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's housing market offers some of Europe's most affordable property prices while maintaining strong growth potential as the country prepares for euro adoption in 2026. House prices in Bulgaria range from €15,000 for rural village properties to over €220,000 for modern homes in Sofia's central areas, with the national average sitting between €1,200-€1,800 per square meter as of September 2025.
The Bulgarian property market presents distinct pricing patterns across different regions, from the bustling capital Sofia where modern houses command €2,100-€2,200 per square meter, to coastal Black Sea properties averaging €1,500-€2,500 per square meter, and mountain resort areas like Bansko starting at €700 per square meter. Rural village houses can be purchased for as little as €200-€600 per square meter, making Bulgaria an attractive destination for both investors seeking rental yields of 4-8% and expatriates looking for affordable European living.
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.
Bulgarian house prices vary dramatically by location, with Sofia commanding the highest prices at €2,100-€2,200/m² while rural areas offer properties from €200/m².
The market has seen 70-100% growth over five years, with experts forecasting 3-5% annual growth through 2027 as the country stabilizes post-euro adoption.
| Location Type | Price per m² | Typical 2-Bed House Price | Investment Yield |
|---|---|---|---|
| Sofia (Central/New) | €2,100-€2,200 | €160,000-€220,000 | 4-5% |
| Sofia (Suburban/Older) | €1,200-€1,600 | €110,000-€150,000 | 4-5% |
| Black Sea Coast | €1,500-€2,500 | €150,000-€350,000 | 5-8% |
| Mountain Resorts | €700-€1,350 | €85,000-€210,000 | 6-8% |
| Secondary Cities | €1,100-€1,600 | €100,000-€140,000 | 4-6% |
| Rural Villages | €200-€600 | €15,000-€60,000 | 3-5% |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
What's the average price per square meter for a house in Bulgaria right now?
The average price per square meter for houses in Bulgaria ranges from €1,200 to €1,800 nationally as of September 2025.
Sofia commands the highest prices in the country, with modern houses averaging €2,100-€2,200 per square meter in central areas. Older or suburban Sofia properties start from €1,200 per square meter, making them more accessible for budget-conscious buyers.
Secondary cities like Plovdiv, Burgas, and Varna offer more affordable options at €1,100-€1,600 per square meter depending on the specific location and property condition. The Black Sea coastal areas show significant variation, with established resorts reaching €1,500-€2,500 per square meter while rural coastal properties can drop to €600-€900 per square meter.
Mountain regions present the most affordable options, with Bansko and Pamporovo starting at €370-€700 per square meter for basic properties, though modern houses in prime Bansko locations can reach €1,350 per square meter.
It's something we develop in our Bulgaria property pack.
How much does a typical two-bedroom house cost in Sofia compared to a smaller city?
A typical two-bedroom house in Sofia costs €160,000-€220,000 for modern central properties, while smaller cities offer the same size houses for €100,000-€140,000.
In Sofia's central areas, new or recently renovated two-bedroom houses command premium prices due to high demand and limited supply. Suburban Sofia properties or older houses requiring updates can be found for €110,000-€150,000, representing a middle ground between city center premiums and provincial pricing.
Cities like Plovdiv offer excellent value with two-bedroom houses typically priced at €100,000-€140,000, providing buyers with 30-40% savings compared to Sofia while still maintaining good infrastructure and amenities. Burgas and Varna, despite being coastal cities, often price similarly to Plovdiv for inland properties.
The price difference reflects Sofia's status as the economic center, higher average incomes, and greater international buyer interest driving up demand in the capital.
What's the price difference between coastal houses on the Black Sea and mountain houses in Bansko or Pamporovo?
Black Sea coastal houses typically cost €150,000-€350,000 for two-bedroom properties, while mountain houses in Bansko or Pamporovo range from €70,000-€210,000.
Established Black Sea resorts like Sunny Beach and prime Varna locations command €1,500-€2,500 per square meter, reflecting their year-round appeal and rental income potential. Coastal properties benefit from strong seasonal demand and international buyer interest, particularly from Western Europeans seeking affordable seaside homes.
