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 officially joined the eurozone on January 1, 2026, and property prices are now quoted in euros, making the market easier to navigate for foreign buyers.
In this blog post, we break down what you can realistically buy at every budget level, from $100k to $500k and beyond, with current housing prices in Bulgaria that we constantly update.
Whether you want a small apartment in Sofia or a family home near the Black Sea coast, this guide will help you understand exactly what your money gets you in early 2026.
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.
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
What can I realistically buy with $100k in Bulgaria right now?
Are there any decent properties for $100k in Bulgaria, or is it all scams?
Yes, you can find decent properties in Bulgaria for around $100,000 (roughly 86,000 euros), but at this price point you are typically looking at smaller apartments in outer districts of major cities or older units that may need some updating.
The neighborhoods in Bulgaria that give the best value for a $100k budget include Sofia's outer districts like Lyulin, Nadezhda, Ovcha Kupel, and Obelya, as well as practical areas in Plovdiv such as Trakia and Smirnenski where prices per square meter remain more affordable than central locations.
Buying in truly popular or upscale areas of Bulgaria, like Sofia's Lozenets or Varna's Chayka district, is essentially impossible at $100k unless you find an unusually small studio or a property requiring significant renovation work.
What property types can I afford for $100k in Bulgaria (studio, land, old house)?
At around $100,000 (86,000 euros) in Bulgaria, you can realistically afford a studio or small one-bedroom apartment in Sofia's outer districts, a somewhat larger apartment in regional cities like Plovdiv or Burgas, or an older village house that likely needs renovation work.
Properties at this price point in Bulgaria typically require at least cosmetic updates like paint and flooring, and many older panel-building apartments will need window replacements, electrical upgrades, or heating system improvements that can add 10,000 to 30,000 euros to your total costs.
For long-term value at the $100k level in Bulgaria, small apartments near metro stations or major employment zones in Sofia tend to offer the best resale potential and rental income, while village houses, though cheaper upfront, can be harder to sell later and often come with hidden repair costs.
What's a realistic budget to get a comfortable property in Bulgaria as of 2026?
As of early 2026, a realistic minimum budget to get a comfortable property in Bulgaria starts around 150,000 to 200,000 euros ($175,000 to $235,000) in Sofia, though you can achieve comfort for less in cities like Plovdiv or Burgas where 100,000 to 150,000 euros ($117,000 to $175,000) opens more options.
Most buyers looking for a comfortable standard in Bulgaria typically need 170,000 to 260,000 euros ($200,000 to $300,000) to access properties that combine good location, reasonable building quality, and minimal immediate renovation needs.
In the Bulgarian market, "comfortable" generally means a one or two-bedroom apartment of 55 to 80 square meters in a maintained building with an elevator, decent heating, proximity to public transport, and no major repair requirements within the first few years.
Budget requirements in Bulgaria can vary dramatically by neighborhood, with Sofia's premium areas like Lozenets or Iztok demanding 50% to 100% more per square meter than outer districts like Lyulin, and coastal cities like Varna showing similar gaps between seafront locations and inland neighborhoods.
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What can I get with a $200k budget in Bulgaria as of 2026?
What "normal" homes become available at $200k in Bulgaria as of 2026?
As of early 2026, a $200,000 budget (around 171,000 euros) in Bulgaria unlocks what most buyers would consider a "normal" home, meaning a well-maintained one or two-bedroom apartment in a decent neighborhood of Sofia, or a noticeably larger and nicer apartment in cities like Plovdiv, Varna, or Burgas.
At this budget in Bulgaria, you can typically expect 55 to 80 square meters in Sofia's livable middle-tier districts, while the same money gets you 75 to 110 square meters in Plovdiv or 65 to 95 square meters in Varna depending on how close you are to the sea and whether the building is newer construction.
By the way, we have much more granular data about housing prices in our property pack about Bulgaria.
What places are the smartest $200k buys in Bulgaria as of 2026?
As of early 2026, the smartest neighborhoods to buy at $200,000 in Bulgaria include Sofia districts like Mladost, Druzhba, and Ovcha Kupel (especially near metro stations), parts of Lozenets edge, and emerging areas like Krustova Vada and Manastirski Livadi where prices have not yet caught up to infrastructure improvements.
These areas in Bulgaria are smarter buys than other $200k options because they combine accessible pricing with good transport links, growing amenities, and steady demand from young professionals and families who prioritize convenience over prestige addresses.
The main growth factor driving value in these smart-buy areas of Bulgaria is metro expansion and infrastructure investment, as Sofia continues extending its subway network and improving road connections, which historically lifts property values in newly connected neighborhoods by 10% to 20% over a few years.
We have made this infographic to give you a quick and clear snapshot of the property market in Bulgaria. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What can I buy with $300k in Bulgaria in 2026?
