Prohibiting the sale of land to foreigners. 

If you intend to buy a house in Bulgaria, take into account the legal prohibition on the sale of land plots to non-EU citizens. This restriction does not apply to apartments and apartments. 

Buying a house is possible when registering and registering the land to a legal entity. 

Differences in the calculation of the living area of the apartments. 

In Bulgaria, the net area turns out to be slightly less than the nominal area. The discrepancy is due to the fact that in Bulgaria the residential area includes the thickness of external walls and the share of common parts of the homeowner (terraces, stairwell, elevator landing, etc.). 

Before selecting a property, ask our manager for information about the size of the apartment. 

Mortgage and installments. 

Bulgarian banks provide mortgages at 3-4% per annum for more than 10 years. However, it is practically unrealistic for a Russian to take out a mortgage loan in a Bulgarian bank.

Mortgage in Bulgaria 

Alternatively, you can buy an apartment in installments up to 10 years. Bulgarian developers give interest-free installments for 1-3 years, and for a longer term - at 3-7% per annum. 

Availability of support taxa. 

Owners of apartments in residential complexes and apart-hotels pay an annual fee for the maintenance of the residential complex. This payment is somewhat similar to the housing and communal services. As a rule, the maintenance fee is calculated based on the area of the apartment and ranges from 100 to 900 euros per year. 

If you don't want to incur unnecessary expenses, it is possible to buy a property without a support tax. Most private houses and ordinary city apartments belong to this category. However, these homes also have to pay minimum maintenance fees for the adjacent grounds, stairwells and elevators.

Bulgaria's residential real estate market continues to strengthen, especially in the coastal regions. In the second quarter of 2024, the most significant growth was recorded in Burgas - here the number of transactions increased by 43.1% compared to the second quarter of 2023, which was the best indicator in the country. The activation of demand is also noticeable in other major centers:

Varna showed transaction growth of 4.2% for the quarter and 7.8% for the first half of the year.

Sofia is also showing positive dynamics and strengthening of purchasing activity.

General market trends

In the first six months of 2024, the number of transactions on the Bulgarian real estate market increased by more than 27%, exceeding the results of 2022, which was previously considered one of the most active periods.

The growth of mortgage lending remains one of the key drivers of development. Over 15 thousand mortgages were issued in the second quarter, which is 17.7% more than a year earlier. Over the six months, the volume of mortgage lending increased by 20.5%, which is facilitated by the continuing low interest rate on housing loans, supporting the affordability of home purchase.

Bourgas is leading again - the number of mortgage transactions in the second quarter increased by 45.8%, and at the end of the half-year - by 37.8%. Sofia recorded an increase in mortgage lending by 22.5%.

Development prospects

There were 54,379 transactions recorded in the second quarter of 2024 - just eight more than in 2023. Despite a slight decline in the first half of the year (-0.7%), the market is showing signs of recovery and is gradually returning to the record levels of 2022.

Out of more than a hundred analyzed cities, about forty showed an increase in the number of transactions, which indicates the growing interest of investors and buyers. Properties in the major cities and on the seaside remain particularly sought after, which keeps the Bulgarian housing market attractive for investments and long-term investments.

Against the background of tragic events in Ukraine, Bulgarian agencies register a surge of requests for the purchase of real estate in Bulgaria from Ukrainians. We have prepared an article that will help Ukrainian citizens to orientate themselves in Bulgaria, understand the purchase procedure, choose the best housing option taking into account their needs and budget. 

Why Ukrainians buy real estate in Bulgaria 

Affordable real estate value. 

Bulgaria is the best value for money destination in Europe. In 2025 you can buy a furnished studio in Bulgaria on the coast from 27,000 euros, a 2-bedroom apartment - from 55,000 euros. Prices on average range between 1000-1300 euros per meter, in the premium segment - exceed 1800 euros per square meter. m. 

Kinship culture and language. 

Slavic culture is close to Ukrainian culture in spirit. Moreover, there is practically no language barrier here. Nowadays there are many Ukrainians in Bulgaria, there are whole neighborhoods of Russian-speaking CIS natives in famous Bulgarian resorts, and many locals know Russian well. 

Location, ease of transaction execution, high demand for real estate. 

Bulgaria is favorably located in relation to Ukraine. In this country in order to formalize the purchase of residential property, you only need a valid passport. Resort housing can be easily rented out during the bathing season, and if you want to sell, given the high demand and limited supply of good objects on the market. 

Individuals with foreign citizenship are prohibited from acquiring land ownership. 

In Bulgaria there is a ban on the purchase of land plots for non-EU natural persons. Therefore, if you want to buy a house, you must first register a company in Bulgaria and register the land plot on a legal entity. There are no such difficulties with the purchase of an apartment in a complex. 

