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 adopted the euro on January 1, 2026, and its house market is now settling into a new phase after years of rapid price growth.
House prices in Bulgaria rose by around 15% per year through 2025, making it one of the hottest property markets in the European Union.
We constantly update this blog post to keep the information fresh and accurate for foreign buyers researching houses 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.
How much do houses cost in Bulgaria as of 2026?
What's the median and average house price in Bulgaria as of 2026?
As of early 2026, the median house price in Bulgaria sits around 235,000 to 330,000 lev (roughly 120,000 to 170,000 euros or 130,000 to 185,000 dollars), while the average house price is higher at about 350,000 to 510,000 lev (180,000 to 260,000 euros or 195,000 to 280,000 dollars).
Most house sales in Bulgaria in 2026 fall into a price range of 50,000 to 400,000 euros (about 54,000 to 430,000 dollars), covering roughly 80% of the market from rural cottages to city-edge family homes.
The gap between median and average house prices in Bulgaria is larger than in many Western European countries because Sofia's premium villa districts and coastal luxury homes push the average up significantly, while the median reflects more typical rural and regional transactions.
At the median budget of around 150,000 euros in Bulgaria, you can realistically expect a renovated 100 to 130 square meter detached house with a small garden in a regional city like Plovdiv or Ruse, or a larger unrenovated house with more land in a smaller town.
What's the cheapest livable house budget in Bulgaria as of 2026?
As of early 2026, the minimum budget for a livable house in Bulgaria is around 70,000 to 110,000 lev (roughly 35,000 to 55,000 euros or 38,000 to 60,000 dollars), below which you face higher risks of serious structural or documentation issues.
At this entry-level price point in Bulgaria, "livable" typically means a basic but habitable house that may need cosmetic work like painting and flooring but has a sound roof, working utilities, and legal paperwork in order.
The cheapest livable houses in Bulgaria are usually found in smaller towns and villages in regions like Montana, Vidin, Lovech, and parts of Pleven province, as well as some inland areas away from the Black Sea coast and the Sofia metro area.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Bulgaria here.
How much do 2 and 3-bedroom houses cost in Bulgaria as of 2026?
As of early 2026, a typical 2-bedroom house (around 80 to 120 square meters) in Bulgaria costs about 135,000 to 295,000 lev (70,000 to 150,000 euros or 76,000 to 160,000 dollars), while a 3-bedroom house (around 110 to 160 square meters) typically runs 215,000 to 430,000 lev (110,000 to 220,000 euros or 120,000 to 240,000 dollars).
The realistic price range for a 2-bedroom house in Bulgaria in 2026 stretches from around 70,000 euros in regional towns to over 400,000 euros in Sofia's suburban villa zones like Boyana or Simeonovo.
For a 3-bedroom house in Bulgaria, expect to pay anywhere from 110,000 euros in regional cities to 650,000 euros or more in premium Sofia locations with mountain views and modern construction.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Bulgaria is around 40% to 60%, reflecting both the extra living space and the larger land plots that usually come with bigger family homes.
How much do 4-bedroom houses cost in Bulgaria as of 2026?
As of early 2026, a typical 4-bedroom house (around 160 to 220 square meters) in Bulgaria costs about 330,000 to 685,000 lev (170,000 to 350,000 euros or 185,000 to 380,000 dollars) nationally, rising to 880,000 to 1,760,000 lev (450,000 to 900,000 euros or 485,000 to 970,000 dollars) in the Sofia metro area.
For a 5-bedroom house in Bulgaria in 2026, the realistic price range is about 490,000 to 1,170,000 lev (250,000 to 600,000 euros or 270,000 to 650,000 dollars), with Sofia's prime villa districts like Dragalevtsi and Boyana commanding the top end.
Houses with 6 or more bedrooms in Bulgaria typically move into the luxury or multi-generational segment, with prices starting around 500,000 euros and reaching well over 2 million euros in Sofia's most prestigious southern neighborhoods.
Please note that we give much more detailed data in our pack about the property market in Bulgaria.
How much do new-build houses cost in Bulgaria as of 2026?
As of early 2026, a new-build house in Bulgaria typically costs 840,000 to 1,370,000 lev (430,000 to 700,000 euros or 465,000 to 755,000 dollars) for single houses in organized compounds around Sofia, with row houses starting around 780,000 lev (400,000 euros or 430,000 dollars).
New-build houses in Bulgaria in 2026 carry a typical price premium of 15% to 35% compared to older resale houses, reflecting better energy efficiency, modern layouts, fewer legal surprises, and the appeal of being the first occupant.