What quality upgrade do I get at $300k in Bulgaria in 2026?
As of early 2026, moving from $200,000 to $300,000 (roughly 257,000 euros) in Bulgaria typically buys you a meaningful upgrade in either location, building quality, or both, letting you access newer construction in good neighborhoods or larger apartments in areas that were just out of reach at lower budgets.
Yes, $300,000 can definitely buy a property in a newer building in Bulgaria right now, especially in Sofia's expanding residential zones where new developments with elevators, underground parking, and modern insulation are actively marketing to this price range.
At this budget in Bulgaria, you start seeing features like dedicated parking spots, energy-efficient windows and heating, higher-quality kitchen and bathroom finishes, proper soundproofing between units, and buildings with maintained common areas and professional management.
Can $300k buy a 2-bedroom in Bulgaria in 2026 in good areas?
As of early 2026, yes, $300,000 (around 257,000 euros) can buy a two-bedroom apartment in good areas of Bulgaria, especially in Sofia neighborhoods like Mladost, parts of Iztok edge, Krustova Vada, Manastirski Livadi, and Ivan Vazov edge, though the true premium core areas remain challenging at this budget unless the unit is smaller or older.
In Sofia's "good but not most premium" neighborhoods, $300k two-bedrooms typically offer 70 to 90 square meters, while the same budget in Plovdiv or Varna's desirable districts can get you 85 to 120 square meters with nicer finishes and sometimes outdoor space like a balcony or terrace.
In Plovdiv, Varna, and Burgas, $300,000 buys two-bedroom options more comfortably, including newer buildings in sought-after areas like Plovdiv's Kapana edge, Varna's Levski district, or Burgas's Lazur neighborhood where this budget puts you solidly in the upper-middle segment of the local market.
Which places become "accessible" at $300k in Bulgaria as of 2026?
At $300,000 in Bulgaria, neighborhoods that become newly accessible include Sofia's lifestyle districts like Lozenets, Ivan Vazov, Iztok, and Oborishte (though typically for smaller or older units), as well as Varna's premium-ish areas like Chayka and Briz, and Burgas's desirable Lazur and Sarafovo zones.
These newly accessible areas in Bulgaria are desirable compared to lower-budget options because they offer walkable urban living with cafes, restaurants, and parks, better-maintained streetscapes, proximity to embassies and international schools, and a more established residential character that appeals to professionals and families.
At $300,000 in these newly accessible Bulgarian neighborhoods, buyers can typically expect a well-maintained one or two-bedroom apartment of 60 to 85 square meters in an older but solid building, or a smaller unit in a newer development with modern amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bulgaria.
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What does a $500k budget unlock in Bulgaria in 2026?
What's the typical size and location for $500k in Bulgaria in 2026?
As of early 2026, a $500,000 budget (around 428,000 euros) in Bulgaria typically buys a family-sized apartment of 100 to 150 square meters in Sofia's premium neighborhoods, or a house with garden in the southern villa corridor around areas like Bistritsa, Pancharevo, or Lozen, or a very spacious apartment in the best locations of Varna, Plovdiv, or Burgas.
Yes, $500,000 can buy a family home with outdoor space in Bulgaria, especially around Sofia's southern ring road arc where compounds, row houses, and detached villas with gardens are common, with Colliers research showing typical house products in this budget range.
At $500,000 in Bulgaria, you can expect three to four bedrooms and two or more bathrooms in most cases, whether you choose a large apartment in a premium urban location or a house in the suburban villa zones that have become popular with families seeking more space.
Finally, please note that we cover all the housing price data in Bulgaria here.
Which "premium" neighborhoods open up at $500k in Bulgaria in 2026?
At $500,000 in Bulgaria, premium neighborhoods that open up include Sofia's most desirable addresses like Lozenets prime, Iztok, Doctor's Garden, Oborishte, Ivan Vazov, Boyana, and Dragalevtsi, as well as Varna's Briz and Chayka districts, and Burgas's Sea Garden area and Sarafovo for house options.
These neighborhoods are considered premium in Bulgaria because they combine central or scenic locations with mature tree-lined streets, proximity to parks and cultural landmarks, lower building density, better security, and a concentration of embassies, upscale restaurants, and international amenities that attract diplomats, executives, and wealthy locals.
At $500,000 in these premium Bulgarian neighborhoods, buyers can realistically expect a spacious two or three-bedroom apartment of 90 to 130 square meters in a well-maintained or newer building with parking, or a townhouse or smaller villa with garden space in the southern Sofia districts or coastal premium zones.
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 counts as "luxury" in Bulgaria in 2026?
At what amount does "luxury" start in Bulgaria right now?
