Buying property in Bulgaria as a foreigner
Bulgaria is one of the most open property markets in the EU. Here is exactly what you may buy, what you need, and where foreign buyers actually get caught out.
What a foreigner can own
Any foreign individual or company may buy and own an apartment in Bulgaria outright, with full title, no permit, no residency requirement and no minimum investment. This has been true for EU citizens since 2007 and for non-EU citizens for apartments throughout. The only meaningful restriction left in Bulgarian law concerns agricultural land and forest, which non-EU nationals may not own directly — and that has no bearing on a flat in Sofia.
The one nuance worth understanding is the plot beneath a building. When you buy an apartment you also acquire an ideal part of the land and of the building's common areas. For a flat, this transfers automatically with the deed and is not restricted. If you were buying a detached house on its own plot, a non-EU buyer would traditionally hold the land through a Bulgarian company — an arrangement that still works but adds annual accounting costs of €400–900. For apartments, no structure is necessary.
What you need before the notary
- A passport or ID card. That is the only identity document required at the deed.
- A Bulgarian personal identification number for foreigners (ЛНЧ) or a tax number. It is issued by the National Revenue Agency and normally takes one working day.
- Proof of funds and their origin. Bulgarian banks and notaries apply EU anti-money-laundering rules: expect to show payslips, a sale contract, or a bank statement trail for the deposit.
- A power of attorney if you will not be in Sofia on the day. It must be notarised and, if signed abroad, apostilled and translated by a sworn translator. Budget €150–300 and two weeks.
- A Bulgarian bank account — not legally required, but it makes the payment, the utility transfers and the annual property tax much simpler.
How long it takes
A straightforward Sofia purchase runs three to six weeks from agreed price to registered title:
| Stage | Typical duration | What happens |
|---|---|---|
| Reservation | 1–3 days | €1,000–5,000 deposit takes the flat off the market |
| Preliminary contract | 3–10 days | 10% deposit, price and completion date fixed, penalties agreed |
| Due diligence | 5–15 days | Title history, encumbrances, building charges, planning status |
| Notary deed | 1 day | Balance paid, deed signed, transfer tax and fees settled |
| Registration | 1–5 days | Entry in the property register; you are the owner from the deed date |
A mortgage adds two to five weeks. An off-plan purchase runs on the developer's construction schedule instead — see new-build vs resale.
The four things that actually go wrong
1. Buying without an independent lawyer
A Bulgarian notary verifies identity, capacity and the formal chain of title. The notary does not act for you, does not inspect the flat, and will not tell you that the building has €14,000 of unpaid common charges or that the seller's ex-spouse has a claim. An independent lawyer costs €400–900 and is the single best-value item in the whole transaction.
2. Under-declaring the price
Some sellers still ask to record a lower price in the deed to reduce the 2.5% transfer tax. It is illegal, it exposes you to a tax reassessment, and it caps your provable acquisition cost — which means a much larger capital-gains liability when you sell. Refuse.
3. Assuming the advertised area is the usable area
Bulgarian listings quote built-up area, which includes a share of stairwells, lifts and common parts. That coefficient ranges from about 12% in older blocks to 25% in some new developments. Two flats advertised at 80 m² can differ by 10 m² of living space. Always ask for the chista (net) area before comparing prices per square metre.
4. Ignoring the building, only looking at the flat
You are buying into a co-ownership. Ask for the minutes of the general assembly, the balance of the building fund, whether the roof and risers have been done, and whether the block took part in the national insulation programme.
Costs at a glance
Budget 4–5.5% of the purchase price in transaction costs. On the Sofia median flat of €238,000 that is roughly €11,424. The full breakdown is in costs and taxes.
After you own it
Annual property tax and waste collection in Sofia together run about 0.1–0.5% of the tax valuation (which is well below market value) — typically €120–450 a year for a city flat. Rental income is taxed at 10% after a flat 10% deduction. If you let the flat, register it with the municipality and with the National Revenue Agency. Non-residents pay Bulgarian tax on Bulgarian-source rental income; your home country may tax it too, subject to a double-taxation treaty.
Frequently asked questions
Can a non-EU citizen buy an apartment in Bulgaria?
Yes. Non-EU citizens can own apartments in Bulgaria with full freehold title, with no permit and no residency requirement. Only agricultural land and forest are restricted, and neither applies to a flat.
Do I need to be in Bulgaria to buy?
No. A notarised — and, if signed abroad, apostilled — power of attorney lets a lawyer sign for you. Most remote purchases are completed this way, but view the property in person or send someone you trust.
Does buying property in Bulgaria give residency?
Not automatically. Property ownership supports a long-stay visa application but is not itself a residence permit. Bulgaria closed its investor-citizenship programme in 2022.
How much are the total costs of buying?
Budget 4–5.5% on top of the price: 2.5% municipal transfer tax in Sofia, 0.5–1% notary fees, 0.1% registry entry and 2–3% plus VAT agency commission where the buyer pays it.
Can I get a mortgage as a foreigner?
Yes, though non-residents face stricter terms: typically 50–70% loan-to-value against 80–85% for residents, and proof of income in a convertible currency. See our mortgage guide.
Written by the Apartment in Sofia editorial team and reviewed against the market sample of 16 September 2026. General information, not legal or tax advice — take advice on your own circumstances.
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