Bansko mountain properties offer significant savings, with modern houses starting at €85,000 and reaching €210,000 for premium locations near ski lifts. Pamporovo presents even more affordable options, with houses ranging from €70,000-€180,000 depending on proximity to ski facilities and overall condition.
The price premium for coastal properties reflects their broader appeal, longer rental seasons, and generally better infrastructure compared to mountain resort areas that primarily cater to winter sports enthusiasts.
How much do rural village houses usually sell for compared to modern city houses?
| Property Type | Price Range | Price per m² |
|---|---|---|
| Rural Village (Basic) | €15,000-€60,000 | €200-€600 |
| Rural Village (Renovated) | €60,000-€120,000 | €600-€1,100 |
| Small City (Modern) | €100,000-€140,000 | €1,100-€1,400 |
| Sofia (Modern) | €160,000-€220,000 | €2,100-€2,200 |
| Coastal (Modern) | €150,000-€350,000 | €1,500-€2,500 |
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What are the average renovation costs per square meter if I buy an older house?
Full renovation costs for older houses in Bulgaria average €250-€450 per square meter for modern upgrades.
Basic renovations including painting, flooring updates, and minor plumbing fixes typically cost €150-€250 per square meter. These improvements can transform tired interiors while maintaining existing layouts and major systems.
Comprehensive renovations involving new kitchens, bathrooms, heating systems, and electrical work reach €300-€450 per square meter. Premium finishes, smart home technology, and structural modifications can push costs higher, particularly in Sofia where labor and materials command premium pricing.
Regional variations affect renovation costs significantly, with Sofia projects typically costing 20-30% more than similar work in smaller cities due to higher labor rates and material transportation costs.
It's something we develop in our Bulgaria property pack.
How much do property taxes and annual maintenance fees usually add up to?
Annual property taxes and maintenance fees in Bulgaria typically total €300-€800 per year for most houses.
Property tax rates range from 0.1% to 0.45% of the cadastral value, which is often significantly below market value. For a €150,000 house, annual property tax usually falls between €150-€400 depending on the municipality and property type.
Maintenance fees apply primarily to properties in serviced developments or resort complexes, averaging €8-€15 per square meter annually. A 100-square-meter house would incur €800-€1,500 in annual maintenance fees for services like security, landscaping, and common area upkeep.
Additional annual costs include waste collection fees (0.2-1% of property value) and optional insurance (€100-€300 per year). Rural properties typically have minimal maintenance fees beyond basic property taxes.
What's the typical down payment required for foreigners buying a house in Bulgaria?
Foreigners typically need a 20-30% down payment when buying houses in Bulgaria, though some banks require up to 50% for non-residents.
EU citizens generally qualify for the standard 20-30% down payment requirement due to their legal status allowing property ownership throughout Bulgaria. Banks view EU citizens as lower-risk borrowers with easier verification processes.
Non-EU buyers face stricter requirements, with many banks demanding 30-50% down payments to offset perceived higher risks. Some lenders require non-residents to maintain Bulgarian bank accounts and provide extensive income documentation from their home countries.
Cash purchases remain popular among foreign buyers, eliminating financing complications and often enabling purchase price negotiations of 5-10% below asking prices in competitive markets.
How much do mortgage interest rates run in Bulgaria this year?
Mortgage interest rates in Bulgaria start at 2.74-3.2% annually for standard floating rate loans as of September 2025.
Bulgarian banks offer some of Europe's lowest mortgage rates, with prime borrowers securing rates between 2.74% and 3.2% for floating rate mortgages. Fixed-rate options typically add 0.5-1% to base rates but provide payment certainty.
Foreign buyers and higher-risk applicants may face rates of 4-6% annually, particularly for low-documentation loans or properties in rural areas. Banks consider factors like employment stability, debt-to-income ratios, and property location when setting individual rates.
