19 tips for foreigners buying property in Bulgaria in 2025

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

Are you considering investing in a Bulgarian property but unsure where to start? Curious about the latest regulations and market trends for 2025? Want to know the best locations and strategies for a successful purchase?

We will lay down recent insights. Ici no guesswork, we rely only on solid data.

Actually, we know this market inside and out. We keep tabs on it regularly, and all our discoveries are reflected in the most recent version of the Bulgaria Property Pack

1) You must set up a Bulgarian company to buy agricultural land as a foreigner

In Bulgaria, foreigners can't directly buy agricultural land due to legal restrictions.

The Agricultural Land Ownership and Use Act from 1991 blocks non-EEA nationals from purchasing farmland unless an international treaty says otherwise. So, if you're not from the EEA, you can't just buy farmland outright.

Even after Bulgaria joined the EU, EU and EEA citizens faced hurdles when trying to buy agricultural land. The law requires you to have lived in Bulgaria for over five years to qualify, making it tough for many foreign investors.

But there's a clever workaround. Setting up a Bulgarian company allows investors to bypass these restrictions. This method is popular and often suggested by legal experts and real estate agencies.

Many savvy investors use this strategy to comply with local laws and successfully acquire agricultural land. It's a common practice among those familiar with the market.

So, if you're considering investing in Bulgarian farmland, establishing a local company might be your best bet. This approach is widely recognized and utilized.

Sources: Global Legal Post, Advocate Markov

2) You must hire a local lawyer to avoid costly mistakes and legal issues when buying property in Bulgaria

When buying property in Bulgaria, many foreigners skip hiring a local lawyer, which can lead to big headaches.

In recent years, especially around 2023 and 2024, foreign buyers often found themselves tangled in legal disputes due to Bulgaria's tricky land administration system. These issues were sometimes linked to corruption, making the process even more complicated.

Foreign investors frequently faced long and tough investment disputes, sometimes needing government intervention to sort things out. Even though legal costs in Bulgaria are lower than in neighboring countries, the process can still be a real challenge.

Many buyers shared stories about problems like the difference between the actual selling price and the "tax estimation price" in title deeds. These discrepancies could cause legal trouble if not handled correctly.

Real estate experts and expat communities in Bulgaria always recommend hiring a local lawyer. Local lawyers know the ins and outs of the legal system and can help you navigate it smoothly, ensuring you meet all legal requirements.

There are plenty of success stories where hiring a local lawyer made all the difference. They help buyers understand and manage the complex property transaction process, significantly reducing the risk of legal disputes.

Sources: Bulgarian Properties, GAN Integrity, Global Legal Post, Aparthotel

Everything you need to know is included in our Property Pack for Bulgaria

3) You must know some properties include communal land complicating ownership and usage rights

In Bulgaria, some properties come with communal land, which can complicate ownership and usage rights.

Back in the 1950s, Bulgaria's agricultural land was turned into cooperatives, creating a complex historical backdrop for communal land ownership. This has led to ongoing restitution proceedings, like in the notable case of Zikatanova and Others v. Bulgaria, where applicants faced prolonged uncertainty and multiple judicial reviews. ECHR Case of Zikatanova and Others v. Bulgaria

Real estate agents and property lawyers often point out the lack of clear regulations around communal land, which can lead to disputes over ownership and usage rights. This can make property transactions tricky and potentially affect property values.

The residential property market in Bulgaria is expected to grow, driven by both domestic and international demand. However, these communal land issues might impact the market's growth, as they add a layer of complexity to property deals. Property Market Predictions for Bulgaria in 2025

For potential buyers, understanding the communal land situation is crucial. It’s not just about the property itself but also about the shared land that comes with it, which can bring unexpected challenges.

So, if you're considering buying property in Bulgaria, it's wise to get familiar with these communal land issues. They might not be immediately obvious, but they can have a significant impact on your investment.

4) You should invest in properties near new infrastructure projects for higher returns

Investing in properties near upcoming infrastructure projects can be a smart move.

