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Everything you need to know before buying real estate is included in our Bulgaria Property Pack
Bulgaria remains the most affordable property market among its European neighbors despite significant price increases from 2020 to 2026. Property prices in major Bulgarian cities have nearly doubled during this period, with Sofia apartments now averaging €2,000 per square meter compared to €1,000-€1,110 in 2020. However, Bulgaria still offers substantially lower prices than Romania, Greece, and Serbia, making it an attractive destination for both investors and those seeking relocation opportunities.
The Bulgarian property market has experienced remarkable growth as the country adopted the euro in 2026, creating both opportunities and challenges for prospective buyers. While prime city locations have seen substantial appreciation, rural areas and secondary cities continue to offer exceptional value with properties available from €300-€500 per square meter in northwestern regions.
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 property prices have increased dramatically since 2020, with Sofia apartments rising from €1,000-€1,110/m² to €2,000/m² by 2026, yet Bulgaria remains the cheapest market among its neighbors.
Rural properties and northwestern regions still offer exceptional value at €300-€500/m², while major cities provide rental yields of 4-5% for investors seeking income-generating properties.
| City | 2026 Price per m² | 2020 Price per m² | Price Increase | Two-Bedroom Budget | Rental Yield |
|---|---|---|---|---|---|
| Sofia | €1,980-€2,250 | €1,000-€1,110 | +100% | €160,000-€300,000 | 4.1-4.3% |
| Varna | €1,550-€2,500 | €837 | +185% | €90,000-€150,000 | 5.0-5.1% |
| Burgas | €1,200-€2,000 | €863 | +130% | €60,000-€120,000 | 5.1-5.2% |
| Plovdiv | €1,150-€1,500 | €800 | +75% | €70,000-€120,000 | 4.6-4.7% |
| Rural Areas | €300-€500 | €200-€400 | +25% | €18,000-€39,000 | Variable |
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 price per square meter of apartments and houses in Bulgaria cost in 2026 compared to 2020?
Bulgarian property prices have experienced dramatic increases from 2020 to 2026, with the national average reaching approximately €1,650 per square meter in 2026.
Sofia has seen the most significant appreciation, with apartment prices rising from €1,000-€1,110 per square meter in 2020 to €1,980-€2,250 per square meter in 2026, representing a 100% increase. Varna experienced even more dramatic growth, jumping from €837 per square meter in 2020 to €1,550-€2,500 per square meter in 2026, marking an 185% increase.
Burgas properties increased from €863 per square meter in 2020 to €1,200-€2,000 per square meter in 2026, while Plovdiv saw more moderate growth from €800 to €1,150-€1,500 per square meter. The coastal cities of Varna and Burgas experienced the highest percentage increases, driven by tourism recovery and foreign investment demand.
As of September 2025, this upward trend continues into 2026, with experts attributing the surge to Bulgaria's euro adoption, inflation hedging by investors, and increased demand from both domestic and foreign buyers.
Which Bulgarian cities or regions still have the lowest property prices, and what are the numbers?
Northwestern Bulgaria remains the most affordable region for property purchases, with cities like Vidin, Montana, and Ruse offering properties at €300-€500 per square meter.
Rural Bulgaria presents the lowest prices nationwide, with village houses available for as little as €100-€300 per square meter. In these areas, complete three-bedroom houses can be purchased for €18,000-€39,000, making them extremely attractive for budget-conscious buyers.
Mountain regions around Bansko offer mid-range affordability at €500-€800 per square meter, providing access to ski resort areas at relatively reasonable prices. These properties often appeal to buyers seeking vacation homes or rental investment opportunities in tourist destinations.
It's something we develop in our Bulgaria property pack.
What is the typical budget needed today to buy a two-bedroom apartment in Sofia, Varna, Burgas, and Plovdiv?
| City | Budget Range (€) | Price per m² | Typical Size |
|---|---|---|---|
| Sofia | €160,000-€300,000 | €1,980-€2,250 | 80-130 m² |
| Varna | €90,000-€150,000 | €1,550-€2,500 | 60-100 m² |
| Burgas | €60,000-€120,000 | €1,200-€2,000 | 60-100 m² |
| Plovdiv | €70,000-€120,000 | €1,150-€1,500 | 70-100 m² |
Sofia requires the highest budget due to its status as the capital and economic center, with two-bedroom apartments typically ranging from €160,000 to €300,000. The wide price range reflects differences between older communist-era buildings and modern developments in prime locations.