The cost of opening a company is (300 euros). In terms of time it is about 3-4 weeks. Also for opening a company it is necessary to open a company account in a bank (banks ask for this service - 300-400 euros). 

Mortgage is unrealistic, but possible installments. 

Bulgarian banks give mortgage loans only to citizens of Bulgaria and other EU countries. It is quite difficult to obtain a mortgage for a citizen of Ukraine. 

However, a Ukrainian can buy an apartment in installments for 1 to 3 years, and in some residential complexes - up to 10 years. This option applies only to the real estate segment from the developer. Read in detail about the peculiarities of installment payments in Bulgaria

According to statistics, among Russian-speaking citizens of Israel, Bulgaria is the leader in the number of requests to purchase real estate abroad. What are the reasons for the popularity of the Bulgarian destination? What are the features of buying real estate in Bulgaria for vacation and permanent residence? 

Why do Israelis buy real estate in Bulgaria? 

Favorable conditions for pensioners. 

Bulgaria has a state program «Secured Pensioner», according to which the purchase of real estate by a pensioner gives an opportunity to obtain a Bulgarian residence permit. Under a bilateral intergovernmental agreement between Bulgaria and the Jewish State, the Israeli pension is retained in full or in part, even if the recipient permanently resides in Bulgaria. 

Attractive real estate prices. 

The average cost per square meter of real estate in Bulgaria is 1,200 euros, while in Israel it is 8,000 euros; 

Low cost of living. 

The subsistence minimum for a single person in Israel in 2025 was set at 800 euros and for single parents at 2,250 euros. At the same time, in Bulgaria, the poverty threshold per person is 700 euros. It turns out that an Israeli with a small stable income at home, can live in any city or resort in Bulgaria. 

Resorts for all tastes. 

Bulgaria opens up limitless opportunities for recreation throughout the year: sea, ski and balneological resorts, many historical and architectural sights. 

Moderate climate. 

Unlike the sweltering days of the «Promised Land», Bulgaria is located in temperate latitudes. In the summer season, the temperature here rarely rises above 30 degrees Celsius. 

Attractive tax system. 

Tax on the purchase of real estate is only from 2 to 3% of the cadastral value of the object. 

For many years Bulgaria has been a recognized leader among foreign countries where Russians buy real estate. 

Did you know? 

According to statistics, about 500 thousand properties are owned by about 350 thousand Russian citizens, which means that the share of buyers from Russia among other foreign buyers is about 80%. 

And even despite a slight decrease in Russian demand in recent years and an increase in the number of Russians who sell their real estate, Bulgaria does not lose its leading position. 

Why Russians buy real estate in Bulgaria 

Cheap real estate and affordable prices. 

Compared to other resort destinations, Bulgarian real estate is characterized by the best price-quality ratio. In 2020 to buy a one-bedroom apartment in Bulgaria on the first line of the sea can be from 55 000 euros. Prices on average range between 800-1000 euros per meter. 

At the same time, the cost of living in Bulgaria practically does not differ from the average level in Russia. 

Year-round tourism. 

Bulgaria is an all-season resort destination with balneological, sea, ski resorts, developed winemaking and unique natural attractions. 

Numerous Russian diaspora. 

The Russian diaspora is the largest in Bulgaria, and in some seaside resorts, such as St. Vlas and Sunny Beach, there are entire Russian-speaking neighborhoods. 

Attractive conditions for retirees. 

The country has a simplified scheme for issuing residence permits to foreign pensioners in the presence of their own or rented real estate. 

Bulgaria has the 2nd place in the world after Iceland in the number of mineral springs. There are many unique natural monuments, 10 of which are included in the UNESCO list. 

European Integration. 

Bulgaria is an EU state with European legislation and justice, and a full member of the Schengen area. 

Ease of transaction and moderate tax burden. 

A foreigner needs only a foreign passport to register a house or apartment as property. And the cost of buying a home, including all taxes and fees, does not exceed 4.5% of the price of the object. 

How to get a visa in Bulgaria? 

Russian citizens planning to visit Bulgaria are required to obtain a C visa (short-term - for 90 days). After real estate registration, an owner's multi-visa can be issued. 

Visa fee: Consular fee for a regular visa (processing time from 5 to 7 days) for citizens of the Russian Federation is 35 €, and for an urgent visa (processing time 3 days) - 70 €. Each applicant also pays a service fee of 19 €. 

It is expected that in 2025 the Bulgarian real estate market will remain stable and the growth of apartment prices will be restrained, not exceeding 8-10%.

Experts note the growing interest of buyers and investors in new buildings. This is due to the fact that old houses are gradually becoming outdated and do not meet modern standards. In contrast, new residential complexes are characterized by high energy efficiency, convenient infrastructure and modern amenities.

Buyers are increasingly favoring properties that offer additional services such as fitness rooms, playgrounds, parking lots, and professional property management. Such conditions make living more comfortable.