In Bulgaria, house prices have been climbing steadily, with a 10.69% annual increase in the nationwide house price index from the second quarter of 2023. This upward trend continued into 2024, as both the number and value of residential property transactions grew. The government's focus on infrastructure development is a key driver behind this appreciation. Bulgaria is working with the European Commission to enhance its infrastructure, including projects like the Shipka Tunnel and multimodal logistics platforms.

These improvements aren't just about better roads or tunnels; they create more connected and accessible areas, naturally boosting property values. For instance, areas around Sofia and Varna have seen increased interest due to their proximity to new infrastructure and amenities. The construction of a multimodal logistics platform near Sofia is expected to improve transport flows, making these areas more attractive for both living and investment.

Experts predict that such infrastructure projects will continue to generate substantial returns, with forecasts suggesting an 11-12% increase in property values in the coming years. This trend is particularly notable in regions where new infrastructure is being developed, as these areas often see significant appreciation. By focusing on properties near these projects, you can maximize your investment potential.

Sources: Investropa, Trade.gov, IPE Real Assets

5) You should invest in short-term rentals in Bulgaria's tourist hotspots like Bansko or the Black Sea coast

Investing in short-term rental properties in Bulgaria, especially in hotspots like Bansko or the Black Sea coast, is a smart move because of the country's booming tourism industry.

Recently, Bulgaria has become a magnet for tourists. During the winter of 2023-2024, there was a 5% jump in tourist numbers, with many visitors coming from Italy, Türkiye, and the UK. By September 2024, 10.7 million foreign tourists had already visited, and the year was expected to close with 13.1 million.

Short-term rentals are seeing a surge in demand. In Bansko alone, there were 86,772 tourist visits in just two months. Cities like Sofia, Rousse, and Varna are also experiencing a boom, showing a strong need for more places to stay.

Tourism revenue is climbing too. In the first nine months of 2024, there was a 15.4% increase in revenue from overnight stays compared to the previous year. This uptick highlights both the rise in visitor numbers and the growing trust in Bulgaria's tourist services.

With more tourists flocking to Bulgaria, investing in short-term rentals could be a lucrative opportunity. The demand for quality accommodation is rising, and popular spots like Bansko are at the forefront of this trend.

As Bulgaria continues to attract more visitors, the potential for profit in the short-term rental market is significant. The country's tourism sector is not just growing; it's thriving, making it an ideal time to invest.

Sources: Sofia Globe, Expat.com, Sofia Globe

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6) You should invest in eco-friendly energy-efficient homes as they are highly sought after by Bulgarian buyers

In Bulgaria, eco-friendly and energy-efficient homes are becoming increasingly popular.

With 54 green-certified buildings now in the country, this trend is hard to miss. Noteworthy examples include the BREEAM-certified Capital Fort business center and LIDL Mladost Sofia, which is Bulgaria’s first BREEAM Outstanding retail building. These structures are setting the standard for sustainable architecture in the region.

The Bulgarian government is actively supporting this movement by offering financial incentives, tax breaks, and grants to developers and property owners who embrace sustainable building practices. This backing has made it more appealing for stakeholders to invest in energy-efficient projects, creating a win-win situation for both the environment and the economy.

Homebuyers in Bulgaria are also changing their preferences, increasingly seeking out properties that feature sustainable technologies and energy-efficient designs. This shift is largely due to a growing awareness of the environmental impact of traditional construction methods, prompting buyers to look for homes that align with their eco-conscious values.

For those considering purchasing property in Bulgaria, this trend offers a unique opportunity. Investing in an eco-friendly home not only supports the environment but also aligns with the growing demand for sustainable living spaces. As more people prioritize energy efficiency, these homes are likely to become even more desirable.

Sources: Constructive Voices, Constructive Voices, NY1

7) You must understand the Bulgarian real estate market is seasonal with peak activity in spring and summer

The Bulgarian real estate market is more active in spring and summer.

During these warmer months, there's a noticeable uptick in property transactions. For example, in Varna, property prices jumped by nearly 16% in the second quarter of 2024 compared to the previous year. This surge highlights the increased demand during this period.

