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
Buying land in Bulgaria as a foreigner involves specific legal restrictions and procedures that vary significantly depending on your nationality and the type of land you want to purchase.
As we reach mid-2025, EU citizens can now buy most types of land directly, while non-EU citizens must establish a Bulgarian company to purchase land with buildings. Agricultural and forest land remains restricted for all foreigners unless they meet specific residency requirements.
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.
Non-EU citizens cannot buy land directly in Bulgaria and must establish a Bulgarian OOD company, while EU citizens can purchase non-agricultural land freely since 2024.
Land prices vary significantly by region, with building plots averaging €10-50 per square meter in rural areas and €100-300 per square meter near cities, plus total purchase costs of 3-6% of property value.
| Land Type | EU Citizens | Non-EU Citizens | Average Price Range |
|---|---|---|---|
| Building Plots (Urban) | Direct ownership | Via Bulgarian company | €100-300/sq.m |
| Building Plots (Rural) | Direct ownership | Via Bulgarian company | €10-50/sq.m |
| Agricultural Land | 5+ years residency required | 5+ years residency required | €0.50-3/sq.m |
| Forest Land | Prohibited | Prohibited | N/A |
| Commercial Land | Direct ownership | Via Bulgarian company | €50-500/sq.m |
| Coastal Land | Direct ownership | Via Bulgarian company | €200-1000/sq.m |
| Mountain Resort Land | Direct ownership | Via Bulgarian company | €50-200/sq.m |
Fact-checked and reviewed by our local expert
Yeheli Samuels 🇧🇬🇮🇱
CEO and Founder, Dira Bulgarit - Israeli real estate in Bulgaria
What types of land can foreigners legally buy in Bulgaria, and are there restrictions on agricultural or forest land?
Foreign land ownership in Bulgaria follows strict nationality-based restrictions that were significantly updated in 2024.
EU and EEA citizens can now directly own non-agricultural land, including building plots, residential land with houses, and commercial land. This change came after an EU Court ruling in 2024 that lifted previous restrictions on EU citizens.
Non-EU citizens cannot own any type of land directly and must establish a Bulgarian limited liability company (OOD) to hold land ownership. This restriction applies to all land types except apartments, which can be purchased directly since apartment ownership doesn't include land rights.
Agricultural and forest land remains heavily restricted for all foreigners, requiring a minimum 5-year residency in Bulgaria and registration as an agricultural producer for EU citizens. Non-EU citizens face complete prohibition from agricultural land ownership regardless of residency status.
It's something we develop in our Bulgaria property pack.
Can foreigners own land directly in Bulgaria, or do they need to set up a company to do so?
The ability to own land directly in Bulgaria depends entirely on your citizenship status and has changed significantly in recent years.
EU and EEA citizens gained the right to own land directly in 2024 following an EU Court decision that removed previous restrictions. They can purchase houses with gardens, building plots, and commercial land under the same conditions as Bulgarian citizens.
Non-EU citizens must establish a Bulgarian company to purchase any type of land. The most common structure is a limited liability company (OOD), which can cost €300-€1,800 to establish and takes 2-4 weeks to register.
Setting up a Bulgarian company allows non-EU investors to bypass land ownership restrictions legally, with the company holding the title while the individual owns the company. This approach is commonly used and recommended by legal experts and real estate agencies throughout Bulgaria.
All foreigners can purchase apartments directly without a company since apartment ownership doesn't include land ownership.
Is there any path to permanent residency or citizenship in Bulgaria through buying land?
Land purchase alone does not grant residency or citizenship in Bulgaria, but it can contribute to investment-based residency programs.
Bulgaria offers a Golden Visa program requiring a minimum €300,000 real estate investment, which can include land with buildings. This program grants a 1-year renewable residency permit that can lead to permanent residency after 5 years of maintained investment.
After obtaining permanent residency, foreign investors can apply for Bulgarian citizenship following an additional 5 years of permanent residency, creating a total 10-year pathway to citizenship. Citizenship requires continuous residency and investment maintenance throughout this period.
Non-EU citizens who live in Bulgaria for at least 5 years can acquire additional rights, including the ability to purchase agricultural land directly. This residency requirement applies regardless of property ownership and requires active residence rather than just investment.
Simple land ownership without the Golden Visa program does not provide any residency benefits or path to citizenship.
What are the most popular regions or cities where foreigners are currently buying land in Bulgaria?