Several factors will drive price growth in 2025. The real estate market performed well in 2024, with interest rates remaining at historically low levels and mortgage lending increasing by 36% in the first nine months of the year. However, a possible rise in rates in 2025 may cool the interest of some buyers, especially those planning to purchase their first home. At the same time, the completion of a large number of new construction projects will expand the supply in the market.

An additional factor contributing to market activity may be Bulgaria's possible accession to the Eurozone. This could attract more foreign investment and support market development. Despite more moderate growth rates compared to previous years, real estate in Bulgaria remains in demand among both local and foreign buyers.

The rental market will also continue to show positive momentum in 2025.

The Bulgarian real estate market today is an attractive investment destination for both private buyers and companies. The country combines a favorable geographical location, mild climate, picturesque nature and rich cultural and historical heritage, which invariably makes it interesting for new investors.

Along the Black Sea coast, golden sandy beaches spread out for hundreds of kilometers. In recent years, modern infrastructure has been actively developing here: elite cottages, residential complexes and apartments by the sea are being built. Such real estate is not only in high demand, but is also a reliable tool for obtaining a stable income - both due to growth in value and rent.

If you are looking to buy real estate profitably, safely and with the prospect of profitability, we are ready to help you find the best option.

The main directions of investment in real estate in Bulgaria:

1. Rentals.

One of the most popular options is to buy housing with a view to subsequent short-term or long-term rentals. Properties in Sofia and the Black Sea coastal resorts are particularly in demand.

2. Buying in the early stages of construction.

Investing in projects at the design or construction stage allows you to buy real estate at a reduced price and sell it later at a high profit.

3. Combined use.

Some investors purchase homes not only for personal vacations, but also for seasonal or year-round rentals, allowing them to combine pleasure and income.

4. Commercial real estate and land.

More and more entrepreneurs are choosing Bulgaria for doing business - buying building plots, hotels, stores, restaurants or office buildings.

Bulgaria remains a country with growing potential in the real estate market. Here you can find both profitable investment properties and comfortable options for personal residence or vacation.

Burgas or Varna: where is it more profitable and comfortable to buy real estate?

The choice between Burgas and Varna is one of the most frequent among buyers of real estate in Bulgaria. Both cities are located on the Black Sea coast, have modern infrastructure, convenient communication with other regions and favorable conditions for living both for families with children, retirees or young professionals. Nevertheless, each of them has its own peculiarities, advantages and nuances.

🏖️ Advantages of living in Burgas

Burgas is located about 100 km south of Varna, behind the picturesque Balkan Mountains. It is a medium-sized city with a more relaxed rhythm of life, which has been repeatedly recognized as the best place to live in Bulgaria.

Burgas is actively developing: modern residential complexes, schools, medical institutions and industrial facilities are being built. The construction of the country's first specialized children's hospital began here. The social infrastructure is also developing - universities, banks, stores, workshops and cultural centers are being opened.

Popular residential areas include Lazur, Bratya Miladinovi, Zornitsa, Izgrev and Sarafovo. For those who like private houses, Kraimorie, Sarafovo, Banevo and Vetren are suitable.

Advantages of Burgas:

🌤️ Mild climate: warm winters, less precipitation than in Varna.

🌊 Proximity to famous resorts - Sunny Beach, Nessebar, Pomorie, Sozopol, Chernomorets, Tsarevo and Sinemorets.

🚗 Excellent transportation accessibility - road, rail, domestic flights.

🌳 Large seaside park with no dense development.

💧 Opportunities for balneotherapy in Burgas and neighboring Pomorie.

🏠 A wide range of properties from studios and sea view apartments to cottages and townhouses.

📈 The constant growth of real estate prices, which makes the city promising for investment.

🌆 Advantages and peculiarities of Varna

Varna is the third largest city in Bulgaria, the maritime capital of the country and a cultural center with a rich historical past. The city is dynamic, multifaceted and ideal for those who want to combine comfortable living with an active city life.

Tourism, industry, education, medicine and banking sectors are developed here, which makes Varna attractive for working professionals and students. Thousands of young people from different countries come here every year.

Popular and prestigious districts: Center, Chaika, Briz, Levski - all of them are well provided with infrastructure: schools, kindergartens, stores, cafes, parks and convenient transportation.

Advantages of Varna:

🛍️ A wide selection of shopping centers, boutiques and restaurants.

🏗️ Active construction of housing both in the center and by the sea.

✈️ International airport with year-round flights.

Varna's disadvantage:

💸 Higher real estate prices - about 15-20% higher than in Burgas.

⚖️ Which to choose: Burgas or Varna?

The decision depends on your goals and lifestyle.

Burgas is the best choice for those who appreciate tranquility, reasonable prices, nature and resort atmosphere. It is ideal for permanent residence, vacations and long-term investments.