How much do houses with land cost in Bulgaria as of 2026?
As of early 2026, a house with meaningful land (600 to 1,000 square meters of plot) in Bulgaria typically adds 20,000 to 80,000 lev (10,000 to 40,000 euros or 11,000 to 43,000 dollars) to the base house price outside big cities, and 80,000 to 295,000 lev (40,000 to 150,000 euros or 43,000 to 160,000 dollars) in desirable Sofia-adjacent villages.
In Bulgaria, a "house with land" typically means a plot of at least 500 to 1,000 square meters, which is larger than the small yards common with urban row houses but smaller than the multi-acre rural plots some foreign buyers imagine.
We cover everything there is to know about land prices in Bulgaria here.
Where are houses cheapest and most expensive in Bulgaria as of 2026?
Which neighborhoods have the lowest house prices in Bulgaria as of 2026?
As of early 2026, the lowest house prices in Bulgaria are found in northwestern regions like Vidin, Montana, and Vratsa provinces, as well as satellite towns around major cities such as Novi Iskar and Kostinbrod near Sofia, or inland villages in Sredets and Kameno municipalities near Burgas.
In these budget-friendly areas, typical house prices in Bulgaria range from 50,000 to 180,000 lev (25,000 to 90,000 euros or 27,000 to 97,000 dollars), with the lowest end in villages and the upper end in better-connected small towns.
The main reason these neighborhoods have the lowest house prices in Bulgaria is population decline combined with limited job opportunities, as younger Bulgarians have migrated to Sofia and other economic centers, leaving behind aging housing stock with fewer local buyers competing for it.
Which neighborhoods have the highest house prices in Bulgaria as of 2026?
As of early 2026, the top three areas with the highest house prices in Bulgaria are Sofia's Vitosha foothills neighborhoods (Boyana, Dragalevtsi, Simeonovo), followed by premium coastal villa zones near Varna (Trakata, Vinitsa) and Sozopol, and the Pancharevo lake area on Sofia's southern edge.
In these premium areas, typical house prices in Bulgaria range from 880,000 to 2,000,000 lev (450,000 to 1,000,000 euros or 485,000 to 1,080,000 dollars) for quality family homes, with exceptional properties exceeding 2 million euros.
The main reason these neighborhoods command Bulgaria's highest house prices is scarcity: there is limited supply of detached houses with land in locations that combine mountain or sea views, clean air, easy city access, and proximity to international schools and diplomatic communities.
The typical buyer in these premium Bulgarian neighborhoods is either a successful Bulgarian entrepreneur, a senior diplomatic or corporate expat, or a foreign investor seeking a high-end lifestyle property in a eurozone country with low taxes and natural beauty.
How much do houses cost near the city center in Bulgaria as of 2026?
As of early 2026, a house near Sofia's city center (areas like Doctor's Garden, Oborishte, or Ivan Vazov) is rare but typically costs 685,000 to 1,950,000 lev (350,000 to 1,000,000 euros or 380,000 to 1,080,000 dollars), while houses near Plovdiv's or Varna's centers range from 390,000 to 1,170,000 lev (200,000 to 600,000 euros or 215,000 to 650,000 dollars).
Houses near major transit hubs in Bulgaria, particularly areas with good ring road access or metro connections in Sofia like Krastova Vada or Hladilnika, typically cost 430,000 to 880,000 lev (220,000 to 450,000 euros or 240,000 to 485,000 dollars) for family-sized properties.
Houses near top-rated international schools in Bulgaria, such as the American College of Sofia, Anglo-American School of Sofia, and St. George International School, are concentrated in Sofia's southern arc and typically cost 880,000 to 1,950,000 lev (450,000 to 1,000,000 euros or 485,000 to 1,080,000 dollars).
Houses in expat-popular areas in Bulgaria, including Sofia's Boyana, Dragalevtsi, and Lozenets districts, as well as coastal towns like Sozopol and Balchik, and mountain resort areas like Bansko, typically range from 350,000 to 1,170,000 lev (180,000 to 600,000 euros or 195,000 to 650,000 dollars) depending on location and property type.
We actually have an updated expat guide for Bulgaria here.
How much do houses cost in the suburbs in Bulgaria as of 2026?
As of early 2026, a typical house in Sofia's suburban ring (including nearby villages like Bistritsa, German, and Lozen) costs 430,000 to 1,370,000 lev (220,000 to 700,000 euros or 240,000 to 755,000 dollars), while suburban houses around Plovdiv, Varna, and Burgas range from 235,000 to 685,000 lev (120,000 to 350,000 euros or 130,000 to 380,000 dollars).
