🇧🇬
Bulgaria
Every figure carries its source and last-checked date.
€2.680
Price per m² (capital)
3.5-6%
Total buying costs
4.2%
Gross rental yield
+87%
5-year price trend
If you want to buy property in Bulgaria, you are looking at the cheapest market in the EU covered on this site. Village houses typically cost EUR 100-300 per square metre, the Black Sea coast averages around EUR 1,800, and even Sofia, the most expensive city, sits at about EUR 2,680 per square metre. Since 1 January 2026 Bulgaria is a euro member, so prices, contracts and mortgages are now in euros, which removes currency risk for buyers from the eurozone.
Cheap no longer means stagnant. Bulgarian house prices rose 87% over the past five years according to Eurostat, one of the strongest climbs in the EU, driven by Sofia and the coastal cities. At the same time Bulgaria has the lowest cost of living in the EU, at 63% of the EU average price level, which matters if you plan to spend part of the year there.
Browsing houses for sale in Bulgaria is the easy part. The rules around land ownership for non-EU citizens, municipal taxes and the notary process have their own logic. This guide walks you through the buying process, the full cost picture of 3.5-6% on top of the price, and the questions buyers ask most.
Key facts
| Price per m² (capital) | €2.680 | Global Property Guide, Sofia average transaction price Q1 2026 |
| Price per m² (coast) | €1.800 | Global Property Guide, Black Sea coast (Varna ~EUR 1,900, Burgas ~EUR 1,700) |
| Price per m² (rural) | €300 | Village houses typically EUR 100-300 per m2 (upper end of range) |
| 5-year price trend | +87% | Eurostat house price index (2021-Q1: 145.7 to 2026-Q1: 272.6, 2015=100) |
| Total buying costs | 3.5-6% | |
| Gross rental yield | 4.2% | Global Property Guide, national average Q1 2026 (Sofia ~3.8%, Burgas ~4.6%) |
| Cost of living (EU = 100) | 63 | Eurostat comparative price level index 2025, lowest in the EU (EU-27 = 100) |
Buying costs
Costs on a €250,000 purchase: €8.750 - €15.000
| Transfer tax | 0.1-3% | Local Taxes and Fees Act, art. 47: municipal acquisition tax; Sofia, Varna and Plovdiv charge ~2.5-3% |
| Notary | 0.1-1.5% | Notary tariff, sliding scale capped at ~EUR 3,000 plus 20% VAT |
| Registration | 0.1-0.1% | Registry Agency entry fee, flat 0.1% of purchase price |
| Legal | 0.5-1.5% | Customary independent lawyer fee per Bulgarian buying guides |
Taxes for non-residents
| Annual property tax | 0.01-0.45% of the property's tax assessment value per year, rate set by each municipality; the tax value is typically well below market value | PwC Tax Summaries Bulgaria (Local Taxes and Fees Act) |
| Wealth tax | - | No net wealth tax in Bulgaria |
| Rental income tax | 10% | Flat 10% final tax for non-residents (NRA/PITA); a deemed 10% expense deduction makes the effective rate ~9% of gross rent |
| Capital gains | 10% | 10% final withholding tax for non-residents; residents: one sale per year exempt after 3+ years of ownership |
| Inheritance | Applies to Bulgarian property regardless of heir's residence, but spouse and direct-line relatives are fully exempt; siblings pay 0.4-0.8% and other heirs 3.3-6.6% on the portion above BGN 250,000 (~EUR 128,000), rates set per municipality | Ministry of Finance (Local Taxes and Fees Act, art. 29-43) |
The buying process
| Can foreigners buy? | Yes, no restrictions | EU/EEA citizens buy buildings, apartments and land in their own name like Bulgarian nationals; no permit needed |
| Mortgage as non-resident | Limited | A few banks (UniCredit Bulbank, DSK) lend to non-residents, usually requiring stable foreign income of EUR 2,000+ per month |
| Typical duration | 4-9 weeks | Offer to registered title deed typically 1-2 months; non-EU buyers add 2-3 weeks for company setup |
Residency & golden visa
Golden visa: The fast-track citizenship-by-investment scheme was abolished in March 2022. A permanent residence-by-investment route remains under the Foreigners Act (~EUR 512,000 / BGN 1M in Bulgarian investment funds or other qualifying assets); real estate does not qualify.