Varna will suit those who are looking for a dynamic rhythm, a developed business environment, a variety of entertainment and more career opportunities.

📍 As a result, both cities offer excellent conditions for living and investing - the only question is what is more important for you: the peace and comfort of Burgas or the activity and prestige of Varna.

Facility Reservation. 

You choose the property you like, make a reservation deposit (2000-3000 euros), sign a deposit agreement. This amount must be transferred to a special account on the basis of the contract, using the services of the bank. The apartment is removed from the sale, the process of preparing documents for the transaction begins. 

Important: when buying real estate from the developer in installments, we conclude a preliminary contract with the developer. The contract describes the terms and conditions of repayment of the entire amount by the buyer 

Preparing a package of documents.  

After the deposit is made, the seller prepares the package of documents necessary to notarize the transaction: 

Certificate of assessed value (issued by the municipality authorities); 

Certificate from the cadastral service; 

Notarized deed from the seller; 

Declaration of marital status; 

Certificate of absence of tax debts (before the transaction, the manager of the company verbally or in writing confirms that there are no debts on support tax); 

Certificate of absence of encumbrances. 

You, as a buyer, will only be required to have a passport! 

Notarization of the transaction.  

One month later, we conclude the contract at a notary's office. The transaction is attended by the manager of the real estate agency, the seller, the buyer or their authorized representatives (if the transaction is carried out remotely by power of attorney). Full payment for the real estate takes place. 

Document Registration.  

The notarized sale and purchase agreement must be registered with the court and the Bulgarian Inscription Agency. This takes 7 days after receipt of the notarized deed. At the moment of registration of the contract, the ownership rights are transferred to the buyer. 

Within 2 months, the property is declared at the Municipal Tax Office by filling out a form and providing Bulstat numbers and a notarial deed. 

Re-negotiation of contracts with utility providers. 

On the basis of a notarial deed, support taxa contracts are concluded with the owner of the complex, as well as with utility services for the supply of electricity, water and sewerage, and other services. 

Support tax is an annual fee paid by all owners of apartments in a residential complex (analogous to housing and utilities). This money is used for maintenance of the swimming pool, scheduled repairs of the building, security, cleaning of common areas and adjacent territory. The size of the support fee depends on the area of the apartment and is 8-15 euros per square meter per year. 

There is housing in Bulgaria without support tax. This segment includes ordinary city apartments in Nessebar, Burgas or Varna or private houses. However, such properties are 30% more expensive and more difficult to rent out to tourists. Moreover, people who do not know Bulgarian will find it difficult to agree with their neighbors about paying for elevator electricity, light and repairs.

According to expert forecasts, Bulgaria's real estate market in 2026 will remain stable with moderate price growth. The average increase in apartment prices is expected to be 6-9%, reflecting a gradual and balanced development of the market without sharp fluctuations.

📊 Key trends

The interest of buyers and investors will continue to shift towards new residential complexes. The old housing stock is gradually becoming obsolete: many houses require repairs and do not meet modern standards of energy efficiency and comfort.

New projects offer modern housing with improved infrastructure, landscaped neighborhoods and amenities such as parking lots, fitness rooms, playgrounds and professional property management. This makes the new buildings attractive for both residential and long-term investments.

🏙️ Customer preferences

Buyers are increasingly focused on complete solutions where accommodation and service are combined. In 2026, demand will be particularly high for:

apartments with sea or city center views, properties with access to fitness and wellness areas, rental housing and professional management.

This approach increases the liquidity of the properties and makes them attractive to investors planning to generate rental income.

💶 Factors affecting prices

Real estate price growth in 2026 will be moderate and driven by several key factors:

📈 Stable demand: through 2025, the market has shown steady growth thanks to affordable mortgage rates and expanding supply.

🏗️ New projects: completion of major construction complexes will increase the amount of affordable housing, which will curb price spikes.

💰 Mortgage lending: a possible slight increase in interest rates will slightly cool activity among first-time homebuyers, but the impact on investor demand will be minimal.

🇪🇺 Prospect of Eurointegration: Bulgaria's possible accession to the Eurozone continues to attract foreign investors and maintain market confidence.

🌍 Investment attractiveness

Real estate in Bulgaria remains a reliable asset for investment. The mild climate, tourist attraction, developed infrastructure and relatively low prices make the country interesting for both local and foreign investors.

🏘️ Rental market

The demand for rental housing will continue to grow in 2026. It will remain especially high in major cities - Sofia, Varna, Plovdiv, Burgas - and in resort areas. This is due to the increasing number of students, foreign specialists and tourists looking for comfortable temporary accommodation.

Bottom line:

The year 2026 promises to be calm and balanced for the Bulgarian real estate market. Moderate price growth, active construction of new buildings and stable mortgage lending will create comfortable conditions for home buying and investment.