The buying process, step by step

1. Viewing and offer

There is no formal offer system. You negotiate verbally, usually through the agent, and the agreement becomes real only at the reservation stage. Asking prices in Sofia typically settle 3–8% lower; longer-listed flats and private sales give more room. Ask how long the property has been advertised — it is the single most useful question.

2. Reservation

A deposit of €1,000–5,000 takes the flat off the market for one to three weeks. Get in writing: the agreed price, what the price includes (parking, storage, fittings), the deadline for the preliminary contract, and the conditions under which the deposit is returned. A reservation deposit that is non-refundable in all circumstances is a red flag.

3. Preliminary contract (предварителен договор)

This is the real contract. It fixes price, completion date, penalties for either side, and the condition of the property at handover. A 10% deposit is standard. Bulgarian law gives the buyer a powerful remedy: if the seller refuses to complete, you can ask the court to declare the preliminary contract final. Have a lawyer draft or review this document — not the agent.

4. Due diligence

• Property record extract and title history from the Registry Agency
• Current skitsa (cadastral sketch) confirming the flat as registered
• Encumbrance check: mortgages, injunctions, restitution claims
• Marital status of the seller and spousal consent where required
• Certificate of no outstanding building charges from the building manager
• Tax valuation certificate from the municipality (it sets the minimum tax base)
• For inherited property: the inheritance certificate and all heirs' consent

5. The notary deed

All parties, or their attorneys, attend the notary. The notary reads the deed aloud, verifies identity and title, takes the transfer tax and fees, and the balance of the price is paid — most safely through a notary escrow account or a bank transfer executed at the desk. You leave as the owner; the deed is entered in the property register within a few days.

6. After completion

1. Register the property with the municipality within two months (declaration for tax purposes)
2. Transfer electricity, water, heating and building-fund accounts into your name
3. If you will let the flat, register with the National Revenue Agency
4. Keep the deed, the tax valuation and all payment records — you will need them when you sell

The leverage points

You have the most negotiating power at two moments: before the reservation deposit, and at the point where due diligence turns up something — unpaid charges, an unregistered alteration, a missing spousal consent. Do not spend that leverage on the asking price alone; use it on the completion date and on who pays for fixing the problem.

Frequently asked questions

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.