The buying process step by step
- 1
Hire a lawyer for due diligence
Engage an independent Bulgarian lawyer before you sign anything. They check the title in the Registry Agency, look for mortgages, claims and unpaid taxes on the property, and verify that the seller actually owns what is being sold. Expect a fee of roughly 0.5-1.5% of the purchase price.
- 2
Sign the preliminary contract
Once due diligence is clean, buyer and seller sign a preliminary contract that fixes the price, the deposit and the completion date. This contract is legally binding under Bulgarian law. Your lawyer drafts or reviews it so the conditions protect you if the seller pulls out.
- 3
Non-EU buyers: set up a Bulgarian company for land
Non-EU/EEA citizens cannot own land directly, so if your purchase includes land you first incorporate a Bulgarian limited company (EOOD), which requires only EUR 1 in capital. The company then buys the land. This step typically adds 2-3 weeks to the timeline. EU citizens skip it entirely.
- 4
Sign the notary deed
The transfer itself happens before a Bulgarian notary, who verifies identities, reads the deed aloud and certifies the transaction. Payment is usually completed at or around this moment. Notary fees follow a sliding scale of about 0.1-1.5% of the price, capped at roughly EUR 3,000 plus 20% VAT.
- 5
Pay the municipal transfer tax
Each municipality levies its own acquisition tax of 0.1-3% of the price; larger cities such as Sofia, Varna and Plovdiv charge around 2.5-3%. The tax is paid at completion, and the notary will not certify the deed without proof of payment.
- 6
Register the deed with the Registry Agency
The notary files the deed with the Registry Agency, which enters you as the new owner in the property register. The entry fee is a flat 0.1% of the purchase price. From offer to registered title the whole process typically takes 4-9 weeks.
Frequently asked questions
Can foreigners buy property in Bulgaria?
Yes. EU and EEA citizens can buy buildings, apartments and land in their own name exactly like Bulgarian nationals, with no permit needed. Non-EU/EEA citizens face a constitutional restriction on land: they can freely buy apartments and buildings without the land, or hold land through a Bulgarian limited company (EOOD, EUR 1 minimum capital). Agricultural land carries extra restrictions.
How much are the total buying costs in Bulgaria?
Plan for roughly 3.5-6% on top of the purchase price. That breaks down into the municipal transfer tax of 0.1-3% (around 2.5-3% in Sofia, Varna and Plovdiv), notary fees of 0.1-1.5% capped at about EUR 3,000 plus 20% VAT, a 0.1% Registry Agency entry fee, and 0.5-1.5% for an independent lawyer.
What annual taxes do I pay as a property owner?
Annual property tax is low: 0.01-0.45% per year of the property's tax assessment value, with the rate set by each municipality. The tax value is typically well below market value, so the actual bill is modest. Bulgaria levies no net wealth tax.
How is rental income taxed for non-residents?
At a flat 10% final tax. A deemed 10% expense deduction applies, which brings the effective rate to about 9% of gross rent. For context, the national average gross rental yield is around 4.2%, with Sofia at about 3.8% and Burgas at about 4.6%.
Can I get a Bulgarian mortgage as a non-resident?
It is possible but limited. A few banks, including UniCredit Bulbank and DSK, lend to non-residents, usually requiring a stable foreign income of EUR 2,000 or more per month. Expect a loan-to-value of 50-70%, while residents can borrow up to 85%. Many foreign buyers therefore pay cash or finance in their home country.
How long does buying a property in Bulgaria take?
Typically 4-9 weeks from accepted offer to registered title deed. Straightforward purchases complete in one to two months; non-EU buyers who need to set up a Bulgarian company for land should add 2-3 weeks for the incorporation.
Does buying property give me Bulgarian residency?
No, real estate does not qualify for residence by investment. Bulgaria's fast-track citizenship-by-investment scheme was abolished in March 2022. A permanent residence-by-investment route still exists at around EUR 512,000 (BGN 1 million) in Bulgarian investment funds or other qualifying assets, but property is explicitly not among them. Non-EU visitors can stay 90 days visa-free.