Varna and Burgas, as major coastal cities, offer more affordable options for two-bedroom apartments, with Burgas being particularly attractive at €60,000-€120,000 for properties near the Black Sea coast.
How much does land cost in rural Bulgaria in 2026, and how has that changed over the last five years?
Rural land prices in Bulgaria have remained relatively stable or even declined since 2023, with agricultural land averaging €1,986-€8,215 per hectare in 2026.
For residential purposes, village house plots cost as little as €0.20-€0.80 per square meter for grassland, with higher prices for arable land. Standalone village properties with land can be purchased for €100-€300 per square meter, making rural Bulgaria extremely affordable for those seeking countryside living.
The trend over the past five years shows rural land prices have declined or remained stable since 2023, with experts expecting this stability to continue through 2026. This contrasts sharply with urban property appreciation, creating significant value opportunities in rural areas.
Agricultural land specifically has seen declining prices, making it an attractive option for farming ventures or long-term land banking strategies.
What rental yields are investors currently getting in major Bulgarian cities?
Bulgarian cities offer attractive rental yields compared to many Western European markets, with coastal cities providing the highest returns for property investors.
Burgas leads with rental yields of 5.1-5.2%, followed closely by Varna at 5.0-5.1%. These coastal cities benefit from both long-term rental markets and seasonal tourism demand, creating multiple income streams for property owners.
Sofia, despite higher property prices, still provides solid yields of 4.1-4.3%, supported by strong demand from professionals and students. Plovdiv offers yields of 4.6-4.7%, making it an attractive middle ground between capital city stability and higher returns.
Net yields after expenses are typically 1.5-2% lower than gross yields, accounting for maintenance, management fees, and vacancy periods. These returns remain competitive compared to traditional investment options and many European property markets.
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How do property prices in Bulgaria compare to neighboring countries like Romania, Greece, and Serbia in 2026?
| Country | Major City | Avg. Price per m² (€) | Comparison to Bulgaria |
|---|---|---|---|
| Bulgaria | Sofia | €2,000 | Baseline |
| Romania | Bucharest | €2,170 | +8.5% higher |
| Serbia | Belgrade | €2,470 | +23.5% higher |
| Greece | Athens | €2,850 | +42.5% higher |
Bulgaria maintains its position as the most affordable property market among its neighbors, with Sofia prices still below all comparable regional capitals.
Greece represents the most expensive market in the region, with Athens properties costing 42.5% more than Sofia. Serbia's Belgrade market commands a 23.5% premium over Bulgarian prices, while Romania's Bucharest is only 8.5% higher than Sofia.
Outside major capitals, Bulgaria's price advantage becomes even more pronounced, with secondary cities and rural areas offering significantly better value than comparable locations in neighboring countries.
What additional costs, taxes, and fees should buyers factor in when purchasing Bulgarian property in 2026?
Property purchase costs in Bulgaria remain relatively modest compared to many European countries, typically totaling 5-10% of the property value.
Transfer tax ranges from 2-3.5% depending on location, while notary and registration fees add another 1-1.5%. Legal fees typically cost 1-2% of the property value, and optional real estate agent fees can reach up to 3%.
Annual property tax is remarkably low at 0.1-0.45% of the property value, making ongoing ownership costs minimal. Rental income tax is set at a flat 10% regardless of residence status, which is competitive compared to many European markets.
Foreign buyers should also consider currency exchange costs and potential banking fees when transferring funds internationally. These additional costs are manageable but should be factored into the overall investment calculation.
It's something we develop in our Bulgaria property pack.
How has inflation and Bulgaria's move toward adopting the euro affected real estate prices?
Bulgaria's euro adoption in 2026 created significant speculation and inflation hedging behavior, driving house prices up 10-18% in the year leading up to the currency change.
