Investment property: Bulgaria

Updated 6 October 2026

Bulgaria is one of the most affordable property markets in the European Union.

The country has been fully in Schengen since 2025 and adopted the euro in 2026, removing currency risk for euro holders. The market is uneven: Sofia is driven by steady domestic demand, while the resort clusters - Sunny Beach, Bansko - are known for oversupply and weak liquidity, which is worth understanding before you buy. Non-EU foreigners can freely purchase apartments and buildings, but not land: to own a plot, including the land under a house, buyers typically register a Bulgarian company. Bulgaria closed its citizenship by investment scheme in 2022, but residence for buying property remains: the investment must be at least 600,000 leva, about $350,000.

We help you navigate this market without the usual mistakes. We match the property to your goal - a home, a rental, or a low-cost entry into an EU market - and verify legal title, encumbrances, land status, and the developer's track record. We handle the notarial closing, set up a Bulgarian company for land ownership where needed, and advise on which residence routes in Bulgaria actually work if your goal goes beyond the property itself.

Buyer costs in Bulgaria

Since 1 January 2026 all deals in Bulgaria are in euros. A non-EU citizen can buy a flat or house in their own name, but the land under a house only through a Bulgarian company.

How the deal works

• Property checks: owners, encumbrances, the occupancy permit for a new build.
• A preliminary contract and deposit.
• A notarial deed: the notary checks the seller's title, and a foreigner needs a sworn interpreter.
• Paying the local tax and entry in the Property Register.
• Registration with the municipality for the annual tax.

More on taxes on our Bulgaria taxes page.

Can a Russian citizen buy property in Bulgaria

Yes, a flat, house or building - in your own name, without a separate permit. The only restriction concerns land rather than the passport: a non-EU citizen cannot own a plot, so a house with land is bought through a Bulgarian company. The deed is certified by a notary, and a foreigner who does not speak Bulgarian needs a sworn translator.

Money is a separate task for Russians. EU sanctions rules prohibit banks from accepting deposits above 100,000 euros, about $113,000, from Russian citizens without an EU residence permit, so the payment route is planned before the deposit. Residence through property purchase remains in Bulgaria: the investment must be at least 600,000 leva, about 306,800 euros after the switch to the euro, or about $350,000. Terms are on the page Bulgaria residence permit.

Apartment prices by city

According to Bulgaria's National Statistical Institute, in the second quarter of 2026 housing rose 15.5% year on year. In Sofia apartments sold for about 2,680 euros per square metre on average, about $3,100: a 60 m² apartment costs about $190,000. Resort complexes on the coast and in Bansko are cheaper but known for oversupply: selling a flat there can be harder than buying one. When buying off-plan, money is paid in instalments on the developer's schedule, so the building permit and any bank charges on the plot are checked in advance. More in buying an apartment in Bulgaria.

Owner taxes: rent and sale

• Annual property tax. From 0.01% to 0.45% of the tax valuation, with the rate set by the municipality, plus a separate waste collection fee.
• Rent. Income is taxed at a flat 10%, which a non-resident pays on Bulgarian rent.
• Sale. The gain is taxed at 10%. For tax residents of Bulgaria and the EU, the sale of one home a year is exempt if it was owned for more than 3 years.
• Company for land. If a house is bought through a Bulgarian company, the company files annual accounts and pays 10% profit tax.

In 2023 Russia suspended the main articles of its double tax treaty with Bulgaria, so tax on rent is paid in Bulgaria and the credit in Russia does not work in full. A Russian tax resident declares the income and notifies the tax office of the Bulgarian bank account. More on the page taxes in Bulgaria.

How to buy property in Bulgaria remotely

A representative with a power of attorney can sign the notarial deed in Bulgaria. The power of attorney is issued at a Bulgarian consulate or before a notary in the country of residence with an apostille, and translated in Bulgaria by a sworn translator. The representative checks owners and encumbrances in the Property Register, signs the preliminary contract, pays the local tax and registers the deal.

In person you usually come to open a Bulgarian bank account and to apply for residence. If a house with land is needed, the company can also be registered through a representative. From deposit to registration usually takes three to six weeks.

At the notary the buyer signs declarations on marital status and the origin of the money. If a representative signs the deal, these declarations are made in advance before a notary with an apostille together with the power of attorney; otherwise the signing is postponed.

What we do

• We check owners, encumbrances and permits for the property.
• We support the preliminary contract, the notarial deed and the sworn interpreter.
• We register a company if the land under a house is needed.
• We register the property with the municipality and calculate the annual tax.

Our fee is in the price table; the total depends on the property and the deal structure.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Company formation · Business account · Personal account · All country programs

FAQ