Authored by the expert who managed and guided the team behind the Bulgaria Property Pack
Yes, the analysis of Sofia's property market is included in our pack
If you are thinking about running an Airbnb in Sofia, you probably want to know whether it is legal, how much you can realistically earn, and what expenses to expect.
This guide covers current Airbnb regulations in Sofia, typical nightly prices, occupancy rates, and realistic monthly revenue and profit figures for 2026.
We update this blog post regularly to keep the numbers fresh and relevant for anyone considering short-term rentals in Bulgaria's capital.
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 Sofia.
Insights
- Sofia Airbnb hosts in 2026 can expect average monthly revenues around €950 to €1,350 for a well-managed apartment, but management costs can cut net profit by 40% or more if you outsource operations.
- About 67% of Sofia Airbnb listings show 271 to 365 nights of annual availability, which signals that the city does not enforce strict night caps like some Western European capitals do.
- One-bedroom apartments dominate the Sofia market at roughly 69% of all listings, making this bedroom count the most competitive but also the most in-demand property type.
- Sofia tourist arrivals grew by 10% in 2025, with over one million visitors recorded between January and September, and foreign tourists represented 63% of that total.
- The most saturated neighborhoods for Airbnb in Sofia are City Center, Oborishte, and Lozenets, where competition is highest but demand remains consistently strong.
- Sofia adopted the euro on January 1, 2026, which simplifies pricing and currency management for hosts targeting European travelers.
- The average length of stay in Sofia is only 2.2 days according to official statistics, which means high guest turnover and more frequent cleaning turnovers for hosts.
- Top-performing Sofia Airbnb hosts achieve occupancy rates around 70% to 80%, while average hosts hover closer to 55% to 60%, showing that quality and pricing strategy matter significantly.
- Sofia's tourist tax increased in January 2025, and hosts must now collect between €0.50 and €1.50 per night per guest depending on the property's star rating or category.
Can I legally run an Airbnb in Sofia in 2026?
Is short-term renting allowed in Sofia in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is allowed in Sofia, but it is treated as a regulated tourism activity that requires proper registration and compliance with local rules.
The main legal framework governing short-term rentals in Sofia is Bulgaria's Tourism Act, which requires all properties hosting tourists to be registered and categorized as tourist accommodation.
The most important requirement for hosts in Sofia is registering the property with the local municipality and entering it into the Unified Tourist Information System (ESTI), where each guest stay must be reported on the day of check-in.
Hosts who operate without registration face fines of up to €2,500 for individuals and up to €5,500 for legal entities, so compliance is not something to overlook.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Bulgaria.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Bulgaria.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Sofia as of 2026?
As of the first half of 2026, Sofia does not have a citywide minimum-stay requirement or a maximum nights-per-year cap like the 90-day limits seen in cities such as London or Amsterdam.
These rules do not differ based on property type or residency status in Sofia, meaning both primary and secondary homes can be rented year-round without hitting a night limit set by the city.
The absence of strict caps is confirmed by market data showing that 67% of Sofia listings have 271 to 365 nights of annual availability, indicating hosts operate close to full capacity without regulatory barriers.
Do I have to live there, or can I Airbnb a secondary home in Sofia right now?
Sofia does not have a primary residence requirement for operating an Airbnb, which means you do not need to live in the property to legally rent it out short-term.
Owners of secondary homes and investment properties can operate short-term rentals in Sofia as long as the property is registered under the tourism framework and taxes are properly handled.
There are no additional permits specifically required for non-primary residences beyond the standard tourism registration and ESTI reporting that applies to all hosts.
The main practical difference is that your tax treatment may shift toward "business activity" if you operate multiple properties or provide hotel-like services, but the registration process itself remains the same.
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Can I run multiple Airbnbs under one name in Sofia right now?
Yes, you can operate multiple Airbnb listings under one name in Sofia, and the market data shows that professional property managers already run multi-unit portfolios in the city.
There is no explicit legal cap on how many properties one person or entity can list for short-term rental in Sofia, as long as each property is properly registered.
However, running multiple units will likely push your activity into "business activity" territory for tax purposes, which means stricter bookkeeping requirements and potentially different tax treatment compared to occasional hosting.
Do I need a short-term rental license or a business registration to host in Sofia as of 2026?
As of the first half of 2026, Sofia does not require a specific "Airbnb license," but you do need to register your property as a tourist accommodation with the municipality and the Unified Tourist Information System (ESTI).
The registration process involves submitting an application to the local municipality with proof of ownership or rental authorization, plus a fee of about €10 per bed (BGN 20 at the fixed conversion rate).
You will need documents proving property ownership, identification, and you must commit to reporting each guest stay in the ESTI system on check-in day.