Property became a preferred inflation hedge as investors sought to preserve wealth during the transition period. The anticipation of euro adoption attracted additional foreign investment, as buyers expected easier transactions and reduced currency risk after the change.
From 2026 forward, experts predict more moderate growth of 5-10% annually as the market stabilizes and interest rates align with EU norms. The initial speculation-driven surge is expected to give way to more sustainable appreciation based on economic fundamentals.
The euro adoption has also simplified transactions for EU buyers, eliminating currency conversion costs and making Bulgarian properties more accessible to European investors.
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.
Are foreign buyers still allowed to purchase property easily, and what restrictions or incentives exist in 2026?
Foreign buyers enjoy relatively straightforward property purchase rights in Bulgaria, with different rules for apartments versus land ownership.
Foreigners can buy apartments and condominiums freely without restrictions. For houses with land, non-EU foreigners must purchase through a Bulgarian company, though this process is well-established and routinely handled by local legal professionals.
Bulgaria offers a residency permit pathway for property investors committing €300,000 or more (BGN 600,000), making it attractive for those seeking European residency. This threshold is competitive compared to other EU residency-by-investment programs.
No major new restrictions have been introduced for foreign buyers in 2026, and the process remains efficient with proper legal guidance. The country continues to welcome foreign investment in its property sector.
What do forecasts and local experts say about Bulgarian property prices for the next five years?
Property market experts predict a moderation in price growth following the exceptional 18% surge in 2025, with annual appreciation expected to settle into a 5-10% range from 2026-2030.
Sofia and other prime city zones are expected to see steady but more moderate appreciation as the market matures. The most dramatic growth phase appears to be concluding as prices reach levels that better reflect economic fundamentals.
Second-tier cities and previously undervalued rural or mountain areas are expected to show the highest growth potential over the next five years. These markets still offer significant value compared to major cities and neighboring countries.
Local experts emphasize that while rapid appreciation may slow, Bulgaria's property market fundamentals remain strong, supported by EU membership, euro adoption, and continued foreign investment interest.
What types of properties are currently undervalued and represent the best deals in Bulgaria?
Village houses and older apartments in northwestern Bulgaria represent the most undervalued property category, offering the highest potential for price appreciation and rental yields.
Properties in Bansko and other mountain regions remain undervalued despite their tourism potential. These areas offer opportunities for both vacation rental income and long-term appreciation as infrastructure develops.
Some coastal and inner-regional cities still present excellent value compared to Sofia and Varna. Cities like Burgas and Plovdiv offer lower entry costs with strong growth prospects.
Older apartments in established neighborhoods often provide better value than new developments, especially when factoring in renovation potential and location advantages.
It's something we develop in our Bulgaria property pack.
How long does it typically take to resell a property in Bulgaria in 2026, and what kind of profit margin can be expected?
Urban properties in major Bulgarian cities typically spend 2-4 months on the market before sale, reflecting strong demand and liquid markets in desirable locations.
Rural and village properties take considerably longer to sell, averaging 6-12 months on the market due to more limited buyer pools and specific market preferences.
Profit margins on resale vary significantly by location and holding period. Properties in main cities show 10-20% profit potential over 3-5 years, while rural properties may have lower liquidity but rising values in select regions.
The best profit margins are achieved by properties purchased in emerging areas before major development or infrastructure improvements, and by properties requiring renovation that can be improved to meet modern standards.
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 continues to offer Europe's most affordable property market despite significant price increases since 2020, making it an attractive destination for both investors seeking rental yields of 4-5% and individuals looking for affordable European residency options.
While major cities have seen substantial appreciation, rural areas and secondary markets still provide exceptional value, with properties available from €300-500 per square meter in northwestern regions and complete houses starting at €18,000 in village locations.
Sources
- InvestRopa - Bulgaria Price Forecasts
- Bolgarskiy Dom - Bulgaria Real Estate Prices 2020
- InvestRopa - Average House Price Bulgaria
- Novinite - Bulgaria Real Estate Market Surge
- Global Property Guide - Bulgaria Square Meter Prices
- Global Property Guide - Bulgaria Rental Yields
- Numbeo - Bulgaria vs Romania Property Comparison
- Pallant Real Estate - Foreign Property Purchase Rules