Real estate agencies like Bulgarian Properties have observed similar patterns. They reported a rise in transactions starting in September, which aligns with the active season that kicks off in spring. Meanwhile, the Registry Agency noted a drop in transactions in seaside and mountain resorts during the first quarter of 2024, with the market gaining momentum as summer approached.

Real estate agents have also shared insights that back up these trends. Polina Stoykova from Bulgarian Properties mentioned that buyer interest in the capital increased since September, showing a clear preference for purchasing during the warmer months. This seasonal demand often leads to property price fluctuations, with higher prices in spring and summer due to the bustling activity.

For those considering buying property in Bulgaria, understanding these seasonal trends can be crucial. The market's rhythm means that timing your purchase could impact the price you pay. If you're looking to buy, it might be wise to plan around these active months to get the best deal.

Keep in mind that the market's seasonality can also affect selling strategies. Sellers might find it advantageous to list properties during these peak times to attract more buyers and potentially secure better offers.

Sources: Global Property Guide, Bulgarian Properties, Robin Waite

8) You must know locals favor new builds over older properties affecting your investment strategy

In Bulgaria, locals are increasingly favoring new build properties over older ones.

This trend is especially evident in bustling cities like Sofia, Plovdiv, and Varna, where construction of new residential buildings surged in 2024. In Plovdiv, for example, there was a remarkable 76% increase in new property construction compared to the previous year, showcasing a strong local preference for modern homes.

New builds are popular because they offer modern amenities and energy-efficient features that older properties often lack. These homes cater to the growing demand for sustainable living, making them a top choice for many buyers.

Government incentives are also playing a role, as they encourage the development of new residential projects. This makes new builds more appealing not just to locals but also to foreign investors looking for promising opportunities.

Consumer surveys and real estate market analyses consistently show that buyers are drawn to the benefits of new builds. The allure of modern living spaces with sustainable options is hard to resist.

It's worth noting that many locals prefer new builds over older properties, which can influence your investment strategy. This preference is shaping the real estate landscape in Bulgaria, offering insights into where the market is headed.

Sources: eSales International, Integra Dom, Novinite

Everything you need to know is included in our Pack for Bulgaria

9) You must avoid buying properties in areas with declining populations as they are hard to sell or rent later

When buying property, think about its future resale or rental potential.

In Bulgaria, the population has been dropping for over 30 years, with a loss of more than 2 million people. By the end of 2023, the population was just over 6.4 million, continuing a trend of slight annual decreases. This means fewer people are available to buy or rent properties, especially in rural areas where the population is shrinking faster.

Take the Northwest Region of Bulgaria, for example. Over the last decade, the population there has decreased by 16%. This sharp decline contrasts with the Southwest Region, which includes Sofia, where the population only fell by 1%. Such regional variations highlight how some areas are more affected than others, making properties in these declining regions harder to sell or rent.

In areas with declining populations, like some regions in Bulgaria, this can be particularly challenging. You should avoid buying properties in areas with declining populations, as these are often difficult to sell or rent out later.

In the Northwest Region of Bulgaria, the population has decreased by 16% over the last decade. This sharp decline contrasts with the Southwest Region, which includes Sofia, where the population only fell by 1%. Such regional variations highlight how some areas are more affected than others, making properties in these declining regions harder to sell or rent.

Sources: China-CEE, IA Forum, The Mortgage Reports

10) You must avoid properties with unclear ownership histories to prevent lengthy legal battles

When buying property, be wary of those with unclear ownership histories.

In Bulgaria, property fraud is a real concern, highlighted by the infamous Martin Bojanov case in 2024. This scandal exposed the depth of property fraud and the potential for messy legal entanglements. The case serves as a stark reminder of the risks involved when ownership isn't crystal clear.

Legal battles over property can drag on and become expensive, especially in Bulgaria, where the old Ottoman Land Code has been a source of many disputes. This outdated system has led to prolonged legal issues and even diplomatic tensions. To make matters worse, racketeering networks within the judicial system can further complicate these disputes, making them a nightmare to resolve.

