Buying property as a foreigner

At a glance

Total time: Usually 1 to 2 months
Official fees: About 4% to 6% on top of the price
Where: A Bulgarian notary
Bulgarian needed?: Sworn translator at the notary

Foreigners can buy homes in Bulgaria, and many do. The rules depend on whether you are an EU citizen and whether the property includes land. This guide explains who can buy what, the steps from offer to keys, and the costs on top of the price.

Who can buy what

	Apartment or building	Land, or a house with its own plot
EU and EEA citizens	Yes, in your own name	Yes, in your own name
Non-EU citizens	Yes, in your own name	Not in your own name. The usual route is a Bulgarian company (EOOD) that you own

The limit for non-EU citizens comes from Article 22 of the Bulgarian Constitution. Buying an apartment is not affected, because you buy the flat itself, not the land under the building. Inheritance is an exception: non-EU citizens can inherit land, but the rules are complex, so talk to a lawyer.

The company route for non-EU buyers

To buy a house with a garden, or a plot of land, many non-EU buyers set up an EOOD and buy through it. The company owns the property and you own the company. It works, but it comes with running costs: an accountant, annual financial statements and a tax return every year, even if the company does nothing else. See our guide to sole trader or EOOD.

Step by step

Get your personal number or a Bulgarian tax number. The notary will need it. EU citizens get a personal number (LNCH) when they register; others can get a tax number from the National Revenue Agency (NAP).
Check the property. A lawyer checks the owner’s title deed, any mortgages or claims in the Property Register, and that all co-owners agree to sell. For a new building, ask whether it has its Act 16, the certificate that it is finished and fit to live in.
Sign a preliminary contract and pay a deposit, usually 10% of the price. The contract should say what happens to the deposit if either side pulls out.
Get the tax assessment (данъчна оценка) from the municipality. Transfer tax is charged on the price or this assessment, whichever is higher.
Sign the notary deed. Buyer and seller sign in front of a Bulgarian notary. If you don’t speak Bulgarian, a sworn translator must be present. You can also sign through someone you give a notarised power of attorney.
Registration. The notary registers the deed in the Property Register. You become the owner from that moment.
After the purchase, ask the municipality whether you need to file a property tax declaration, pay the yearly property and waste-collection tax, and move the utility accounts into your name.

Costs on top of the price

Cost	How much
Local transfer tax	Between 0.1% and 3%, set by each municipality. Most large cities charge between 2% and 3%
Notary fee	On a sliding scale by price, up to about €3,070, plus VAT if the notary is VAT-registered
Property Register fee	0.1% of the price
Agent’s commission	Usually 2% to 3%, sometimes paid by both buyer and seller. Agree it in writing
Lawyer and translator	Agreed with them in advance

As a rule of thumb, budget around 4% to 6% of the price for these costs.

Tip: pay through a bank transfer, never in cash, and make sure the full price is written in the notary deed. A lower price in the deed saves a little tax but leaves you exposed if something goes wrong.

Does buying give you residence?

No. Owning a home in Bulgaria does not by itself give a non-EU citizen the right to live here. You still need a visa and residence permit on another basis. See our residence guide for non-EU citizens.

Common mistakes

Relying on the seller’s agent to check the title. Hire your own lawyer.
Buying an off-plan apartment without checking the developer and the building permit.
Signing a preliminary contract you can’t read. Ask for a translation first.
Non-EU buyers agreeing to buy a house with land in their own name. The notary can’t complete it.

Sources

General information, not legal advice. Transfer tax and fees change: check your municipality’s current rate and get a lawyer before you sign anything.