The initial registration cost is modest, but if your activity looks like a business (multiple units, hotel-like services, high frequency), you may also need to consider formal business registration and VAT obligations.
Are there neighborhood bans or restricted zones for Airbnb in Sofia as of 2026?
As of the first half of 2026, Sofia does not have official neighborhood bans or designated restricted zones where Airbnb is prohibited, unlike some cities that carve out tourist-only or residential-only areas.
In practice, restrictions in Sofia are more likely to come from building rules or homeowners' association (HOA) regulations that may prohibit or limit short-term rentals in specific residential buildings.
Neighbor complaints and building management issues are the main practical barriers hosts face in Sofia, rather than city-level zoning restrictions.
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.
How much can an Airbnb earn in Sofia in 2026?
What's the average and median nightly price on Airbnb in Sofia in 2026?
As of the first half of 2026, the average nightly price (ADR) for an Airbnb in Sofia is approximately €60 (about $65 USD or 117 BGN at the fixed euro conversion), while the median nightly price sits closer to €52 ($56 USD).
The typical nightly price range covering roughly 80% of Sofia listings falls between €35 and €95 (about $38 to $103 USD), with budget listings at the low end and premium central apartments at the top.
The single biggest factor affecting nightly pricing in Sofia is location, where central neighborhoods like Oborishte and Lozenets command rates up to twice as high as peripheral areas like Lyulin or Nadezhda.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Sofia.
How much do nightly prices vary by neighborhood in Sofia in 2026?
As of the first half of 2026, nightly prices in Sofia vary significantly, with premium central neighborhoods like Oborishte and Lozenets commanding €70 to €95 per night (about $76 to $103 USD), while budget areas like Studentski Grad and Lyulin range from €35 to €55 per night ($38 to $60 USD).
The three neighborhoods with the highest average nightly prices in Sofia are City Center/Centrum (€80 to €95 / $87 to $103 USD), Oborishte (€75 to €90 / $81 to $98 USD), and Lozenets (€70 to €85 / $76 to $92 USD), all benefiting from walkability and tourist appeal.
The three neighborhoods with the lowest average nightly prices are Studentski Grad (€35 to €45 / $38 to $49 USD), Lyulin (€35 to €50 / $38 to $54 USD), and Nadezhda (€40 to €55 / $43 to $60 USD), though these areas still attract budget-conscious travelers and longer-stay guests.
What's the typical occupancy rate in Sofia in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Sofia is approximately 58%, though well-managed properties in good locations often reach 65% or higher.
The realistic occupancy range covering most Sofia listings falls between 52% and 69%, with seasonal variation pushing rates higher in summer and during major events.
Sofia's occupancy rate is solid compared to the Bulgarian national average and competitive within Eastern European capitals, partly because the city attracts a mix of business travelers, city-break tourists, and event visitors year-round.
The single biggest factor for achieving above-average occupancy in Sofia is listing quality combined with competitive pricing, since most apartments are similar 1-bedroom units and guests can easily compare options.
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What's the average monthly revenue per listing in Sofia in 2026?
As of the first half of 2026, the average monthly revenue for an Airbnb listing in Sofia is approximately €800 to €1,050 (about $870 to $1,140 USD), though well-run entire-place listings typically earn €950 to €1,350 per month.
The realistic monthly revenue range covering roughly 80% of Sofia listings falls between €650 and €1,450 (about $700 to $1,570 USD), with part-time hosts at the lower end and optimized central properties at the top.
Top-performing Airbnb listings in Sofia can achieve €1,500 to €1,750 per month ($1,630 to $1,900 USD) during peak seasons, which translates to roughly €75 ADR multiplied by 70% occupancy over 30 nights.
Finally, note that we give here all the information you need to buy and rent out a property in Sofia.
What's the typical low-season vs high-season monthly revenue in Sofia in 2026?
As of the first half of 2026, Sofia Airbnb hosts can expect low-season monthly revenue around €700 to €1,050 (about $760 to $1,140 USD) and high-season monthly revenue around €1,150 to €1,750 (about $1,250 to $1,900 USD).
Low season in Sofia typically runs from January through February and November, while high season includes May through June, September through October, and parts of December when events and city-break tourism peak.
What's a realistic Airbnb monthly expense range in Sofia in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Sofia range from €250 to €500 (about $270 to $540 USD) for self-managed apartments and €450 to €850 (about $490 to $920 USD) for professionally managed properties.
The single largest expense category for Sofia hosts is typically cleaning and turnover costs combined with property management fees, which together can represent 25% to 40% of gross revenue if you outsource operations.
