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 remains one of Europe's most affordable property markets, but prices have surged dramatically since 2020. Sofia apartments now average €1,840-€1,980 per square meter as of September 2025, while rural properties can still be found for as little as €100-€500 per square meter. This dramatic price gap makes Bulgaria particularly attractive for both budget-conscious investors and those seeking European residency through property investment.
The Bulgarian property market has experienced remarkable growth, with prices increasing 15-18% in 2025 alone. Despite this surge, Bulgaria still offers significantly better value than neighboring Romania (€1,676 per sqm) and Greece (€1,792 per sqm). Foreign buyers face minimal restrictions when purchasing apartments, though land ownership requires either EU citizenship or establishing a Bulgarian company.
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.
Bulgaria offers some of Europe's cheapest property prices, with Sofia apartments averaging €1,840-€1,980 per square meter and rural houses available from €100-€500 per square meter.
Despite recent price increases of 15-18% in 2025, Bulgaria remains significantly more affordable than neighboring countries like Romania and Greece.
| Location | Price per sqm (€) | 2BR Apartment Total (€) | Rental Yield (%) | Time to Sell |
|---|---|---|---|---|
| Sofia | 1,840-1,980 | 160,000-300,000 | 4-6% | 2-3 months |
| Varna | 1,550-2,500 | 90,000-150,000 | 5-8% | 2-4 months |
| Plovdiv | 1,150-1,500 | 70,000-120,000 | 4.6-5.2% | 2-4 months |
| Rural/Village | 100-500 | 18,000-40,000+ | N/A | Months-years |
| Romania (comparison) | 1,676 | Similar or higher | 4-6% | Varies |
| Greece (comparison) | 1,792 | Higher in major cities | 3-5% | Varies |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
How much does the average apartment in Sofia cost per square meter right now?
Sofia apartments average €1,840–€1,980 per square meter as of September 2025, making it the most expensive city in Bulgaria for property purchases.
Central Sofia districts command premium prices between €3,000–€4,000 per square meter, particularly in areas like Lozenets, Boyana, and the city center. These neighborhoods offer the best amenities, public transport connections, and proximity to business districts.
Suburban Sofia areas present more affordable options at €1,000–€1,700 per square meter. Districts like Mladost, Lyulin, and Druzhba offer modern apartment complexes with good infrastructure at significantly lower prices than central locations.
The Sofia property market has experienced remarkable growth, with prices increasing 15-18% in 2025 alone. This surge reflects strong demand driven by economic growth, euro adoption expectations, and limited housing supply in desirable areas.
It's something we develop in our Bulgaria property pack.
What's the typical price for a two-bedroom apartment in Varna compared to Plovdiv?
Varna two-bedroom apartments typically cost €90,000–€150,000, while comparable units in Plovdiv range from €70,000–€120,000, making Plovdiv approximately 20-25% more affordable.
Varna's coastal location drives higher property values, with prices averaging €1,550–€2,500 per square meter. The city's status as Bulgaria's maritime capital and popular tourist destination creates strong rental demand, particularly during summer months.
Plovdiv offers better value for money at €1,150–€1,500 per square meter for two-bedroom apartments. As Bulgaria's cultural capital and second-largest city, Plovdiv provides excellent amenities, universities, and growing business sectors without coastal premiums.
Both cities offer attractive rental yields: Varna provides 5-8% gross returns due to tourist rental potential, while Plovdiv delivers steady 4.6-5.2% yields from local professional tenants. Properties in both cities typically sell within 2-4 months when priced correctly.
How much do houses in smaller villages or rural areas usually go for, and what's the price per square meter there?
Rural Bulgarian houses typically cost €100–€500 per square meter, with small properties often selling for €18,000–€40,000 total in low-demand regions.
Village properties near major cities or tourist areas command higher prices, sometimes reaching €800-€1,200 per square meter. Proximity to Sofia, Plovdiv, or Black Sea coastal areas significantly increases property values due to weekend home demand and commuter accessibility.
Remote rural areas offer the cheapest properties in Bulgaria, with traditional houses sometimes available for under €20,000. These properties often require substantial renovation work, with costs ranging €80-€200 per square meter depending on the scope of improvements needed.
Rural property liquidity remains extremely limited, with selling times ranging from several months to years. Foreign buyers should carefully consider renovation costs, infrastructure limitations, and resale potential before purchasing village properties.
How do property prices in Bulgaria compare with similar properties in neighboring countries like Romania or Greece?
| Country | Average Price per sqm (€) | Capital City Premium | Price Trend 2025 |
|---|---|---|---|
| Bulgaria | 1,100 | Sofia: 1,840-1,980 | +15-18% |
| Romania | 1,676 | Bucharest: 2,200-2,800 | +10-12% |
| Greece | 1,792 | Athens: 2,500-3,500 | +8-10% |
| Serbia | 950 | Belgrade: 1,400-1,800 | +6-8% |
| North Macedonia | 800 | Skopje: 1,100-1,400 | +5-7% |
What are the main extra costs when buying property in Bulgaria, like taxes, notary fees, and agent commissions?
Total extra costs when buying Bulgarian property typically amount to 5-6% of the purchase price, making it one of Europe's most affordable markets for transaction costs.
Transfer tax varies by municipality, ranging from 2-3.5% of the property price. Sofia charges 3% while smaller cities often apply 2-2.5% rates. This tax is paid by the buyer during the ownership transfer process.
Notary and legal fees cost 1-1.5% of the purchase price, covering document preparation, verification, and registration. Professional legal representation is essential for foreign buyers to navigate Bulgarian property law and ensure proper due diligence.
Real estate agency fees range from 2.5-6% of the purchase price, often split between buyer and seller. Registration fees add approximately 0.1% for official property record updates. Additional costs may include property surveys, translation services, and bank transfer fees for international transactions.