Real estate agencies in Bulgaria often encounter problems with property titles. For instance, there are often discrepancies between the actual purchase price and what's recorded in the title deed. These inconsistencies can cause financial headaches for buyers, including unexpected costs and unfinished construction projects.

Foreign investors aren't immune to these issues either. They frequently face ownership disputes due to unclear procedures and a lack of centralized places to find attractive properties. This can make the process of buying property in Bulgaria particularly daunting for those unfamiliar with the local market.

It's crucial to do your homework and ensure that the property you're interested in has a clear and legitimate ownership history. This can save you from potential legal battles and financial losses down the line. Unclear ownership histories can lead to lengthy legal battles, so it's best to tread carefully.

Sources: China-CEE, Lawyer Bulgaria, Bulgarian Properties

11) You can maximize rental income with low-cost property management services in Bulgaria with minimal hassle

In 2025, Bulgaria is a hotspot for property investors due to its low property management fees.

Living and operating costs in Bulgaria are generally low, which means property management services are cheaper compared to other European countries. This is a big plus for property owners who want to save on management expenses. Plus, Bulgaria's favorable foreign investment regime with low and flat taxes makes it even more appealing for investors.

The property management sector in Bulgaria is growing, showing that services are both efficient and affordable. Companies are keeping up with rising costs by planning to adjust rents or fees, which indicates a competitive and active market.

For those looking to invest, Bulgaria offers a unique opportunity to maximize rental income with minimal hassle. The combination of low management fees and a supportive investment environment makes it a smart choice.

Investors can benefit from the relatively low cost of property management services in Bulgaria, which can help maximize rental income with minimal hassle.

Sources: Buildium Property Management Industry Trends, Bulgarian Properties Sofia Housing Market Review, CMS LawNow Redefining Investment Risks Bulgaria’s Proactive FDI Screening Regime

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12) You maximize profit by investing in Sofia's emerging neighborhoods with rapidly rising property values

Investing in Sofia's emerging neighborhoods is a smart move because infrastructure development is rapidly increasing property values.

Neighborhoods like Lozenets, Vitosha, and Studentski Grad are buzzing with new transport links and luxury housing projects. Lozenets has become a hotspot for international buyers, while Vitosha is in high demand due to its limited housing stock and upcoming renovations. These changes are making these areas more attractive, leading to higher property values.

Sofia's major infrastructure projects, like the renovations on key boulevards and the Eastern Tangent project, are expected to ease traffic issues. This will likely boost property values even further. Real estate experts are optimistic, predicting that property prices in these areas will continue to rise.

Forecasts suggest an increase of 3% to 7% in property prices by 2025. This trend is backed by historical data showing that property values often climb after infrastructure improvements. Early investors in these neighborhoods have already seen profits, and the ongoing development suggests this trend will continue.

For those considering an investment, now might be the time to act. With infrastructure projects underway, the potential for profit is high. Sofia's emerging neighborhoods offer a promising opportunity for savvy investors looking to capitalize on the city's growth.

Keep an eye on these developments, as they could be the key to maximizing your investment. Investing early in these areas could yield significant returns as the city continues to evolve.

Sources: Investropa, Novinite, Global Property Guide

13) You must check local zoning laws as you cannot own property in some protected areas

In Bulgaria, you can't own property in certain protected areas due to strict conservation laws.

These areas, like the stunning Rila, Pirin, and Central Balkan national parks, are dedicated to preserving biodiversity and natural processes. Construction is generally prohibited in these parks, except for specific structures like tourist shelters, ensuring the natural environment remains undisturbed.

Take Pirin National Park, for instance. A court ruling there suspended a management plan that would have allowed construction and logging, emphasizing the strict enforcement of zoning laws. This highlights the importance of understanding local zoning laws before purchasing property.

In these protected zones, any changes in land use require a specific procedure, reflecting the country's commitment to conservation. This means that even if you find a beautiful spot, you might not be able to build your dream home there.