Foreign land purchases in Bulgaria concentrate in specific regions offering strong investment potential and lifestyle benefits.
| Region | Average Land Price | Key Attractions |
|---|---|---|
| Sofia Region | €200-500/sq.m | Business hub, rental yields 4-6%, growing tech sector |
| Burgas (Black Sea) | €150-400/sq.m | Coastal location, rental yields up to 5.15%, tourism potential |
| Varna (Black Sea) | €180-350/sq.m | Major port city, 6.2% rental yields, established expat community |
| Bansko Region | €50-150/sq.m | Ski resort area, 6-9% rental yields, year-round tourism |
| Plovdiv Region | €80-200/sq.m | Cultural capital, growing economy, lower prices than Sofia |
| Veliko Tarnovo | €30-100/sq.m | Historic significance, expat community, affordable prices |
| Dobrudja (Agricultural) | €0.80-2.50/sq.m | Premium farmland, though prices dropped 20% in 2024 |
Don't lose money on your property in Bulgaria
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What is the step-by-step process for buying land in Bulgaria as a foreigner?
The land purchase process in Bulgaria involves several mandatory steps that must be completed in sequence.
Step 1: Legal Structure Setup - Non-EU citizens must first establish a Bulgarian OOD company, which costs €300-€1,800 and takes 2-4 weeks to complete. EU citizens can proceed directly to property search.
Step 2: Due Diligence - Verify property ownership history, check for encumbrances such as mortgages or liens, and confirm zoning regulations through the Property Register. This step prevents future legal complications.
Step 3: Preliminary Agreement - Sign a preliminary contract with the seller and pay a deposit, typically 10% of the purchase price, which legally reserves the property. This contract must be signed within 30 days of deposit payment.
Step 4: Final Transaction - Complete the purchase through a notarial deed signed before a licensed notary in the region where the property is located. Pay transfer taxes (0.1-3%), notary fees (0.1-1.5%), and registration fees (0.1%) at this stage.
Step 5: Registration - The notary submits the deed to the Real Estate Register on the same day, with registration typically completed within 3 working days. Property owners must declare the acquisition to the local municipality within 2 months.
What documents and legal checks are mandatory during the land purchase process?
Bulgarian land purchases require extensive documentation from both buyers and sellers to ensure legal compliance.
Buyer Documents: Valid passport, proof of funds demonstrating financial capacity, and power of attorney if purchasing remotely. Foreign buyers must also provide declarations about money origin and any public positions held.
Seller Documents: Clear title deed, current tax evaluation certificate, and marital status certificate to confirm ownership rights. Married sellers require spousal consent since property acquired during marriage is considered joint unless specified otherwise.
Property Documents: Encumbrance certificate from the Land Register showing any liens or mortgages, property sketch from the municipality, and current cadastral information. These documents verify the property's legal status and boundaries.
Legal Checks: Comprehensive verification of ownership history, confirmation that the seller has full rights to sell, and review of any legal disputes or claims against the property. Professional due diligence should confirm zoning compliance and building permissions where applicable.
It's something we develop in our Bulgaria property pack.
Can you buy land in Bulgaria without being physically present in the country?
Remote land purchases in Bulgaria are legally possible but require additional documentation and procedures.
Yes, you can buy land without visiting Bulgaria, though the process is often more complex and time-consuming than in-person transactions. Remote buyers must establish a power of attorney that grants specific authority to a representative in Bulgaria to act on their behalf.
The power of attorney must specify all actions the representative can perform and requires translation into Bulgarian by a certified translator. This document needs authentication and legalization according to international treaty requirements.
During the pandemic and continuing now, remote purchase procedures have been streamlined, with legal professionals and real estate agencies offering comprehensive remote services. However, buyers cannot physically inspect the property, which increases investment risk.
Many experts recommend visiting Bulgaria for at least a couple of days to complete the transaction in person, as this is often easier, quicker, and allows property inspection. Professional legal advice is essential for remote purchases to ensure all documentation meets Bulgarian legal requirements.
What are the average land prices in different parts of Bulgaria, and what factors affect these prices?
Land prices in Bulgaria vary dramatically based on location, type, and development potential, representing some of Europe's most affordable options.
| Land Type & Location | Price Range (€/sq.m) | Key Price Factors |
|---|---|---|
| Sofia Urban Building Plots | €300-600 | Proximity to center, infrastructure, zoning permissions |
| Black Sea Coastal Land | €200-1,000 | Beach access, tourism development, resort proximity |
| Ski Resort Areas (Bansko, Borovets) | €100-300 | Altitude, ski lift access, development permissions |
| Rural Building Plots | €10-50 | Village size, road access, utility availability |
| Agricultural Land (Premium) | €1.50-3.00 | Soil quality, irrigation, road access, EU subsidies |
| Agricultural Land (Standard) | €0.50-1.50 | Location, soil type, slope, water access |
| Industrial/Commercial Land | €50-200 | Highway access, utilities, zoning, economic zones |
As of 2022, the average price for agricultural land transactions reached BGN 1,428 per decare (approximately €1.45 per square meter), though prices dropped about 20% in 2024 in some premium agricultural areas.
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 are the full list of costs, taxes, and fees involved when purchasing land in Bulgaria?