The Bulgarian National Bank's monetary policy alignment with European Central Bank rates helps maintain competitive mortgage pricing as the country prepares for euro adoption in 2026.
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 extra costs should I expect for notary fees, legal checks, and agent commissions?
Total transaction costs for buying a house in Bulgaria typically range from 5-8% of the purchase price.
Notary fees cost 0.1-1.5% of the property value, with most transactions falling toward the lower end for standard residential purchases. Notaries handle the legal transfer process and ensure proper documentation.
Local taxes and registration fees add 2-3% to the purchase price, covering property registration, municipal taxes, and administrative costs. These government fees are non-negotiable and must be paid at closing.
Real estate agent commissions typically total 2.5-3% of the purchase price, often split between buyer and seller. Legal representation costs €500-€1,000+ depending on transaction complexity and whether financing is involved.
How much rental income can I realistically expect if I rent out the house seasonally or long-term?
Rental yields in Bulgaria range from 4-8% gross annually depending on location and rental strategy.
Long-term rentals in Sofia and major cities typically generate 4-5% gross yields, with net yields around 2-3% after taxes, maintenance, and vacancy periods. Urban properties benefit from stable year-round demand but face moderate rental rates.
Coastal properties can achieve 5-8% gross yields through seasonal rentals, particularly in established resort areas like Sunny Beach and Varna. Peak summer months command premium weekly rates, though occupancy varies significantly by season and property marketing.
Mountain resort properties in Bansko and Pamporovo can generate strong yields during ski season, with modern apartments near ski lifts achieving the highest rates. Annual yields depend heavily on year-round marketing success and property management quality.
It's something we develop in our Bulgaria property pack.
What are the ongoing monthly costs for utilities like electricity, water, heating, and internet in a house?
Monthly utilities for houses in Bulgaria typically cost €60-€200 depending on property size and usage patterns.
Electricity costs vary significantly by consumption, with average monthly bills ranging €40-€80 for modest houses and €60-€120 for larger properties with electric heating. Bulgaria's electricity rates remain among Europe's lowest, providing cost advantages for residents.
Water and sewage charges typically add €15-€30 monthly for standard household usage. Heating costs depend on the system type, with gas heating averaging €30-€60 monthly during winter months and electric heating potentially doubling these costs.
Internet and television services cost €8-€15 monthly for standard packages, with premium high-speed options reaching €20-€25 monthly. Waste collection, building insurance, and maintenance can add another €20-€40 monthly to overall utility costs.
How much has the price of houses in Bulgaria increased over the last five years, and what's the forecast?
Bulgarian house prices have increased 70-100% over the past five years, with Sofia experiencing near-tripling of values in some areas.
The rapid price growth reflects Bulgaria's EU membership benefits, improving infrastructure, and increasing foreign investment interest. Major cities have seen the strongest appreciation, with Sofia leading at nearly 18% year-over-year growth in early 2025.
Experts forecast more moderate 3-5% annual growth for 2026-2027 as the market stabilizes following euro adoption. The currency transition is expected to reduce volatility while maintaining steady appreciation driven by continued economic development and EU integration.
Regional variations in future growth are expected, with coastal and major urban areas likely outperforming rural regions due to stronger demand fundamentals and infrastructure development priorities.
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.
Bulgaria's housing market presents compelling opportunities for both investors and residents seeking affordable European property with strong growth potential.
With prices ranging from €15,000 for village properties to €220,000 for modern Sofia houses, combined with rental yields of 4-8% and mortgage rates starting at 2.74%, Bulgaria offers attractive entry points into European real estate before full euro integration.
Sources
- InvestRopa - Average House Price Bulgaria
- Realting - How to Buy Property in Bulgaria
- InvestRopa - Sofia Price Forecasts
- BNR - Bulgaria House Price Growth
- Global Property Guide - Bulgaria Mortgage Rates
- Coastal Living Hub - Utility Costs Bulgaria
- Global Property Guide - Bulgaria Rental Yields
- InvestRopa - Bulgaria Real Estate Market