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
Foreign land ownership in Bulgaria operates under strict regulations that vary significantly based on your citizenship status and the type of land you want to purchase.
The legal framework distinguishes between EU/EEA citizens and non-EU nationals, with different restrictions applying to urban regulated land, agricultural land, and forest areas. As of June 2025, EU citizens can purchase regulated land directly, while agricultural land requires 5 years of Bulgarian residency, and non-EU citizens must use Bulgarian companies to acquire any type of land.
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.
EU/EEA citizens can buy regulated urban land directly in Bulgaria, but agricultural and forest land requires 5 years of continuous residency. Non-EU citizens must establish a Bulgarian company to purchase any type of land, making company formation the most common workaround.
Land prices vary significantly by region, with regulated urban plots ranging from €800-3,000 per decare depending on location, while agricultural land averages BGN 1,607 per decare as of 2023. Total purchase costs including taxes and fees typically add 4-6% to the property value.
| Land Type | EU/EEA Citizens | Non-EU Citizens |
|---|---|---|
| Urban/Regulated Land | Direct ownership allowed since 2012 | Only through Bulgarian company |
| Agricultural Land | Requires 5+ years Bulgarian residency | Prohibited (except inheritance) |
| Forest Land | Same as agricultural land restrictions | Prohibited |
| Company Formation Cost | Not required | ~€1,800 setup cost |
| Annual Property Tax | 0.1-4.5‰ of tax value | 0.1-4.5‰ of tax value |
| Purchase Transfer Tax | ~3.5% of purchase price | ~3.5% of purchase price |
| Notary Fees | Proportional to price | Proportional to price |
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 what are the main restrictions?
Bulgaria distinguishes between three main categories of land, each with different ownership rules for foreigners as of June 2025.
EU and EEA citizens can purchase regulated urban land directly without restrictions since 2012. This includes building plots within municipal boundaries and areas designated for residential, commercial, or industrial development according to local zoning plans.
For agricultural and forest land, even EU citizens face restrictions. Since January 2014, anyone wanting to acquire agricultural land in Bulgaria must have resided in the country for at least 5 consecutive years, regardless of their nationality. This requirement applies equally to Bulgarian citizens and foreigners.
Non-EU citizens cannot directly own any type of land in Bulgaria. They are restricted from purchasing agricultural land, forest land, and even regulated urban plots as individuals. The only direct exception is through inheritance, where non-EU citizens have three years to transfer ownership to eligible persons.
The most common workaround for non-EU nationals is establishing a Bulgarian company, which can then purchase any type of land on their behalf.
Can non-EU citizens buy agricultural or forest land in Bulgaria through legal workarounds?
Non-EU citizens are completely prohibited from directly purchasing agricultural or forest land in Bulgaria, with the sole exception of inheritance cases.
However, establishing a Bulgarian limited liability company (OOD or EOOD) allows non-EU citizens to bypass these restrictions entirely. The company can legally purchase agricultural land, forest land, and any other property types in Bulgaria.
The company formation process takes approximately 3 weeks and costs around €1,800 including legal fees and registration. Once established, the company has full property rights and can acquire land immediately without waiting periods.
Another pathway is obtaining Bulgarian residency. Non-EU citizens who have lived in Bulgaria for at least 5 years can apply for permanent residency, which removes land ownership restrictions. The Golden Visa program also offers this option through a €512,000 investment in Bulgarian funds.
These legal structures are widely used and accepted by Bulgarian authorities, making company formation the preferred method for most non-EU land buyers.
What residency or investment pathways allow foreigners to bypass land ownership restrictions?
Bulgaria offers multiple residency pathways that eventually remove land ownership restrictions for foreigners.
| Pathway | Investment Required | Timeline to Land Rights |
|---|---|---|
| Golden Visa Program | €512,000 in Bulgarian funds | Immediate with permanent residency |
| Trade Representative Office | ~€3,000 setup costs | 5 years (temporary to permanent) |
| Real Estate Investment | €312,000+ in property | 5 years with reduced residency |
| Employment-Based | No minimum investment | 5 years + 30 months presence |
| Bulgarian Company Formation | €1,800 setup costs | Immediate (company owns land) |
| Marriage to Bulgarian Citizen | No investment required | 3 years of marriage |
| Bulgarian Ancestry | No investment required | Immediate with proof |
The Golden Visa program remains the fastest direct route to permanent residency and unrestricted land ownership. Investors receive permanent residency immediately upon investing €512,000 in Bulgarian Alternative Investment Funds or Exchange-Traded Funds.
