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New residential buildings in Sofia at dusk below Vitosha

Real Estate

Buying Property in Bulgaria

New-build prices, what foreigners can buy, the costs of a purchase and the tax on rental income, with every figure linked to its source.

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Sofia new-build market · Checked October 2026

Average asking price per m² for new builds in Sofia, excl. VAT
€2,070
Colliers via BTA, 2026
Apartments under construction for sale in Sofia
7,630
Colliers via BTA, 2026
Typical finishing cost per m² on top of the price
~€500
Colliers via Vesti.bg
Average rate on new euro housing loans, Q1 2026
2.46%
BNB via Bulgarian Properties

Every page in this section · 50 pages

Everything About Property in Bulgaria

Buying step by step, the taxes on property, office space in the major cities, where to buy and living in Bulgaria.

Buying property

Property guides

Taxes on property

Office space

Where to buy

Living in Bulgaria

Who can buy what

Foreign individuals and companies can own buildings and apartments in Bulgaria. Ownership of land depends on nationality:

PropertyEU and EEA citizensOther nationalities
Apartments and buildingsYesYes
Land, including the plot under a houseYesNot in their own name. A Bulgarian company is the usual route for urban plots.
Agricultural and forest landYes, under the conditions of the Accession TreatyRestricted, including for companies with foreign shareholders

The rules come from Article 22 of the Constitution and the Agricultural Land Ownership and Use Act. Ask a lawyer to confirm the position for your nationality and the specific plot before you sign anything. The full rules, including the company route and inheritance, are on Can Foreigners Buy Property in Bulgaria?

How a purchase works

  1. Check the property. A lawyer confirms ownership, encumbrances and building permits in the Property Register and the municipality's records.
  2. Preliminary contract and deposit. Usual for new builds, where payments are often staged with construction.
  3. Notary deed. Title passes when the deed is signed before a Bulgarian notary, who checks that taxes and fees have been paid.
  4. Registration. The deed is entered in the Property Register at the Registry Agency.

Most new apartments are sold at the shell-and-plaster stage. Budget for finishing on top of the price: Colliers puts it at roughly €500 per m².

Costs of buying

  • Transfer tax: 0.1% to 3% of the property's value. Each municipality sets its own rate.
  • Registration fee: 0.1% for entering the deed in the Property Register.
  • Notary fee: set on a regulated sliding scale according to the property's value.
  • VAT: new buildings sold by a VAT-registered developer include 20% VAT. Asking prices are often quoted without it.
  • Lawyer and agent: agreed with each adviser. Ask an agent who pays the commission before you view.

Owning and renting out

  • Annual property tax: 0.01% to 0.45% of the property's tax value, set by the municipality, plus a municipal waste collection fee.
  • Rental income for individuals: taxed at 10% after a flat 10% allowance for expenses, an effective 9% of gross rent. Non-residents pay the same 10% as a final tax.
  • Selling: gains on the sale of property by individuals are generally taxed at 10%, subject to certain exemptions.
  • Owning through a company: rental profit is taxed at the 10% corporate rate, then 5% on any dividend.

Investor tool

Rental Yield Calculator

Enter a price and rent to see gross and net yield for an individual landlord, after costs and the 10% rental tax with its 10% expense allowance.

Information only. Your real return depends on financing, vacancy, furnishing and your tax position.

Property tax, building fees, insurance, repairs.

Transfer tax, notary, registration, lawyer.

Gross yield

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Rental tax a year

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Net income a year

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Net yield

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Payback

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Property and residency

Buying property does not by itself give a right to live in Bulgaria. For citizens of countries outside the EU, a long-stay Type D visa and a prolonged residence permit can be granted to people who have invested at least BGN 600,000 (about €306,775) in Bulgarian real estate, directly or through a company they control. See Residency for the other routes.

This guide is a general summary, not legal or tax advice. Figures were checked against the sources below in October 2026.

Business directory

Property Companies in Bulgaria

Companies listed in the InvestBulgaria directory, featured members first. Choose a type of company, or search by city and keyword.

Bulgarian Properties

Real Estate Agencies

Sofia

Bulgarian Properties is a real estate agency that has operated for 23 years, with agents in Sofia, Burgas and other cities. It lists homes and commercial proper...

Home2U

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Sofia

Home2U is a real estate agency that helps clients buy or sell property quickly and safely, with more than 500 current offers and a free consultation with a brok...

iBrokers

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Sofia

iBrokers is a real estate agency with several offices in Sofia, including in Poduyane, that offers professional support in property deals and a free consultatio...

SUPRIMMO

Real Estate Agencies

Sofia

SUPRIMMO is a real estate agency for good-value properties in Bulgaria and abroad, offering apartments, houses, plots, offices and commercial space for sale and...

AGENZIA

Real Estate Agencies

Sofia

AGENZIA describes itself as one platform for all property needs, bringing together real estate, financing, insurance and interiors in one place. It follows inte...

Avenue Real Estate

Real Estate Agencies

Plovdiv

Avenue Real Estate is a Plovdiv agency that helps clients buy, sell, rent and invest in property. It started in 2017 in a small office and now reports 9 years o...

Bansko Estates

Real Estate Agencies

Bansko

Bansko Estates is a real estate company in Bansko, established in 2008, that offers properties for sale and for rent in the Bansko area. It aims to work with th...

Clements Properties

Real Estate Agencies

Sunny Beach

Clements Properties Ltd is a British property agency in Sunny Beach that sells resale apartments and villas in Sunny Beach, Kosharitsa and Sveti Vlas at low pri...

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Step by step

How to buy property in Bulgaria

Buying property in Bulgaria involves checking the property, signing a preliminary contract where applicable, completing a notary deed and registering it.

  1. Check the property

    Have a lawyer confirm ownership, encumbrances and building permits in the Property Register and the municipality's records.

  2. Sign a preliminary contract

    A preliminary contract and deposit are usual for new builds, where payments are often staged with construction.

  3. Sign the notary deed

    Sign the deed before a Bulgarian notary. Title passes at signing, and the notary checks that taxes and fees have been paid.

  4. Register the deed

    Enter the deed in the Property Register at the Registry Agency.

Frequently Asked Questions

What is the average price of a new-build flat in Sofia, Bulgaria?

The average asking price for new-build flats in Sofia is €2,070 per m², excluding VAT. Most new apartments are sold at the shell-and-plaster stage, with finishing costing roughly €500 per m² on top.

Can foreigners buy land in Bulgaria?

EU and EEA citizens can own land in Bulgaria, while other foreign nationals cannot own it in their own name; a Bulgarian company is the usual route for urban plots. Agricultural and forest land is restricted, including for companies with foreign shareholders.

What taxes do individuals pay on rental income in Bulgaria?

Individuals pay 10% tax on rental income after a flat 10% expense allowance, making the effective tax 9% of gross rent. Non-residents pay the same 10% rate as a final tax.

What are the costs of buying property in Bulgaria?

Property buyers pay transfer tax of 0.1% to 3% of the property value, a 0.1% registration fee and a notary fee set on a regulated sliding scale. New buildings sold by a VAT-registered developer include 20% VAT, although asking prices are often quoted without it.

Does buying property in Bulgaria give you residency?

Buying property in Bulgaria does not by itself give you the right to live there. Citizens of countries outside the EU may qualify for a long-stay Type D visa and prolonged residence permit after investing at least BGN 600,000, about €306,775, in Bulgarian real estate, directly or through a company they control.

Next step

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Property lawyers, accountants and translators who work with foreign buyers, in the InvestBulgaria directory.

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