Hosts in Sofia should expect to spend roughly 30% to 45% of gross revenue on operating expenses, including utilities, internet, cleaning, consumables, tourist tax, and platform fees.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sofia.
What's realistic monthly net profit and profit per available night for Airbnb in Sofia in 2026?
As of the first half of 2026, realistic monthly net profit for a self-managed Airbnb apartment in Sofia is approximately €550 to €750 (about $600 to $815 USD), which translates to roughly €18 to €25 profit per available night.
For professionally managed properties, monthly net profit typically falls to €250 to €450 (about $270 to $490 USD), or roughly €8 to €15 per available night after management fees.
Sofia Airbnb hosts typically achieve net profit margins between 45% and 60% when self-managing, dropping to 25% to 40% when using a property manager.
The break-even occupancy rate for a typical Sofia listing is around 35% to 40%, meaning hosts need roughly 10 to 12 booked nights per month to cover fixed and variable costs before generating profit.
In our property pack covering the real estate market in Sofia, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Sofia as of 2026?
How many active Airbnb listings are in Sofia as of 2026?
As of the first half of 2026, there are approximately 4,400 active Airbnb listings in Sofia, making it a moderately competitive market by European capital standards.
This number has grown steadily over the past few years, with Sofia's listing count increasing alongside rising tourist arrivals (up 10% in 2025) and the city's growing reputation as an affordable city-break destination.
Which neighborhoods are most saturated in Sofia as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Sofia are City Center/Centrum, Oborishte, and Lozenets, where listing density is highest due to proximity to landmarks, restaurants, and public transport.
These neighborhoods became saturated because they combine walkability to tourist attractions like Alexander Nevsky Cathedral with easy metro access and a high concentration of renovated apartments that appeal to short-stay visitors.
Relatively undersaturated neighborhoods offering better opportunities for new hosts include Krastova Vada, parts of Vitosha district, and well-connected sections of Mladost, where competition is lower but transit links and nearby amenities still attract guests.
What local events spike demand in Sofia in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Sofia include the Sofia International Film Festival (March 12 to 22, 2026), Sofia Live Festival (late June 2026), and the A to JazZ Festival (typically early July), along with major conferences and cultural events listed on the municipal calendar.
During these peak events, hosts in Sofia can typically see a 20% to 40% increase in bookings and nightly rates can jump 15% to 30% above normal levels, especially for listings near event venues or central transport hubs.
To capture event-driven demand, Sofia hosts should adjust pricing and minimum-stay settings at least 4 to 6 weeks before major events, as early bookers often lock in accommodations well in advance.
What occupancy differences exist between top and average hosts in Sofia in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Sofia achieve occupancy rates around 70% to 80%, significantly outperforming the market average.
Average hosts in Sofia typically see occupancy between 55% and 60%, which means top performers book roughly 15 to 20 percentage points more nights per year through better photos, pricing, reviews, and guest communication.
New hosts in Sofia typically need 6 to 12 months to build enough reviews and optimize their listing to reach top-performer occupancy levels, assuming they actively manage pricing and guest experience.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Sofia.
Which price points are most crowded, and where's the "white space" for new hosts in Sofia right now?
The nightly price range with the highest concentration of listings in Sofia is €45 to €75 (about $49 to $81 USD), which covers the bulk of mid-budget entire apartments that dominate the market.
The most crowded price point is around €50 to €65 per night, and the "white space" opportunities exist either below €40 (budget-focused, longer stays) or above €85 (premium design-led apartments that justify higher rates).
To compete successfully in the underserved premium segment in Sofia, a new host should offer a design-forward interior, professional photography, reliable fast Wi-Fi, dedicated workspace, and flexible self check-in to attract higher-paying business and leisure travelers.
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What property works best for Airbnb demand in Sofia right now?
What bedroom count gets the most bookings in Sofia as of 2026?
As of the first half of 2026, one-bedroom apartments get the most bookings in Sofia because they dominate the supply and match the most common travel parties: solo travelers, couples, and business visitors.
The estimated booking rate breakdown by bedroom count in Sofia is roughly 69% for 1-bedroom units, 25% for 2-bedroom units, and the remaining 6% split between studios and 3+ bedroom properties.
One-bedroom apartments perform best in Sofia because the average stay is only 2.2 days, which favors compact, central units over larger family-sized properties, and because Sofia's visitor mix skews heavily toward short city breaks and business trips.
What property type performs best in Sofia in 2026?
As of the first half of 2026, apartments and condos are the best-performing property type for Airbnb in Sofia, accounting for the vast majority of listings and offering the most consistent booking velocity.