Land purchases in Bulgaria involve multiple taxes and fees that typically total 3-6% of the property value.
| Cost Category | Rate/Amount | Based On |
|---|---|---|
| Transfer Tax | 0.1% - 3.0% | Higher of purchase price or tax assessment |
| Notary Fees | 0.1% - 1.5% | Property value (min. €50, max. €3,000) |
| Registration Fee | 0.1% | Property value (paid to Cadastre) |
| Legal Fees (Optional) | €300-800 | Fixed fee for representation |
| Translation Costs | €200-500 | Document complexity and volume |
| Company Setup (Non-EU) | €300-1,800 | One-time cost for OOD establishment |
| Annual Property Tax | 0.01% - 0.45% | Municipal tax assessment (ongoing) |
Transfer tax rates vary by municipality - Sofia charges 3%, while rural areas may charge as little as 0.5%. Notary fees follow a progressive scale capped at €3,000, plus 20% VAT on notary services.
Annual property tax ranges from 0.01% to 0.45% of the tax value, with rates determined by each municipality. Property owners must also pay a waste collection fee of 30-100 BGN annually depending on the area and property size.
Can you pay in cash when buying land, and what are the rules or limitations around that?
Cash payments for land purchases in Bulgaria face strict legal limitations designed to prevent money laundering.
Cash payments are limited to BGN 10,000 (approximately €5,110) for any single transaction. All transactions above this amount must be completed through bank transfers or other traceable payment methods.
This cash limit applies to the total transaction value, including deposits, final payments, and any associated fees. Real estate professionals strongly recommend using notary-supervised bank transfers to ensure secure payment and proper documentation.
Buyers must provide declarations about the origin of funds regardless of payment method, particularly for foreign purchasers. Avoiding cash deposits before completing due diligence protects buyers from potential fraud, which has been reported in some Bulgarian real estate transactions.
Banks offer escrow services through notaries, allowing secure fund holding until all conditions are met and ownership is legally transferred. These services typically cost additional bank fees but provide essential security for large land purchases.
Is it possible for foreigners to get a mortgage to buy land in Bulgaria, and what are the typical conditions and interest rates?
Bulgarian banks offer mortgages to foreign buyers, though conditions vary significantly based on nationality and income sources.
Major Bulgarian banks including UniCredit, DSK Bank, and UBB provide mortgage financing to both EU and non-EU foreign buyers. Loan approval depends on income verification, creditworthiness, and property appraisal.
Mortgage Conditions: Down payments typically range from 20-40%, with non-EU citizens generally required to pay higher down payments. Maximum loan terms extend to 25 years, with some banks offering up to 85% financing for qualified borrowers.
Interest Rates: Current mortgage rates range from 3.5% to 6% annually for EUR-denominated loans. BGN loans may offer slightly different rates depending on monetary policy and market conditions.
Documentation Requirements: Foreign applicants must provide income statements, employment verification, bank statements, and credit history from their home country. Self-employed borrowers face additional documentation requirements and may need higher down payments.
It's something we develop in our Bulgaria property pack.
What are the most common mistakes or pitfalls foreigners make when buying land in Bulgaria, and how can you avoid them?
Foreign land buyers in Bulgaria frequently encounter specific challenges that can be avoided with proper preparation and professional guidance.
Agricultural Land Restrictions: Many foreigners attempt to buy agricultural land without understanding the 5-year residency requirement, leading to legal complications and void transactions. Always verify land classification and eligibility before making offers.
Title and Ownership Issues: Bulgaria's complex property history, including Ottoman Land Code legacy issues, creates potential ownership disputes. Always conduct thorough due diligence to confirm the seller has full ownership rights and check for any heir claims or unresolved disputes.
Documentation Problems: Discrepancies between actual purchase prices and recorded title deed amounts can cause financial complications and legal issues. Never agree to declare lower purchase prices on official documents, as this can have serious legal consequences.
Remote Purchase Risks: Buying without physical property inspection increases risk of fraud or misrepresentation. Use verified power of attorney documents and work only with licensed, insured legal professionals.
Residency Misconceptions: Many buyers incorrectly assume property ownership automatically grants residency rights. Research Golden Visa requirements and minimum investment thresholds if residency is your goal.
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.
Buying land in Bulgaria as a foreigner in 2025 offers significant opportunities, particularly for EU citizens who gained direct ownership rights in 2024.
Non-EU investors can still access the market through Bulgarian companies, while both groups should focus on coastal and urban areas for the best investment potential, avoiding agricultural land unless meeting specific residency requirements.
Sources
- Bulgaria Real Estate Investment for Foreigners Guide
- 19 Tips for Foreigners Buying Property in Bulgaria
- Buy Land in Bulgaria - Legal Guide
- Purchase of Real Estate in Bulgaria by Foreigners
- Buy a House in Bulgaria - Legal Steps
- Buying Property in Bulgaria as a Foreigner
- Property in Bulgaria FAQ
- EU Court Allows Foreigners to Buy Agricultural Land