How much does it usually cost to fully renovate a property per square meter in Bulgaria?
Standard renovation costs in Sofia range from €120–€300 per square meter for mid-level work, while luxury renovations can reach €400–€600 per square meter.
Rural house renovations typically cost €80–€200 per square meter but may face challenges due to limited contractor availability and material transportation costs. Basic renovations including flooring, painting, and fixture updates fall on the lower end of this range.
Comprehensive renovations including electrical, plumbing, heating systems, and high-end finishes require €300-€600 per square meter in major cities. Bulgarian construction costs remain significantly lower than Western European standards while maintaining good quality when using reputable contractors.
Foreign buyers should budget additional 10-15% for project management and potential complications. Obtaining multiple quotes and using established contractors with references helps ensure quality work and realistic pricing for renovation projects.
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Are foreigners allowed to buy land directly, and if not, what legal structures or workarounds are needed?
EU and EEA citizens can buy regulated urban land directly in Bulgaria, while agricultural land requires five years of Bulgarian residency.
Non-EU foreigners cannot own land directly but can establish a Bulgarian limited liability company for approximately €1,800 to purchase land or houses with land. This legal structure provides full ownership rights and is commonly used by international investors.
Apartments without land attached can be purchased freely by anyone regardless of nationality, making them the simplest option for foreign buyers. This includes most urban residential properties and vacation apartments along the Black Sea coast.
The Bulgarian company route offers additional benefits including potential tax advantages and simplified property management. Foreign buyers should work with qualified legal professionals to establish the company structure and ensure compliance with Bulgarian corporate law requirements.
It's something we develop in our Bulgaria property pack.
How stable have property prices in Bulgaria been over the last 10 years, and have there been sharp increases recently?
Bulgarian property prices have experienced dramatic growth since 2020, with Sofia and major cities seeing prices nearly double after a period of stability from 2015-2020.
The market showed steady, moderate growth from 2015-2020 as Bulgaria recovered from the global financial crisis. Prices remained relatively stable during this period, providing excellent entry opportunities for early investors in the Bulgarian market.
Recent years have brought exceptional growth: the market has risen 8-18% annually since 2020, with 2025 alone recording 15-18% average price increases across major cities. This surge reflects economic growth, EU integration progress, and anticipated euro adoption.
The 2025 outlook remains strong due to euro adoption expectations, limited housing supply, and healthy domestic and foreign demand. However, some experts warn that certain areas may be overvalued by 10-15%, suggesting potential market correction in overheated segments.
What kind of rental income can you realistically expect from an apartment in Sofia or a coastal city?
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.
How expensive are ongoing costs like property tax, building maintenance fees, and utilities?
Bulgarian property ownership costs remain among Europe's lowest, with annual property tax ranging from 0.1-0.45% of assessed value.
Building maintenance fees for apartments typically cost €10-€40 monthly, depending on property size, amenities, and building facilities. Modern complexes with elevators, security, and common areas charge higher fees than basic residential buildings.
Monthly utilities average €80-€120 depending on location, property size, and usage patterns. This includes electricity, heating, water, waste collection, and internet services. Coastal properties may have higher summer electricity costs due to air conditioning usage.
Additional costs include building insurance (optional but recommended), management company fees for rental properties, and periodic maintenance reserves. These ongoing expenses typically total 1-2% of property value annually, significantly lower than most Western European markets.
How quickly do properties in different parts of Bulgaria typically sell once they're listed?
Sofia properties typically sell within 69 days (approximately 2-3 months) when priced correctly, making it Bulgaria's most liquid real estate market.
Varna and Plovdiv properties generally require 2-4 months to sell, with coastal properties selling faster during spring and summer months when buyer activity peaks. Well-priced apartments in good locations often receive multiple offers within the first month.
Rural and village properties face extremely limited liquidity, with selling times ranging from several months to years. Remote properties may require significant price reductions or extensive marketing efforts to attract buyers.
Market conditions significantly affect selling times: properties in prime locations with competitive pricing sell fastest, while overpriced or poorly maintained properties may remain on the market for extended periods regardless of location.
What are the risks of buying property in Bulgaria, like unclear ownership, scams, or legal complications?
Unclear ownership issues still occur in Bulgaria, particularly with inherited properties or land with incomplete documentation, requiring thorough title checks before purchase.
Online property fraud has increased, including fake listings, unpaid encumbrances, and fraudulent sellers. Buyers should verify all properties in person and work only with licensed real estate agents and qualified legal professionals with strong references.
Legal complexity around land purchase restrictions for non-EU buyers, slow bureaucracy, and potential paperwork delays remain common challenges. Some property records are not digitized, especially outside major cities, requiring manual verification processes.
Professional due diligence is essential: use licensed agents, qualified lawyers, and conduct comprehensive property inspections. Quality varies significantly among service providers, so seeking recommendations and verifying credentials helps minimize risks when investing in Bulgarian real estate.
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.
Bulgaria remains one of Europe's most affordable property markets despite recent price increases, offering excellent value compared to neighboring countries.
While risks exist, proper due diligence and professional guidance can help investors successfully navigate the Bulgarian real estate market and achieve attractive returns.
Sources
- InvestRopa - Average Apartment Price per sqm Sofia
- InvestRopa - Average Apartment Price Bulgaria
- InvestRopa - Bulgaria Price Forecasts
- InvestRopa - Average House Price Bulgaria
- OneWorld - Real Estate in Bulgaria Features
- Centrarium - Bulgaria Real Estate Market Analysis
- GovNet - European Property Price Comparison
- Novinite - Bulgaria Property Values 2025
- Global Property Guide - Bulgaria Rental Yields
- InvestRopa - Buying Property Bulgaria Pitfalls