It's crucial to be aware of these restrictions, as they are in place to protect Bulgaria's rich natural heritage. Local zoning laws can be complex, and it's always wise to consult with local authorities or legal experts before making a purchase.

Remember, these laws are not just about restrictions; they are about preserving the beauty and biodiversity that make Bulgaria unique. Always check local zoning laws before purchasing.

Sources: Protected Areas Act (2011), National Parks in Bulgaria, Court Rules in Favour of Protecting the Iconic Pirin National Park

14) You need liquid funds as many Bulgarians buy properties in cash giving you a competitive edge

In Bulgaria, many property buyers prefer to pay in cash, which can give you an edge in negotiations.

The Bulgarian government recently decided to ban cash purchases of real estate, hinting that cash transactions were quite common in the market. This move suggests that a significant number of property deals were being completed in cash, enough to prompt regulatory action.

While exact numbers aren't available, the context implies that cash was a popular payment method. The Bulgarian National Bank has put restrictions on mortgage lending, like limiting loans to 85% of a property's value, which might have made cash purchases more appealing to buyers.

In a competitive real estate market, sellers are often more flexible in negotiations, and having liquid funds can be a big advantage. This is especially true when mortgage accessibility is limited, making cash a more attractive option for many buyers.

For those looking to buy property in Bulgaria, understanding these dynamics can be crucial. With the new regulations, having cash on hand might not be as straightforward, but it still offers a significant advantage in negotiations.

Sources: Expat and Offshore, The Agency, Bulgarian Properties

Everything you need to know is included in our Property Investment Pack for Bulgaria

15) You gain an edge by building personal relationships with Bulgarian sellers and agents for better deals

In Bulgaria, personal relationships are key when buying property.

Building trust with sellers and agents can lead to better deals. This is a cultural norm in Bulgaria, where personal connections are highly valued. For example, a buyer in Moscow managed to sell a studio in St. Vlas remotely in 2023, thanks to a manager at Lider BG agency who had built a strong rapport with them.

Real estate agents often stress that good relationships can help you avoid legal and logistical issues. This makes the buying process much smoother. Cultural analyses and articles on Bulgarian business etiquette back this up, highlighting the importance of personal connections.

Foreign buyers who focus on relationship-building often find themselves in a better position. This approach is not just about getting a good price; it’s about ensuring a hassle-free transaction. The insights from cultural studies and real estate testimonials emphasize this point.

Understanding Bulgarian business culture can give you an edge. By valuing personal relationships, you can navigate the market more effectively. This is a strategy that has been proven successful in various real estate transactions.

So, if you're considering buying property in Bulgaria, remember that rapport is your best tool. It’s not just about the property; it’s about the people you deal with. This approach can make all the difference in your buying experience.

Sources: Cultural Differences in Bulgaria, Real Estate Transactions, Role of Rapport in Transactions, Bulgarian Business Etiquette

16) You must know the Bulgarian property market is less regulated so do thorough checks to avoid scams

The Bulgarian property market is known for its less stringent regulations compared to many Western countries.

In recent years, there have been reports of property fraud, highlighting the need for thorough due diligence. A 2023 article from Schoenherr mentions that while the real estate market in Bulgaria is stable, political factors can complicate the business environment, leading to potential legal issues. This means that buyers need to be extra cautious and well-informed.

Media reports have spotlighted high-profile property scams, especially in major resort cities. A 2024 report notes an increase in property transactions in these areas, which also brings potential risks. This underscores the importance of being careful and doing your homework before making any property deals in Bulgaria.

Comparative studies show that Bulgaria's property market regulations differ significantly from those in Western countries. For non-EU/EEA nationals, the complexity of property ownership rules can be a hurdle, unlike the more straightforward processes in the West. This regulatory gap can make the Bulgarian market more vulnerable to scams.

Foreign investors often express concerns about scams and regulatory issues. Many emphasize the importance of working with certified agencies to navigate the complex local legislation and language barriers. Legal experts also stress the need for due diligence, pointing out that the lack of stringent regulations can lead to scams, making thorough research essential.