In Bulgaria, luxury real estate typically starts at around 500,000 to 600,000 euros ($585,000 to $700,000) for apartments in Sofia's prime neighborhoods, or around 700,000 euros ($820,000) and above for luxury houses in the southern villa districts, though entry points vary by property type and location.
The entry point to luxury real estate in Bulgaria is defined by features like new or recently renovated construction with high-end finishes, private parking (often underground), concierge or security services, premium building materials, designer kitchens and bathrooms, smart home systems, and locations in the most prestigious streets of neighborhoods like Lozenets, Iztok, or Doctor's Garden.
Bulgaria's luxury threshold remains significantly lower than Western European capitals, where entry-level luxury often starts above 1 million euros, but it has converged somewhat with other Southeastern European markets like Romania or Croatia where similar quality costs 600,000 to 800,000 euros in top locations.
The typical price range for mid-tier luxury properties in Bulgaria runs from 600,000 to 1,000,000 euros ($700,000 to $1,170,000), while top-tier luxury properties, including penthouses in prime Sofia locations or architect-designed villas in Boyana, range from 1,000,000 to 2,500,000 euros ($1,170,000 to $2,925,000) and occasionally higher for exceptional properties.
Which areas are truly high-end in Bulgaria right now?
The truly high-end neighborhoods in Bulgaria right now include Sofia's Doctor's Garden, Oborishte, upper Lozenets, Iztok, Ivan Vazov, Boyana, and Dragalevtsi for the villa segment, along with Varna's Briz and Chayka districts near the Sea Garden, and select resort developments along the premium Black Sea coast.
These areas are considered truly high-end in Bulgaria because they offer a combination of historical prestige (many were elite neighborhoods even during the socialist era), mature landscaping with large trees and green spaces, low-rise or villa-style buildings, proximity to parks and embassies, excellent security, and a concentration of the country's most expensive properties per square meter.
The typical buyer profile for these high-end Bulgarian areas includes successful Bulgarian entrepreneurs and executives, returning diaspora members who made wealth abroad, diplomats and international organization staff seeking quality housing, and increasingly, foreign investors and remote workers attracted by Bulgaria's favorable tax environment and eurozone membership.
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How much does it really cost to buy, beyond the price, in Bulgaria in 2026?
What are the total closing costs in Bulgaria in 2026 as a percentage?
As of early 2026, total closing costs for buying property in Bulgaria typically range from 4% to 8% of the purchase price before any agent commission, or 7% to 11% if you include a buyer-side real estate agent fee which commonly runs 2.5% to 3.6% in the Bulgarian market.
The realistic low-to-high percentage range that covers most standard property transactions in Bulgaria runs from about 5% (if you buy without an agent in a low-tax municipality) to 10% (if you use an agent in Sofia, Plovdiv, Varna, or Burgas where the municipal transfer tax hits 3%).
The specific fee categories that make up this total percentage in Bulgaria include municipal transfer tax (0.1% to 3% depending on municipality), property register registration fee (0.1%), notary fees (0.1% to 1% on a sliding scale), lawyer fees (typically 0.5% to 1% or a fixed amount), and optional but common real estate agent commission (2.5% to 3.6%).
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Bulgaria.
How much are notary, registration, and legal fees in Bulgaria in 2026?
As of early 2026, combined notary, registration, and legal fees in Bulgaria typically cost between 1,500 and 5,000 euros ($1,750 to $5,850) for a standard residential purchase, with the exact amount depending on property value since notary fees follow a progressive scale and lawyers often charge a percentage.
These three fee types together usually represent 0.7% to 2.5% of the property price in Bulgaria, with lower-value properties paying a higher effective percentage because notary fees have minimum amounts and lawyer fees often have floors.
Among notary, registration, and legal fees in Bulgaria, lawyer fees are typically the most expensive component for foreign buyers, often running 0.5% to 1% of the purchase price or 1,000 to 3,000 euros ($1,170 to $3,500), because thorough due diligence including title checks, permit verification, and contract review is essential when buying in an unfamiliar legal system.
What annual property taxes should I expect in Bulgaria in 2026?
As of early 2026, annual property tax in Bulgaria for a typical city apartment ranges from 50 to 300 euros ($60 to $350) per year, with most owners of standard apartments in Sofia, Plovdiv, or Varna paying somewhere in the 100 to 200 euro range ($115 to $235) depending on the municipality's rate and the property's tax valuation.
Annual property taxes in Bulgaria represent up to 0.45% of the property's tax valuation (not market value), and since tax valuations typically run well below actual market prices, the effective tax burden on real estate is quite low compared to most Western European countries.
Property taxes in Bulgaria vary by both property type and location, with municipalities setting their own rates within the legal ceiling, so a similar apartment might cost 80 euros annually in one town but 200 euros in Sofia, and houses with larger land plots generally face higher absolute amounts than apartments due to how land is assessed.