For lower investment amounts, the Trade Representative Office program offers temporary residency that can convert to permanent status after 5 years, ultimately leading to full land ownership rights.
Can buying land in Bulgaria lead to residency or citizenship opportunities?
Yes, real estate investment in Bulgaria can be a pathway to both residency and eventual EU citizenship, though the requirements have become more structured since 2022.
Property investments of €312,000 or more can qualify foreigners for extended residence permits with reduced physical presence requirements. Instead of the standard 30 months of presence over 5 years, property investors only need to renew their residency annually.
The current Golden Visa program requires €512,000 in Bulgarian funds rather than direct real estate investment. However, once you obtain permanent residency through this route, you can freely purchase any real estate including agricultural land.
After 5 years of permanent residency, investors become eligible to apply for Bulgarian citizenship, which grants full EU citizenship rights. The citizenship process requires passing a Bulgarian language exam at A2 level and demonstrating integration into Bulgarian society.
It's something we develop in our Bulgaria property pack.
Bulgarian citizenship allows dual nationality in most cases, and children under 18 receive citizenship immediately without language requirements when their parents are granted citizenship.
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.
Which regions in Bulgaria are most popular among foreign land buyers?
Foreign buyers gravitate toward specific regions in Bulgaria based on investment potential, lifestyle preferences, and proximity to major cities or coastlines.
| Region | Average Land Price | Primary Use |
|---|---|---|
| Sofia Region | €1,200-1,500/m² | Business development, residential |
| Black Sea Coast (Varna, Burgas) | €900-1,200/m² | Holiday homes, tourism investment |
| Mountain Regions (Bansko, Borovets) | €700/m² | Ski resorts, vacation properties |
| Plovdiv Region | €800-1,000/m² | Cultural tourism, residential |
| Rural Agricultural Areas | BGN 1,607/decare | Farming, investment holdings |
| Suburban Sofia | €2,000-3,000/m² | Premium residential, commuter homes |
The Sofia metropolitan area attracts business-oriented foreign buyers due to its economic opportunities and infrastructure development. Land prices have increased consistently, making it a strong investment market for regulated urban plots.
Coastal regions remain popular for lifestyle buyers seeking vacation homes or tourism-related investments. The Black Sea coast offers year-round rental potential and steady appreciation in land values.
Mountain regions like Bansko have recovered from the 2008-2009 crisis and now offer attractive pricing for ski resort developments and vacation properties. These areas typically see strong seasonal demand and good long-term appreciation potential.
What is the complete step-by-step process for foreigners to buy land in Bulgaria?
1. **Legal Structure Setup (Non-EU Citizens Only)**Non-EU citizens must first establish a Bulgarian company (OOD or EOOD) through a local lawyer. This process takes 2-3 weeks and costs approximately €1,800 including registration fees.
2. **Property Identification and Due Diligence**Conduct thorough property title searches to verify ownership history, check for liens or mortgages, and confirm the land's legal status through the Property Register.
3. **Legal Verification**Hire a Bulgarian real estate lawyer to verify cadastral data, zoning classifications, and ensure the land has proper development permits if applicable.
4. **Pre-Sale Agreement**Sign a preliminary contract with the seller specifying price, payment terms, and conditions. Typically requires a 10% deposit upon signing.
5. **Final Purchase Documentation**Prepare the final purchase deed with mandatory documents including property ownership certificate, cadastral plan, tax assessment, and buyer identification documents.
6. **Notary Transaction**Complete the final transaction at a Bulgarian notary office. Both parties (or their legal representatives) must be present to sign the notarial deed.
7. **Property Register Entry**Register the ownership transfer with the Property Register within 7 days of the notarial deed. This step is mandatory and incurs a 0.1% registration fee.
8. **Tax Registration and BULSTAT**Register with local tax authorities within 2 months and obtain a BULSTAT number for property tax purposes. This applies to all foreign property owners.
What documents are required to purchase land as a foreigner in Bulgaria?
The document requirements vary slightly between EU and non-EU citizens, but core documentation remains consistent across all foreign buyers.
