Construction Costs in Bulgaria
Price per square metre, 2026
| Stage | Cost per m², excl. VAT |
|---|---|
| Rough construction, economy | €300 to €350 |
| Rough construction, standard | €350 to €450 |
| Rough construction, premium | €450 to €600 |
Source: VEMK: Rough construction prices for a house in 20263
Rough construction covers excavation, foundations, the structure and the roof. Prices in 2026 are at least 15% to 20% higher than in 2024, and builders advise keeping 10% to 15% in reserve.3
| Premium house in Sofia | Cost per m² of gross floor area |
|---|---|
| Rough construction, to Act 14 | €300 to €500 |
| From Act 14 to Act 15 | €250 to €400 |
| Finishing, to Act 16 | €350 to €550 |
| Design, permits and documents | €80 to €150 |
| Total, to Act 16 | €980 to €1,400 |
Source: Kota Homes: The cost of building a premium house in Sofia in 20264
Act 14, 15 and 16 are the official stages of a Bulgarian building: the structure, the completed building and the permit to use it. The industry average for a turnkey house across Bulgaria in 2025 was €1,300 to €1,600 per m².4
How fast costs are rising
| Construction cost index, Q2 2026 | +3.4% on the quarter, +9.6% on a year earlier |
|---|---|
| Building materials, producer prices | +3.4% on the quarter, +10% on a year earlier |
Source: BTA: Construction cost index up 9.6% in Q2 2026 (NSI)2
Frequently Asked Questions
How much does rough house construction cost per square metre in Bulgaria in 2026?
In 2026, rough construction costs €300 to €350 per m² for an economy build, €350 to €450 for a standard build and €450 to €600 for a premium build, excluding VAT. It covers excavation, foundations, the structure and the roof.
How do construction prices in Bulgaria compare with the EU average?
Bulgaria’s construction price level was 69.2% of the EU average in 2024, so building costs were lower than in most EU countries.
How quickly are construction costs rising in Bulgaria in 2026?
In Q2 2026, Bulgaria’s construction cost index rose 3.4% on the quarter and 9.6% on a year earlier. Building materials producer prices rose 3.4% on the quarter and 10% on a year earlier.
How much does it cost to build a premium house in Sofia to Act 16?
Completing a premium house in Sofia to Act 16 costs €980 to €1,400 per m² of gross floor area in 2026. This total includes rough construction to Act 14, work from Act 14 to Act 15, finishing to Act 16, and design, permits and documents.
Sources
- Eurostat: Price level indices, 2024 (prc_ppp_ind)
- BTA: Construction cost index up 9.6% in Q2 2026 (NSI)
- VEMK: Rough construction prices for a house in 2026 (in Bulgarian)
- Kota Homes: The cost of building a premium house in Sofia in 2026 (in Bulgarian)
Figures checked 13 October 2026. Prepared by InvestBulgaria for general information. It is not investment, tax or legal advice; please confirm details with a qualified adviser before acting.