Sources: Schoenherr, Bolgariadom, Aparthotel

17) You must know rural properties in Bulgaria are cheap but often have hidden costs like infrastructure and legal issues

Rural properties in Bulgaria can be incredibly cheap, sometimes costing as little as 1,000 Euros.

While these prices are tempting, be prepared for hidden costs that might surprise you. Many rural areas lack proper infrastructure, which means you could face poor road conditions that need expensive repairs. Imagine buying a charming cottage only to find out the nearest shop or café is miles away, adding to your daily expenses.

Legal issues can also be a headache for foreign buyers. Bulgarian law has restrictions on foreign ownership of agricultural land, which can complicate your plans. You might encounter unexpected legal hurdles with property titles or local regulations, making the buying process more complex and costly.

Insider tip: It's crucial to work with a local expert who understands these challenges. They can help you navigate the legal landscape and avoid potential pitfalls. Without this guidance, you might find yourself tangled in a web of bureaucracy.

Despite these challenges, owning a rural property in Bulgaria can be rewarding if you do your homework. The countryside offers stunning landscapes and a peaceful lifestyle, but it's essential to weigh the pros and cons carefully.

So, if you're considering this investment, make sure to factor in these hidden costs and legal complexities. A little preparation can go a long way in ensuring your dream property doesn't turn into a financial burden.

Sources: Bulgarian Properties, CEE Legal Matters, Pleasant Places Bulgaria

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18) You benefit from Bulgaria's flat income tax rate making rental income more advantageous than in other European countries

In Bulgaria, the flat income tax rate is 10%, a policy that has been consistent since 2008.

Unlike countries such as Germany and the UK, which have complex tax systems with higher rates, Bulgaria's straightforward approach is a breath of fresh air. This simplicity means less hassle with tax calculations and potentially higher after-tax returns for those earning rental income.

Foreign investors are drawn to Bulgaria because of its stable and tax-efficient environment for generating rental income. Real estate agencies often emphasize these benefits, pointing out how easy it is to manage taxes and the overall low tax burden, making Bulgaria a hotspot for property investment.

Expatriates and investors frequently praise Bulgaria's tax system for its simplicity and cost-effectiveness in managing rental properties. When you look at net rental yields, Bulgaria stands out with higher after-tax returns compared to other European countries, making it a top choice for those seeking lucrative real estate opportunities.

Sources: Taxes for Expats, PwC Tax Summaries, Trading Economics, Nomad Capitalist

19) You benefit from Bulgaria's unique property tax system with taxes based on lower tax valuations reducing annual costs

In Bulgaria, the property tax system is quite unique because it uses the property's tax valuation rather than its market value to calculate taxes.

Imagine buying a home and paying taxes on a value that's often lower than what you'd sell it for. This is the reality in Bulgaria, where the property transfer tax is based on an official appraised value, not the market price. This means you might only pay about 2% to 3% on this lower value, which can save you money each year.

Real estate agencies in Bulgaria point out that the municipal tax is 2% of the market value, while the notary tax is calculated on the higher of the market price or book value, usually less than 1%. This setup is particularly beneficial for foreign investors looking to keep costs down.

Property owners often share their experiences, noting how this system helps them pay lower annual property taxes. The tax evaluation is generally lower than the market value, making property ownership more affordable, especially for expatriates.

For those considering a move to Bulgaria, this tax system is a significant draw. It offers a financial advantage that makes the idea of owning property in the country even more appealing.

With lower tax valuations, the cost of property ownership becomes more manageable, attracting a diverse range of buyers. This insider knowledge can be a game-changer for anyone looking to invest in Bulgarian real estate.

Sources: Bolgariadom, Mirela, PwC Bulgaria

This article gives you valuable insights, but remember, it’s not and will never be investment advice. We pull data from a range of sources to provide you with the most accurate picture possible, yet we can’t guarantee complete accuracy. Markets are difficult to predict. Make sure to do your own research and consult a professional before making any financial moves. Any risks or losses are your own responsibility.