The typical price difference between suburban houses and city-center properties in Bulgaria is around 30% to 50% lower for suburbs, though this gap narrows significantly for Sofia's premium southern suburbs which compete with central prices due to their lifestyle appeal.
The most popular suburbs for house buyers in Bulgaria in 2026 are Sofia's southern belt villages (Pancharevo, Bistritsa, Simeonovo), Plovdiv's Rodopi foothills communities, Varna's western suburbs toward Evksinograd, and Burgas's Sarafovo district near the airport.
What areas in Bulgaria are improving and still affordable as of 2026?
As of early 2026, the top improving yet affordable areas for house buyers in Bulgaria include Sofia's satellite belt (Bozhurishte, Kostinbrod, Elin Pelin), the regional city of Ruse on the Danube, inland municipalities near Burgas (Sredets, Kameno), and secondary cities like Stara Zagora that offer urban amenities without Sofia prices.
Current typical house prices in these improving areas range from 135,000 to 330,000 lev (70,000 to 170,000 euros or 76,000 to 185,000 dollars), representing 40% to 60% savings compared to equivalent properties in Sofia or the prime coastal zone.
The main sign of improvement driving buyer interest in these areas is infrastructure investment, particularly road upgrades connecting satellite towns to Sofia, new commercial centers in secondary cities, and improving public services that make these locations practical alternatives to expensive urban cores.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bulgaria.
What extra costs should I budget for a house in Bulgaria right now?
What are typical buyer closing costs for houses in Bulgaria right now?
Typical total closing costs for house buyers in Bulgaria run 4% to 8% of the purchase price, covering all mandatory taxes, fees, and recommended professional services.
The main closing cost categories in Bulgaria include the municipal acquisition tax (0.1% to 3% depending on the municipality), notary fees (0.1% to 1% on a sliding scale), Property Registry fee (0.1%), legal fees for due diligence (500 to 2,000 euros), and optional but common agent commissions (2% to 3%).
The single biggest closing cost for house buyers in Bulgaria is typically the municipal acquisition tax, which in major cities like Sofia, Plovdiv, Varna, and Burgas is set at 3% of the purchase price or tax valuation, whichever is higher.
We cover all these costs and what are the strategies to minimize them in our property pack about Bulgaria.
How much are property taxes on houses in Bulgaria right now?
Annual property tax on houses in Bulgaria typically amounts to 60 to 490 lev (30 to 250 euros or 32 to 270 dollars) per year for most normal houses, though high-value city properties can be higher.
Property tax in Bulgaria is calculated by municipalities based on the official tax valuation of the property (which is usually well below market value), with rates ranging from 0.01% to 0.45% of that valuation, plus a separate garbage collection fee that varies by location.
If you want to go into more details, we also have a page with all the property taxes and fees in Bulgaria.
How much is home insurance for a house in Bulgaria right now?
Annual home insurance for a house in Bulgaria typically costs 100 to 600 lev (50 to 300 euros or 54 to 325 dollars), with most owner-occupied homes falling in the 50 to 200 euro range for standard coverage.
The main factors affecting home insurance premiums for houses in Bulgaria are the insured value, the risks covered (earthquake, flood, theft, fire), the construction type (brick versus panel), and the property's location and age.
What are typical utility costs for a house in Bulgaria right now?
Total monthly utility costs for a house in Bulgaria typically run 235 to 490 lev (120 to 250 euros or 130 to 270 dollars), with winter months potentially exceeding this range in poorly insulated houses.
The main utility categories for houses in Bulgaria break down roughly as follows: electricity at 80 to 235 lev (40 to 120 euros) monthly, water and waste at 30 to 80 lev (15 to 40 euros), internet and mobile at 30 to 60 lev (15 to 30 euros), and heating (if not electric) at 100 to 390 lev (50 to 200 euros) monthly during winter.
What are common hidden costs when buying a house in Bulgaria right now?
Common hidden costs when buying a house in Bulgaria typically add 2,000 to 6,000 euros (about 2,150 to 6,500 dollars) beyond standard closing costs, covering inspections, document issues, and unexpected repairs discovered before or shortly after purchase.
Typical inspection fees for houses in Bulgaria range from 300 to 700 euros (about 325 to 755 dollars) for a thorough technical inspection covering structure and installations, plus an additional 200 to 600 euros if surveyor or cadastre verification work is needed.
