money 5. Tax identification number from home country 6. Draft purchase contract reviewed by Bulgarian lawyer 7. Certificate of good standing for the purchasing company

Additional permits may be required for specific land types or locations, particularly near border areas or in protected zones. Some municipalities require preliminary approval for foreign company land purchases.

All foreign documents must be apostilled or legalized and translated into Bulgarian by certified translators before submission to Bulgarian authorities.

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 I inherit or be gifted land in Bulgaria if I'm not Bulgarian?

Foreigners can inherit land in Bulgaria, but non-EU citizens must transfer inherited agricultural or forest land within three years if they lack ownership rights.

Inheritance laws allow foreign nationals to receive land through succession, but the same ownership restrictions apply post-inheritance. Non-EU heirs inheriting agricultural land must either sell the property, transfer it to an eligible person, or establish a Bulgarian company to maintain ownership.

Gift transfers follow the same rules as purchases - if the recipient cannot legally own the land type directly, they must use a company structure or find an alternative arrangement.

EU citizens face fewer restrictions when inheriting land, though they still need to meet residency requirements for agricultural properties in some cases.

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

What are the yearly property taxes on land in Bulgaria, and do they differ depending on location?

Annual property taxes on land in Bulgaria typically range from €10 to €200 per year for urban plots, with rates set by individual municipalities.

Tax rates vary significantly by location, with major cities like Sofia and Plovdiv generally charging higher rates than rural areas. Municipal councils determine specific rates within national guidelines, creating geographic variation across the country.

The tax calculation considers factors including land size, location, designated use, and local municipal tax rates. Urban construction land typically faces higher tax rates than other land categories.

These low property tax rates make Bulgaria attractive for long-term land ownership compared to many Western European countries where annual property taxes can reach thousands of euros.

Is financing available to foreigners, or do I need to pay the full price in cash?

Mortgages and bank financing are generally unavailable to foreigners for land purchases in Bulgaria, requiring full cash payment.

Bulgarian banks rarely offer loans to foreign individuals or foreign-owned companies for land acquisition, particularly for non-EU citizens. The few financing options available typically require significant Bulgarian business presence, substantial local income, or exceptional circumstances.

Some international banks with Bulgarian operations may consider financing for established business clients, but terms are restrictive and approval rates remain low. Private lending options exist but come with higher interest rates and shorter terms.

Cash purchases remain the standard practice for foreign land buyers, requiring complete funding availability before beginning the purchase process.

What happens if the laws change in the future—can the government force me to sell or transfer the land?

Future law changes could potentially restrict current ownership rights, but existing landowners are typically grandfathered under current regulations.

Bulgaria generally respects established property rights and provides legal protections for existing owners when laws change. However, special cases exist, such as inherited agricultural land by non-EU citizens, which must be sold or transferred regardless of when the inheritance occurred.

Government expropriation is theoretically possible under national interest laws, but such actions are rare and require fair compensation according to Bulgarian and EU legal frameworks. The country's EU membership provides additional property rights protections for foreign investors.

While legal changes remain possible, Bulgaria's stable legal system and EU integration suggest low risk of retroactive ownership restrictions for legally acquired properties.

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.

Sources

1. Multilaw Real Estate Guide Bulgaria
2. InvestRopa Bulgaria Real Estate for Foreigners
3. InvestRopa Foreigners Buy Land Bulgaria
4. Immigrant Invest Bulgaria Real Estate Guide
5. Bulgarian Company Formation Fees
6. Kantora Company Registration
7. Accountancy Bulgaria Company Registration Cost
8. ELRA Bulgaria Limitations to Foreigners