At a glance
- Total time
- About a week to find a flat
- Official fees
- Deposit 1 to 2 months, agency fee up to 1 month
- Where
- imot.bg, alo.bg or an agency
- Bulgarian needed?
- Contract in both languages
Most expats rent before they buy, and renting in Bulgaria is usually straightforward. Contracts are short, deposits are modest and you can find a furnished flat in a week. But there is no deposit protection scheme and agency fees aren’t capped, so it pays to know what is normal before you sign.
Where to look
- Property websites: imot.bg and alo.bg list most rentals, many of them through agencies. Listings are mostly in Bulgarian.
- Agencies: they save time and translate for you, but you usually pay a fee.
- Expat groups: good for direct lets from owners and for taking over a flat from someone who is leaving.
What it costs to move in
| Cost | What is normal |
|---|---|
| First month’s rent | Paid in advance |
| Deposit | Usually 1 month’s rent, sometimes 2 |
| Agency fee | Often 1 month’s rent, or 50% of it. Sometimes the owner pays instead. There is no legal cap, so ask before viewing |
| Utilities | Electricity, water, heating and internet are usually on top of the rent |
| Building fee | Most blocks charge a small monthly fee for cleaning and lifts. Ask who pays it |
The contract
Always get a written contract, in Bulgarian and a language you understand. It doesn’t need to be notarised to be valid. Check that it includes:
- The names and personal numbers of you and the owner, and the address of the flat.
- The rent in euro, when it is due and how it is paid. Paying by bank transfer gives you a record.
- The deposit, and when and how it is returned.
- Who pays utilities, the building fee and repairs.
- How much notice either side must give, usually 1 month.
- A list of furniture and appliances, with photos of their condition.
If you need the address for your residence
To register your address, or to apply for a visa or residence permit, a rental contract alone may not be enough. Migration offices often also ask for a notarised declaration from the owner agreeing that you live there, and a copy of the owner’s title deed. Ask for these before you sign: some owners refuse, especially if they don’t declare the rental income.
Red flags
- The owner asks for a deposit before you have seen the flat.
- The person showing the flat can’t prove they own it or act for the owner.
- Cash only, no contract, and no receipt.
- A price far below similar flats in the same area.
Getting your deposit back
Take dated photos when you move in and when you move out, and keep every receipt. If the owner won’t return the deposit, start with a written request. If that fails, small disputes can go to the district court, and a lawyer’s letter often settles it sooner.
Common mistakes
- Signing before asking for the owner’s declaration you need for Migration.
- Not checking the heating. Many flats rely on central heating (toplofikatsia) or air conditioning, and winter bills can surprise you.
- Assuming the agency fee is paid by the owner.
Sources
- Ministry of Foreign Affairs: Visa D documents, including proof of accommodation
- Migration Directorate leaflet: proof of address for EU citizens
- Obligations and Contracts Act: rental contracts (in Bulgarian)
General information, not legal advice. What is “normal” varies by city and by agency: always agree costs in writing.