Bulgaria offers some property tax exemptions and reductions, including lower rates for properties designated as primary residences and potential reductions for energy-efficient renovations, though the specifics depend on municipal ordinances that vary across the country.
You can find the list of all property taxes, costs and fees when buying in Bulgaria here.
Is mortgage a viable option for foreigners in Bulgaria right now?
Yes, obtaining a mortgage as a foreigner in Bulgaria is viable in early 2026, though it is significantly easier for EU citizens and those with documented income in euros or stable foreign currencies, while non-EU buyers often face stricter requirements or may find it more practical to purchase with cash or financing from their home country.
Foreign buyers in Bulgaria typically receive loan-to-value ratios of 60% to 80% (meaning 20% to 40% down payment required) and interest rates ranging from 3.5% to 5% in early 2026, which is somewhat higher than the 2.7% to 3.2% rates available to Bulgarian residents with strong local credit histories.
To qualify for a mortgage in Bulgaria, foreign buyers typically need proof of stable income (employment contracts or business documentation), valid identification and tax registration, a Bulgarian bank account, and often a local address or representative, with banks conducting thorough KYC checks that can take several weeks to complete.
By the way, we provide comprehensive details about mortgage options for foreigners in our Bulgaria property pack.
We made this infographic to show you how property prices in Bulgaria compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What should I predict for resale and growth in Bulgaria in 2026?
What property types resell fastest in Bulgaria in 2026?
As of early 2026, the property types that resell fastest in Bulgaria are well-priced one and two-bedroom apartments in Sofia near metro stations or major employment centers, followed by similar "standard" apartments in practical districts of Plovdiv, Varna, and Burgas where demand from local buyers and investors remains steady.
The typical time on market to sell a property in Bulgaria ranges from about one to three months for correctly priced apartments in good Sofia locations, with market data suggesting an average around 28 to 35 days in the capital, while overpriced properties or those with legal complications can sit for six months or longer.
Properties sell faster in Bulgaria when they offer the combination of metro or public transport access, building with elevator and maintained common areas, realistic pricing relative to neighborhood comparables, and clear legal documentation, because Bulgarian buyers are practical and prioritize convenience and transaction certainty over unique features.
The slowest-reselling property types in Bulgaria include village houses in depopulating rural areas (where finding a buyer can take one to two years or more), very large luxury apartments that appeal to a narrow buyer pool, and properties with complicated ownership histories or incomplete building permits that create legal friction.
If you're interested, we cover all the best exit strategies in our real estate pack about Bulgaria.
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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 | Bulgaria's official statistics agency producing harmonized EU housing data. | We used it to anchor nationwide and city-level price momentum going into 2026. We relied on their methodology to ensure our growth figures align with official records. |
| European Central Bank (ECB) | The primary official record of Bulgaria's euro adoption and conversion rate. | We used it to confirm the fixed EUR/BGN rate and January 2026 eurozone entry. We referenced it to ensure all currency conversions in this article are accurate. |
| imot.bg | Bulgaria's largest property portal with transparent asking-price statistics. | We used it to identify specific neighborhood price levels and relative affordability. We cross-referenced their data to validate what each budget level actually buys. |
| Colliers Bulgaria Research | Major global consultancy with formal methodology for Bulgarian market analysis. | We used it for new-build pricing benchmarks and financing norms. We referenced their house market data to describe what $500k buys around Sofia. |
| Bulgarian Ministry of Finance | Official government source for property acquisition tax legal basis. | We used it to explain what taxes Bulgaria charges on acquisition. We referenced the legal framework to ensure our closing cost ranges are accurate. |
| Registry Agency Property Register (EPZEU) | Official gateway to Bulgaria's property registration services. | We used it to confirm that title registration is a formal state process. We referenced it to support the registration fee component of closing costs. |
| Bulgarian Telegraph Agency (BTA) | National news agency with cited market numbers and official statistics. | We used it to cross-check Sofia price levels and typical selling speeds. We referenced their time-to-sell estimates for our resale section. |
| Global Property Guide | International real estate research platform with standardized country comparisons. | We used it to benchmark Bulgarian prices against regional markets. We referenced their rental yield data to validate investment return expectations. |
| Bulgarian Constitution (Article 22) | Constitutional basis for foreign land ownership rules in Bulgaria. | We used it to explain land ownership restrictions for non-EU buyers. We referenced it to clarify the apartment versus house distinction for foreigners. |
| Local Taxes and Fees Act (Bulgaria) | Primary legal text governing local property taxes and acquisition rules. | We used it to ground what annual taxes exist in Bulgaria. We referenced the rate ceilings to explain why costs vary by municipality. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Bulgaria. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.