🌍 How to buy real estate in Bulgaria? Transaction stages.
1. To purchase an apartment, you must visit in person or select a property online.
2. We will check the apartment for liens, cleanliness, third-party rights, the developer, the land, the apartment's history, and any outstanding debts.
3. We sign the reservation agreement.
4. We reserve the property upon receipt of the deposit.
5. We formalize the transaction with a notary in Bulgaria on the same day as receiving the remaining balance.
We oversee all stages, so there are no complications.
📜 What is important to know when buying real estate in Bulgaria? Tips they won't tell you.
1. The indicated area of the apartments is the total area, while the usable area will be 10-15% lower.
2. The original notarial deed is only available after the transaction with the notary within 5 business days. 3. Buying real estate does not automatically grant citizenship or a residence permit.
4. In buildings with Act 15, electricity rates are twice as high as standard rates.
5. Four-story buildings do not have elevators.
6. In winter, only 3-4 families live in each complex near the sea in Bulgaria.
7. In Bulgaria, there are often no bathtubs, but shower stalls.
8. There is no gas heating in Bulgaria, but there are air conditioners for heating.
9. There is no concept of residence permit in Bulgaria as we understand it.
10. If you don't pay your electricity bill, it will be disconnected within 10 days.
📍 Where do people buy real estate in Bulgaria and where is it worth buying?
The most popular resorts: Sunny Beach, Sveti Vlas, Sozopol. If you're looking to rent out, look for Sunny Beach. If you're looking for a private property, many people buy in the resort of Sveti Vlas. If you're looking for a quiet place away from it all, then Sozopol.
🧾 What are current real estate prices in Bulgaria? What's the average price of an apartment in Bulgaria?
Economy-class real estate in Bulgaria starts at €30,000 inland, and €45,000 near the sea. Business-class real estate ranges from €55,000 to €80,000. Luxury real estate typically consists of five-star aparthotels, high-quality waterfront residences, or private villas, and consistently occupies a niche above €100,000.
🛂 What are the costs of buying real estate in Bulgaria?
1. Local tax (ZMDT) 3%
2. Notarial deed registration fee in the State Register (Imotnia registr) 0.1%
3. Notarial fee with VAT approximately 1%
4. Preparation of notarial deeds, declarations, and applications €150
5. Ordering a certificate of no encumbrances (UVT) €50
6. Notary translation services from Bulgarian €50
7. Registration with Bulstat, the Tax Service, the Cadastre, and changing personal accounts €150
8. Use of a notarial escrow account €100
9. Bank fees €100-150
10. Notarial fee for recording a maintenance agreement with a management company €150
📊 Where is the cheapest real estate in Bulgaria?
The cheapest seaside apartments can be found in the fields near Sunny Beach starting from €30,000. Near the Sunny Beach bypass, apartments can still be found for around €45,000.
🏘️ Secondary towns/villages/outskirts (lowest budget segment):
Northwestern Bulgaria (Vidin, Montana, Vratsa) is one of the cheapest regions for house prices; private homes can cost from €25,000 to €90,000, depending on condition.
Satellite towns and villages around major centers (for example, near Sofia: Novi Iskar, Kostinbrod; or close to Burgas: Sredets, Kameno) – prices are significantly lower than in major centers.
🏔️ Mountain resorts and small towns:
Bansko is an example of a cheaper apartment market (including studios and small apartments) compared to some larger cities and resorts.
📜 Which websites and where to look for real estate in Bulgaria?
Apartments can be found on websites such as OLX, Bazar, Imoti, Orb, Flatfy, and Sherlock.
💶 What is a maintenance fee?
This is a maintenance fee in resort residential complexes and can range from €5 to €100 per square meter per year. Some complexes also have no maintenance fee.
🏦 How much does it cost to maintain a property?
1. Maintenance costs start from €100 per year.
2. Electricity (€0.14 kWh) and water (€2.5 per cubic meter) are billed according to the meter. Gas is almost never used.
3. Annual property tax in Bulgaria starts at €30 per year.
🔍 How to check property in Bulgaria?
1️⃣ Checking the ownership (MANDATORY)
What to check:
Notarial Deed
Who is the owner, is he/she the same as the seller
Basis of ownership (purchase, inheritance, gift)
📌 Done through the Property Registry (Agency for Registration)
2️⃣ Checking for encumbrances and debts
You need to make sure there are NO:
Mortgages
Sale restrictions
Lawsuits
Debts to banks
📌 Checked for the property and the owner
⚠ Debts can be "passed on" to the new owner
3️⃣ Checking Act 16 (commissioning)
Acts in Bulgaria:
❌ Act 14 - shell
⚠ Act 15 - almost ready
✅ Act 16 - ready to live in, rent out, connect
📌 Without Act 16:
Problems with registration
Mortgage difficulties
Electricity/water risks
4️⃣ Checking the cadastral register and actual area
We check:
Cadastral plan
Area according to documents
Boundaries, floor, purpose
5️⃣ Checking utility and tax debts
Request information:
Electricity (EVN / CEZ)/ Energo-Pro)
Water
Local property tax
📌 In Bulgaria, debts can "hang" on the property
6️⃣ Developer check (if new building)
Check:
Company history
Completed projects
Court cases
Land under the house (who owns it)
7️⃣ Maintenance fee check (resorts)
📌 Check:
€/m² per year
fines for non-payment
🧠 Brief checklist (for saving)
✔ Notarial deed
✔ Encumbrances
✔ Act 16
✔ Cadastre
✔ Utility debts
✔ Maintenance fee
✔ Contract
✔ Lawyer
📜 Where is the best climate in Bulgaria?
Sveti Vlas has the best climate, combining sea and mountain views. This place is recognized as the best in Bulgaria. The southern coast from Sozopol to Tsarevo, near the nature reserve, also has an excellent climate.
📜 How do people heat apartments in Bulgaria?
There is no natural gas in Bulgaria. In winter, people heat their homes with electric air conditioners, convectors, or underfloor heating. Wood or pellets can also be used in private homes.
📜 What is the coldest month in Bulgaria?
It gets colder from mid-December. The coldest period begins in February and lasts until the end of March.
📜 Where is the best place to spend the winter in Bulgaria?
The most popular resorts for local property buyers are Sunny Beach, Sveti Vlas, Ravda, and Sarafovo. Pomorie, Sozopol, and Tsarevo are equally popular among locals and foreigners.
📜 How do I pay my electricity bill in Bulgaria?
1. At the post office
2. At EasyPay cash desks, cash only
3. Through the evn.bg website
4. Using the epay bg app on my phone
📜 How much money do I need to live in Bulgaria?
The minimum wage in Bulgaria is around €600. We recommend assuming that I need €1,000 for a comfortable life.
📜 How long can I stay in Bulgaria if I own property?
Property owners in Bulgaria are permitted to stay in the country for 180 days per year.
📜 Why are Russians selling their property in Bulgaria?
The reasons include restrictions on bank transfers to Russia, visa restrictions, and complicated flights.
📜 Why is it worth buying property in Bulgaria?
1. Attractive real estate prices
2. The best climate in Europe
3. A stable economy in an EU country
4. Investment attractiveness before the euro
📜 What will happen to real estate in Bulgaria?
There are significant prospects for real estate price growth. Factors such as Bulgaria's accession to the eurozone in 2025, and subsequently to the Schengen Area, will lead to rising housing and asset prices in this maritime country.
Sherlock Homes will help you seamlessly navigate all stages of your real estate purchase, from choosing a property to registering it. We guarantee a legally sound transaction!
