Buying a flat in Bulgaria in 2026: prices, taxes, residency
Housing in Bulgaria rose 15.5% in a year, and a square metre in Sofia costs about $3,100. A foreigner buys a flat without permits, and residence comes with an investment from $350,000.
In short
- Housing in Bulgaria rose 15.5% in a year; a square metre in Sofia costs about $3,100.
- The purchase tax is 0.1-3%: about 2.5% in Sofia, up to 3% at resorts.
- A foreigner buys a flat directly, and a house with land through a Bulgarian company.
- Residence for buying property needs an investment from $350,000, for a year with renewal.
- Resorts are oversupplied: selling an apartment later is harder than buying it.
In detail
Bulgaria is one of the most affordable markets in the EU, but the bargain is fading: housing rose 15.5% in a year, and real deals in Sofia go for about $3,100 per square metre. A buyer from outside the EU buys a flat without permits and land through a Bulgarian company, while an investment from $350,000 gives a residence permit. How we select and check properties is explained on the page property in Bulgaria.
How much a flat in Bulgaria costs in 2026
According to Bulgaria's National Statistical Institute, in the second quarter of 2026 housing prices rose 15.5% year on year and 4.5% over the quarter. In Sofia, flats sold in early 2026 for an average of about 2,680 euros per square metre, roughly $3,100. Example calculation: a 60 m² flat in the capital costs about $190,000.
By the sea and in the ski resort of Bansko prices are lower than in neighbouring Greece, but resort complexes are known for oversupply: selling such a flat later can be harder than buying it. Since 2025 Bulgaria has been fully in Schengen, and on 1 January 2026 it switched to the euro, so euro holders no longer face currency risk. Life in the capital is covered in the guide to Sofia.
Taxes and costs when buying
| Payment | Amount |
|---|---|
| Local acquisition tax | 0.1-3% of the higher of the price or the tax valuation: about 2.5% in Sofia, up to 3% at resorts |
| Notary | 0.1-1.5% of the value, capped at ~$3,400, plus 20% VAT |
| Registry entry | a small Registry Agency fee |
| Annual property tax | 0.01-0.45% of the tax valuation |
Example calculation for a $190,000 flat in Sofia: the local tax is about $4,600, plus the notary's tariff and the registry entry. Dollars are at the European Central Bank rate, rounded up. Income tax in Bulgaria is a flat 10%; more on the page taxes in Bulgaria.
Up to 3% tax on purchase, and the resort trap
In Bulgaria money is lost on what a listing does not show: complex maintenance arrears pass to the buyer, a building without an occupancy permit, a plot a non-EU citizen cannot buy directly, a resort apartment that later will not sell. We check ownership and debts, register a company for a house with land, handle the notary deal and arrange residence for an investment from $350,000.
The cost of support depends on the property, the region and the residence you need; a manager will calculate it in the chat.
What a foreigner can buy
- A flat - directly, with no permits.
- A house with land - a citizen of a non-EU country buys through a Bulgarian company they fully own: land is not sold to them directly.
- A resort apartment - also directly, but with an annual maintenance fee for the complex.
Does buying a flat give residence in Bulgaria
Yes, but the threshold is high. The Foreigners Act grants residence for an investment in Bulgarian real estate of at least 600,000 leva, about 306,800 euros after the switch to the euro, or roughly $350,000. The permit is issued for a year and renewed while the property is owned, and after 5 years you can apply for permanent residence.
With a smaller budget, people move on other grounds: a pension of at least the minimum wage, the digital nomad visa, work or business. All the options are on the page Bulgarian residence, and the route through Bulgarian roots on the page Bulgarian citizenship by descent.
How to buy a flat in Bulgaria: step by step
- Choose the city and type of home: the capital, the sea or the mountains.
- Check the property: ownership, the occupancy permit for the building, arrears of complex maintenance fees.
- Open an account: since 2026 all deals are in euros.
- Sign a preliminary contract and pay a deposit.
- Complete the deal before a notary and pay the local tax.
- Register ownership in the registry.
FAQ
How much does a flat in Bulgaria cost in 2026?
Can a Russian buy a flat in Bulgaria?
Does buying a flat give residence in Bulgaria?
What tax do you pay when buying a flat in Bulgaria?
What is the annual property tax in Bulgaria?
Is a resort apartment in Bulgaria worth buying?
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