Occupancy rates across property types in Sofia show apartments averaging 58% to 65%, while houses and villas can achieve higher nightly rates but often sit at 45% to 55% occupancy due to their larger size and less central locations.
Apartments outperform in Sofia because the city's short average stay (2.2 days) and urban tourism profile favor central, easy-to-access units with quick check-in over larger properties that require more coordination.
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 Sofia, 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 |
|---|---|---|
| Ministry of Tourism (Bulgaria) - Tourism Act | It's the official government home for Bulgaria's tourism law framework. | We used it to establish what's legal versus illegal for hosting tourists in a residential home. We also used it to frame registration and categorization requirements for guest apartments. |
| Ministry of Tourism - FAQ on Registration | It's the Ministry's own guidance on how official tourism filings work. | We used it to verify who handles categorization and registration and where applications are submitted. We used it as a sanity check against unofficial summaries. |
| Ministry of Finance - Tourist Tax Explainer | It's the finance ministry explaining how tourist tax is legally structured. | We used it to confirm that tourist tax is set by municipal ordinance and charged per overnight stay. We used the stated national range to keep Sofia estimates realistic. |
| Visit Sofia - Tourist Tax 2025 Update | It's Sofia's official tourism body reporting a Sofia Municipal Council decision. | We used it to confirm that Sofia changed tourist tax rates effective January 2025. We used it to avoid outdated rate assumptions for 2026. |
| Ministry of Finance - Laws in English Portal | It's an official portal publishing English versions of key Bulgarian tax laws. | We used it as the official jump point for tax law texts relevant to hosts. We used it to validate that legal texts are publicly accessible and current. |
| Ministry of Finance - Personal Income Taxes | It's the finance ministry describing personal income tax filing rules and deadlines. | We used it to frame what a non-professional individual must do around annual tax returns. We used it to keep the tax section accurate and high-level. |
| AirDNA - Sofia Market Overview | It's a widely used STR research platform with transparent, market-level metrics. | We used it for baseline data on listings count, occupancy, ADR, and seasonality signals. We also used it for listing mix analysis including bedrooms, property types, and amenities. |
| Sofia Airport - Air Traffic Statistics | It's the airport's own published traffic statistics as a hard demand indicator. | We used it to corroborate that visitor throughput supports short-stay demand in Sofia. We used it as an independent demand cross-check alongside STR platform data. |
| National Statistical Institute - Tourism Data | NSI is Bulgaria's official statistics authority. | We used it as the official backbone for tourism context and how the country measures accommodation. We used it to avoid relying purely on platform data for demand narratives. |
| BNR News - Sofia Tourism Growth 2025 | It explicitly cites Bulgaria's Unified Tourist Information System (ESTI) and municipal reporting. | We used it to validate that Sofia tourism volumes were rising going into 2026. We used its average length-of-stay figure to sanity-check the short-stay profile. |
| NSI - House Price Index Metadata | It's the official methodology page for Bulgaria's HPI. | We used it to keep property market comments tied to an official index definition. We used it to avoid made-up price narratives and stick to measurable indicators. |
| Airbnb - Bulgaria Tax Guide PDF | It's Airbnb's published guidance summarizing Bulgarian tax treatment for hosts. | We used it to explain when hosting starts to look like business activity versus passive rent. We used it to shape the tax obligations section for individual hosts. |
| Novinite - Sofia Tourism H1 2025 | It's a reputable Bulgarian news source reporting official municipal tourism data. | We used it to confirm the 11% rise in tourist arrivals in the first half of 2025. We used it to validate revenue from overnight stays and tourist tax collection trends. |
| Airbtics - Sofia Revenue Data | It's a specialized STR analytics platform with detailed revenue and occupancy breakdowns. | We used it to cross-check AirDNA metrics with an independent data source. We used its performance tier data to estimate top-host versus average-host differences. |
| LodgeCompliance - Bulgaria Guide | It's a compliance-focused resource aggregating STR regulations across countries. | We used it to verify registration requirements and confirm the absence of night caps. We used it as a secondary source to validate Ministry of Tourism guidance. |
| Sofia Municipality - Events Calendar | It's the official municipal source for city events and cultural programming. | We used it to identify demand-spiking events throughout the year. We used it to help hosts plan pricing and availability adjustments around major festivals. |
| Sofia Live Festival | It's the official website for one of Sofia's largest annual music festivals. | We used it to confirm event dates for June 2026. We used it to identify peak demand periods for hosts near Borisova Gradina and central areas. |
| Film New Europe - Sofia Film Festival 2026 | It's a reputable film industry source confirming festival dates and details. | We used it to verify the Sofia International Film Festival dates for March 2026. We used it to highlight a major cultural event that drives accommodation demand. |
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.
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