**Essential Documents for All Foreign Buyers:**- Valid passport copy (notarized and apostilled)- Birth certificate (apostilled and translated to Bulgarian)- Certificate of non-conviction from home country (apostilled)- Proof of financial means (bank statements, income verification)- Health insurance certificate covering Bulgaria**Additional Documents for Non-EU Citizens:**- Bulgarian company registration documents (Articles of Association, Certificate of Incorporation)- Company BULSTAT registration certificate- Board resolution authorizing the land purchase- Power of attorney if using legal representation**Property-Specific Documents:**- Current ownership certificate (notarial deed or court decision)- Cadastral plan and property sketch- Tax assessment certificate- Municipal development plan confirmation- Environmental clearance (for agricultural land)All foreign documents require apostille certification and official translation into Bulgarian by certified translators. The translation and notarization process typically adds 1-2 weeks to the preparation timeline.
It's something we develop in our Bulgaria property pack.
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.
Can foreigners buy land in Bulgaria remotely without visiting the country?
Yes, it is possible to purchase land in Bulgaria remotely, though the process requires careful legal preparation and proper documentation.
The remote purchase process involves granting power of attorney to a Bulgarian lawyer who can represent you at the notary office. This power of attorney must be notarized in your home country and apostilled for use in Bulgaria.
**Remote Purchase Process:**1. **Legal Representation Setup** - Grant specific power of attorney to a Bulgarian lawyer - Notarize and apostille the POA in your home country - Provide all required documents with proper authentication2. **Document Preparation Abroad** - All personal documents must be notarized in your home country and carry apostille certification - Bank transfers for the purchase price must be arranged in advance - Pre-sign preliminary contracts with notarized signatures3. **Local Execution** - Your lawyer completes the final transaction at the Bulgarian notary - Property registration is handled by your legal representative - All post-purchase registrations completed remotelyHowever, most experts recommend visiting Bulgaria at least once to inspect the property personally and establish relationships with local professionals. Remote purchases carry higher risks of misunderstandings about property conditions or local regulations.
What are the most common mistakes foreigners make when buying land in Bulgaria?
**Legal and Documentation Errors:**- Paying deposits without proper preliminary contracts, leading to potential loss of funds if deals fall through- Accepting seller pressure to underreport sale prices for tax evasion, which creates legal complications later- Failing to verify property boundaries through official cadastral surveys- Not conducting thorough due diligence on property ownership history and potential disputes**Regulatory Compliance Issues:**- Misunderstanding residency requirements for agricultural land purchases- Failing to register property ownership within mandatory 7-day deadlines, which can void the transaction- Not obtaining required building permits before property development- Ignoring municipal zoning restrictions for intended land use**Financial and Tax Mistakes:**- Underestimating total purchase costs (taxes, fees, legal costs add 4-6% to purchase price)- Not understanding ongoing property tax obligations (0.1-4.5‰ annually) and municipal fees- Choosing inappropriate legal structures (individual vs. company ownership)- Not planning for currency exchange risks during the purchase process**Professional Service Errors:**- Working with unqualified or unlicensed real estate agents- Using lawyers without specific Bulgarian property law expertise- Relying on online listings without professional property inspections- Not establishing proper local banking relationships for payment processingMost of these mistakes can be avoided by working with experienced Bulgarian real estate lawyers and conducting thorough due diligence before committing to any land purchase.
What do most foreigners actually use their Bulgarian land for?
Foreign land buyers in Bulgaria pursue diverse strategies depending on their budget, residency status, and investment goals.
**Primary Land Use Categories:****Vacation and Lifestyle Properties (40% of foreign buyers)**- Holiday homes in coastal areas (Black Sea) and mountain regions- Weekend retreats in rural areas near major cities- Retirement properties for permanent relocation**Investment and Development (35% of foreign buyers)**- Residential development projects on regulated urban land- Tourism-related developments (hotels, vacation rentals)- Commercial and industrial projects near major cities**Agricultural Operations (20% of foreign buyers)**- Small-scale farming operations, particularly organic agriculture for EU export- Vineyard development for wine production- Agritourism and eco-tourism projects**Residency and Citizenship Pathway (5% of foreign buyers)**- Land purchase as part of Golden Visa investment strategy- Establishing residency through property ownership- Long-term wealth preservation and EU access strategyMany foreign buyers combine multiple purposes, such as using agricultural land for lifestyle farming while maintaining investment potential. The 2023 data shows increasing interest in sustainable agriculture and agritourism among European buyers.