Other common hidden costs beyond inspections include title verification and encumbrance checks through the Property Registry, cadastre boundary corrections if the plot differs from what's fenced, legalizing unpermitted extensions, and fixing access rights for rural properties without clear road easements.
The hidden cost that tends to surprise first-time house buyers in Bulgaria the most is cadastre discrepancies, where the official plot boundaries recorded with the Cadastre Agency don't match what's actually fenced or used, requiring expensive surveys and legal corrections before a clean sale can proceed.
You will find here the list of classic mistakes people make when buying a property in Bulgaria.
What do locals and expats say about the market in Bulgaria as of 2026?
Do people think houses are overpriced in Bulgaria as of 2026?
As of early 2026, sentiment among locals and expats is split: many feel Sofia houses are now expensive compared to local incomes, especially in the premium southern villa belt, but most still see regional Bulgaria as offering good value compared to Western Europe.
Properly priced houses in Sofia typically stay on the market for 30 to 90 days before selling, while overpriced or legally complicated houses can sit for 3 to 6 months or longer.
The main reason locals give for feeling Sofia house prices are high is that prices have more than doubled since 2020 while average salaries, although growing, haven't kept pace, making family houses feel out of reach for young professionals without family wealth or foreign income.
Compared to one or two years ago, house price sentiment in Bulgaria has shifted from "panic buying before euro adoption" in 2024-2025 to "wait and see what stabilizes" in early 2026, as the euro transition is now complete and buyers are more selective about quality and legal clarity.
You'll find our latest property market analysis about Bulgaria here.
Are prices still rising or cooling in Bulgaria as of 2026?
As of early 2026, house prices in Bulgaria are still rising overall but at a slower pace than the rapid 15% to 18% annual growth seen in 2024 and 2025, with analysts expecting more moderate increases of 5% to 10% for the year.
The estimated year-over-year house price change in Bulgaria heading into 2026 was around 15% to 16% based on official NSI data through late 2025, though early 2026 indicators suggest this pace is now moderating as the post-euro adoption market settles.
Most experts and locals expect house prices in Bulgaria over the next 6 to 12 months to continue rising but at a calmer rate, with demand increasingly focused on quality properties in good locations while lower-quality stock and overpriced listings see slower sales.
Finally, please note that we have covered property price trends and forecasts for Bulgaria here.
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 |
|---|---|---|
| National Statistical Institute (NSI) | Bulgaria's official statistics office publishing house price data used by policymakers. | We used it to anchor price trends going into 2026 with official growth rates by city. We then carried that momentum into our February 2026 estimates for typical house budgets. |
| Colliers Bulgaria | Major global real estate firm providing segment-specific house price data for Sofia. | We used it as our main price anchor for houses (not apartments) in Sofia's most active market. We then scaled those price points into early 2026 using official NSI growth as the trend input. |
| European Central Bank | The ECB confirmed Bulgaria's euro adoption decision and conversion rate. | We used it to explain why early 2026 had cautious buyer behavior. We also used it for practical currency context when discussing prices in euros. |
| Bulgarian National Bank (BNB) | The central bank's macro and credit analysis covering housing loan conditions. | We used it to explain financing constraints affecting what buyers can pay in early 2026. We also grounded the "cooling vs rising" discussion in credit conditions rather than speculation. |
| Ministry of Finance | The primary legal text governing property acquisition tax and annual property tax. | We used it to outline what buyers must budget legally including acquisition tax and annual tax rules. We also used it to explain why tax rates vary by municipality. |
| Property Registry (EPZEU) | The official gateway to Bulgaria's Property Register and ownership verification services. | We used it to explain how ownership is recorded and how buyers can verify title. We also justified why registry extracts and checks are a real and worthwhile buyer cost. |
| Bulgarian Cadastre Agency (AGKK) | The official cadastre authority for plot boundaries and property identifiers. | We used it to explain what "house with land" means in practice including plots and boundaries. We flagged common hidden risks like boundary mismatches and missing documentation. |
| National Notary Chamber | The official framework for notary fees and relevant tariffs in property transactions. | We used it to size notary and registration costs matching Bulgaria's actual fee logic. We built the closing cost budget ranges showing why they scale with price. |
| European Mortgage Federation | A respected industry federation summarizing mortgage market structure using official inputs. | We used it to add a second viewpoint on mortgage terms including LTVs and typical loan sizes. We translated credit conditions into what that means for a homebuyer budget. |
| Global Property Guide | International property analysis platform with detailed Bulgaria market coverage. | We used it as a cross-check for price levels and growth trends. We verified our Sofia neighborhood pricing against their documented averages. |