Buying property in Bulgaria attracts people because prices look modest next to Western Europe, and because the ski, sea and city markets of Bansko, Varna and Sofia are so different. The market is open, but the legal path has points that catch foreigners: a municipal tax that varies, a tax valuation that can overrule your price and a rule about land that does not apply to everybody.
Can foreigners buy property in Bulgaria?
EU, EEA and Swiss citizens can buy a home. Article 22 of the Constitution lets foreigners acquire land on the conditions that follow from Bulgaria's EU membership. For farmland, special conditions apply; we could not read the farmland law, so ask a notary.
For citizens of third countries, including Britons since Brexit, Article 22 says a foreigner can acquire ownership of land only through a treaty ratified by Bulgaria or by legal inheritance. The article speaks of land. For an apartment or house (the building without the land), have a notary confirm your case before signing. See moving to Bulgaria from the UK.
What does property cost?
EURES lists average prices per square metre for two-room flats (undated): Sofia about 1,550 euros, Varna 1,650, Plovdiv 1,250, Burgas 1,600, Veliko Tarnovo 1,170 and Vidin 730. The spread between cities is large, and a listing price is not the same as a tax valuation. For choosing a city, read best places to live in Bulgaria.
How does the purchase work?
- Check the seller's papers: identity, proof of ownership and the certificate of encumbrances (mortgages, attachments).
- Sign before a notary (нотариус, notarius). The deed is then entered in the property register.
- Pay the acquisition tax to the municipality of the property, at the time of the transfer.
- After the purchase, declare the property to the municipality for the annual property tax.
Notary fees were not confirmed from an official scale. Ask for the figure in writing.
A purchase is where small errors cost a lot: a missing certificate of encumbrances, a price declared too low, a land question that was not asked. Moovy can turn the steps into a checklist for your case and flag what to put to the notary. The deed, the tax payment and the legal checks remain with you and the notary.
What is the local acquisition tax?
The данък при придобиване на имущества по възмезден начин (acquisition tax on property bought for consideration, Articles 44 to 51 of the Local Taxes and Fees Act) works like this, according to the Ministry of Finance and the rules in force in 2026:
- it applies to homes and other buildings, limited rights in buildings and motor vehicles;
- the buyer pays;
- it is calculated on the agreed price or on the tax valuation of the property if that is higher;
- each municipal council sets the rate between 0.1% and 3%;
- in Sofia the rate is 3%, in force since 1 January 2020, as recalled in the municipal council's decision of 18 December 2025; elsewhere ask the municipality;
- it is paid at the time of transfer to the municipality where the property is located, and late payment adds interest.
The Ministry's own page still speaks of leva in places. Check the euro amount in the paperwork.
What other costs come with the deed?
Registering the sale in the property register carries a state fee of 0.1% of the price in the deed, with a minimum of 10 leva in the Registry Agency tariff (which still shows leva, so ask for the euro amount); if no price is given, it is calculated on the tax valuation. Add notary fees, any agent's commission and your own advisers.
Which mistakes do buyers make?
- Declaring a low price. The tax is calculated on the valuation if higher than the price.
- Skipping the certificate of encumbrances. Ask for it before the sale.
- Buying land without checking your status. This matters especially for non-EU citizens.
- Counting on a loan without comparing. Each bank sets its own conditions for a foreign borrower; see bank account in Bulgaria.
- Forgetting the tax afterwards. Declare the property to the municipality. For income from renting it out, ask the National Revenue Agency how it is taxed.
How should you prepare for buying property in Bulgaria as a foreigner?
Start with your status and your money. Your nationality decides whether land is open to you, and your residence decides how easily you can open a bank account and finance a purchase. Gather proof of income and savings, and think about whether you will borrow: banks set their own conditions for foreign borrowers, such as income, length of stay and deposit, and you should ask for the offers in writing; see bank account in Bulgaria.
Then decide what you are buying. An apartment in a building and a house with land are two different legal objects, and the land element is where nationality can matter. Agree with the notary, before you pay any deposit, which of the two you are buying and whether anything in your status raises a question.
What does the notary check when you are buying property in Bulgaria?
The notary signs the deed after reviewing the seller's identity and title and the certificate of encumbrances, which shows mortgages and attachments. You should ask for these documents beforehand, not at the signing. The deed is then entered in the property register, and the registration fee is paid on the price stated in the deed.
We could not confirm the notary's official fee scale, so ask for a written quote. Ask also whether the notary will check the tax valuation, since the acquisition tax uses whichever is higher: the price or the valuation.
What happens with the tax valuation?
The local acquisition tax is based on the agreed price or on the tax valuation of the property if that is higher. That means a low declared price does not reduce the tax below the valuation. The municipality can tell you its valuation, and in practice many buyers ask for it before agreeing a price. For a property in Sofia, the 3 per cent rate applies to the higher figure.
Interest is added on late payment, so pay at the time of transfer. Public bodies and a few other entities are exempt, but a private buyer is not.
What are the risks specific to foreign buyers?
- Status of the land. Third-country nationals face the constitutional limit on owning land; EU citizens face special conditions for agricultural land.
- Language. The deed is in Bulgarian. Have it translated and explained before you sign; the translation is for your understanding, and the Bulgarian text is what binds you.
- Distance. Buying from abroad by power of attorney is possible, but the power of attorney needs the right form and certification. Ask the notary what is accepted.
- Hidden costs. Management fees, local taxes and repairs can change the real price.
What happens after the purchase?
Declare the property to your municipality so that it can assess the annual property tax. Update your address with the Migration office if you move in, and put the utilities in your name. If you rent the property out, the rent is income, so ask the National Revenue Agency how it is taxed. If you plan to live there, your lease is no longer your proof of address, so keep the title deed for the Migration office; see residence in Bulgaria for EU citizens.
Should you rent first?
Many buyers rent for a season or two in the city they are considering, which gives them time to check winters, noise and commuting. See renting in Bulgaria. Rules change, so have a notary and, if needed, a lawyer confirm every step of buying property in Bulgaria.