It's something we develop in our Bulgaria property pack.
What are current land prices by region and the forecast for Bulgaria's land market?
As of 2023, Bulgarian land prices show mixed trends depending on the land type and location, with agricultural land experiencing significant growth while urban development slows.
**Current Agricultural Land Prices (2023):**- Average arable land price: BGN 1,607 per decare (approximately €820 per 1,000 m²)- This represents a 12.5% increase from 2022 levels- Rental rates for agricultural land: BGN 62 per decare annually**Regional Urban Land Pricing:**| Region | 2025 Price Range | 5-Year Forecast |
|---|---|---|
| Sofia Metropolitan | €1,500-3,000/m² | +3-5% annually |
| Plovdiv Region | €800-1,200/m² | +2-4% annually |
| Varna/Black Sea | €900-1,400/m² | +2-3% annually |
| Burgas Coastal | €700-1,100/m² | +1-3% annually |
| Mountain Resorts | €600-900/m² | +2-4% annually |
| Agricultural Land | BGN 1,600-2,000/decare | +5-8% annually |
Agricultural land is expected to continue appreciating due to increasing European demand for food security and sustainable farming. EU Green Deal policies are driving investment in Bulgarian agriculture.
Urban development land near Sofia and major cities should see steady 3-5% annual appreciation as Bulgaria's EU integration continues and foreign investment increases.
Coastal and tourism areas may see moderate growth of 2-3% annually, driven by increasing European tourism and remote work trends.
What are the total costs and fees for foreign land purchases in Bulgaria?
Foreign land buyers in Bulgaria should budget for total costs ranging from 4-6% above the purchase price, depending on the property value and legal structure chosen.
**Mandatory Purchase Costs:****Government Taxes and Fees:**- Transfer tax: approximately 3.5% of purchase price (varies by municipality)- Property Register fee: 0.1% of purchase price- Notary fees: 0.5-1% of purchase price (proportional system)- Municipal development fee: 0.5-2% for regulated plots**Professional Service Costs:**- Legal fees: €1,000-2,500 depending on complexity- Company formation (non-EU buyers): €1,800 including registration- Property survey and inspection: €300-800- Translation and apostille services: €200-500**Ongoing Annual Costs:**- Property tax: 0.1-4.5‰ (per mil) of official tax value annually- Waste collection tax: €50-200 annually (varies by municipality)- Company maintenance (if applicable): €500-1,000 annually**Payment Methods and Financing:**Cash payments are strongly preferred in Bulgaria, with most transactions completed through bank transfers. Mortgage financing is available for foreigners but rare, typically offering 50% loan-to-value ratios with 5-10 year terms.
Foreign buyers should maintain Bulgarian bank accounts to facilitate payment processing and ongoing tax obligations. Currency exchange should be planned carefully as the Bulgarian Lev is pegged to the Euro at a fixed rate.
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.
Foreign land ownership in Bulgaria operates under a complex but manageable legal framework that offers multiple pathways for international buyers. EU citizens enjoy direct access to regulated urban land while agricultural land requires 5 years of residency.
Non-EU citizens can effectively bypass restrictions through Bulgarian company formation, making land ownership accessible with proper legal guidance. With total costs around 4-6% above purchase price and strong market fundamentals, Bulgaria continues to attract foreign investment in both agricultural and development land across all major regions.
Sources
- Investropa - 19 tips for foreigners buying property in Bulgaria in 2025
- CMS Law - Commercial real estate law and rules in Bulgaria
- Generic Online - Understanding the Laws on Foreign Property Ownership in Bulgaria
- Bulgarian Properties - Property in Bulgaria frequently asked questions
- Bulgarian Government - Right of ownership
- U.S. State Department - Bulgaria Investment Climate Statement 2024
- Expertissimo - Purchasing property by foreigners in Bulgaria
- Lawyers Bulgaria - Buy Land in Bulgaria - Support for Foreign Citizens
- Ruskov Law - Purchase of real estate in Bulgaria by foreigners
- Bulgaria Relocation - The Legal Framework for Foreign Real Estate Buyers