Buying Property in Bulgaria as a Foreigner (2026 Guide)
Bulgaria is one of the EU's most affordable property markets, and its appeal to foreign buyers keeps growing. But there is one key rule to understand before you buy as a foreigner: you can buy an apartment, but land takes a different route.
Who can buy what?
- Apartments and buildings: Foreigners (including Turkish citizens) can buy apartments, houses and standalone units directly in their own name. There is no quota.
- Land: Non-EU individuals cannot own land directly (a constitutional restriction). The standard solution is to set up a Bulgarian company (OOD/EOOD) that holds the property, while you own 100% of the shares.
- Agricultural and forest land is off-limits to all foreigners.
So if you want a house with a plot of land, you will usually need a Bulgarian company; for an apartment you will not.
Costs and taxes
- Transfer tax: roughly 2–3% depending on the municipality (3% in Sofia, Varna and Plovdiv).
- With notary and registration fees, total acquisition costs are often in the 3–10% range of the price.
- Rental income tax: 10%.
- Mortgages: for foreigners, rates in early 2026 are around 3.5–5%.
- Since 1 January 2026, values and taxes are denominated in euros.
In early 2026 the average price in Sofia was around €2,100/m², and the market appreciated by ~15% in 2025.
The buying process
- Reservation and a preliminary contract + deposit.
- Due diligence: title, checks for mortgages/encumbrances, and the occupancy/use permit.
- Notary deed for the official sale.
- Registration in the Property Register — usually completed within 1–2 weeks.
You can attend in person or be represented via a notarised power of attorney.
A word of caution: avoid scams
Work with an independent lawyer you trust; prepare powers of attorney carefully; and always verify the title, the occupancy permit and any debts on the property. Be especially careful with remote purchases.
FAQ
Do I need a company to buy an apartment? No — you can buy apartments directly in your own name. A company is needed for property that includes land.
Can I get residency through property? Buying property worth at least €300,000 can be one route to a residence permit (conditions can change).
This article is general information, not legal, tax or investment advice. Rules can change — always seek professional support.
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