Finding a flat in Bulgaria is, for most newcomers, the easier half of the job. The harder half is the paper around it, because your lease is also your proof of address for the residence application. That is why renting in Bulgaria deserves a careful look at the contract, not just at the photos.
What does renting in Bulgaria cost?
EURES gives rents for a two-room flat per square metre: about 9 to 10 euros in Sofia, 8 to 9 in Varna, 8 in Plovdiv and 6 to 7 in Burgas. The page is dated 5 March 2025 and the rents carry no year, so treat them as orders of magnitude. EURES adds that rents in these large cities can be up to ten times higher than in small towns. Furnished, partly furnished and empty flats are all common, as are rooms in shared flats. Bills (water, electricity, heating) are usually extra. For the budget as a whole, see the cost of living in Bulgaria.
Where do you look?
Property portals and agencies are the usual route, and the same flat is often listed by several agents. Visit in person if you can, or send a trusted person. Cities differ: Sofia is the most expensive; Plovdiv and Varna are cheaper; read best places to live in Bulgaria before you choose.
What should be in the written lease?
Insist on a written lease between the landlord and you. It should state the rent, the due date and how it is paid, who pays which bills, the deposit, the length of the lease and the notice period. If you pay in cash, ask for a receipt every time.
The Law of Obligations and Contracts (Articles 228 to 239) governs leases. Three points follow from it:
- Deposit. The lease articles do not mention one and do not cap it. Its amount is therefore negotiated and has to be written in the contract, with the conditions for returning it.
- Duration. A lease cannot exceed 10 years, except a commercial lease.
- Notice. For a lease with no fixed term, the notice is one month.
A contract in Bulgarian, with legal wording you do not know, is the moment when many newcomers sign something they have not understood. Moovy can explain a clause in plain English and suggest what to ask the landlord. It cannot sign or negotiate for you, and it does not replace a lawyer on a high-value lease.
What does the landlord have to give you for your residence file?
For the certificate of prolonged residence you must prove your address. If you rent, the Ministry of the Interior asks for the lease and, in addition, a notarised statement from the landlord confirming your address. A lease alone is not enough. Raise it before you sign: some landlords are reluctant to go to a notary. See residence in Bulgaria for EU citizens.
You may also need a certificate of address from your municipality for some services; EURES mentions it for registering at the job centre.
How should you handle the euro changeover in your lease?
Bulgaria adopted the euro on 1 January 2026. Dual price display was compulsory until 8 August 2026, and some documents may still show leva. Make sure the rent in the contract is stated in euros, and convert any old figure at the fixed rate of 1.95583 leva per euro.
What mistakes do tenants make when renting in Bulgaria?
- Paying cash without a receipt.
- Signing without an inventory of furniture and the state of the flat. Take dated photos.
- Forgetting the landlord's statement, which delays the residence application.
- Ignoring who pays the bills and whether meters are in your name.
- Assuming a deposit is capped. It is not, so negotiate and write the refund terms.
How do you view and shortlist flats when renting in Bulgaria?
Visit at different times of day: a quiet street at noon can be a busy one at night. Check the heating system, the windows, the water pressure and the state of the building's common areas. Ask what the monthly bills usually are, and whether the building has a management fee. Ask to see a recent bill rather than relying on an estimate.
Look at the distance to what matters to you: the Migration office or the municipality, your workplace, the kindergarten or school, and a GP. Choosing a flat near a school can be decisive, since the school catchment depends on your address; see schools in Bulgaria for expat children.
What should you ask the landlord before signing?
- Is the landlord the owner, and can they show the title or a power of attorney?
- Will the landlord provide the notarised statement of your address for the residence file?
- Which bills are included, and whose name are the meters in?
- What is the deposit, when is it returned and what deductions are allowed?
- What is the notice period for each side, given the one-month rule for leases with no fixed term?
- Is subletting allowed, and can you keep a pet?
Write the answers into the lease. Anything left unspoken is difficult to prove later.
How do you pay the rent safely?
A bank transfer leaves a trail, which is useful for your own records and, later, for your tax and residence files. If you pay in cash, ask for a signed receipt each month. Keep copies of the lease, the receipts, the inventory and the photographs in one folder; you will need them again when you leave, and perhaps when you apply for permanent residence after five years.
Since the euro changeover, check that your rent is stated in euros and that any late-payment or index clause is clear. See the cost of living in Bulgaria for the monthly picture.
What happens when the lease ends?
For a fixed-term lease, check what happens at the end date: does it expire, or does it continue if you stay? For a lease with no fixed term, either party gives a month's notice under the law we read. Do a joint check-out with the landlord, compare the state of the flat with your initial photographs, and settle the final bills and the deposit on the same day, in writing.
If you disagree about the deposit, keep calm and keep the evidence. The law we read does not set deposit rules, so the contract is your main protection.
Is it better to rent first or buy?
Many people rent for the first year to learn the city, the winter and the neighbourhood, then decide. Renting also keeps you flexible while you test the health system, the school and your work. If you are tempted to buy early, read buying property in Bulgaria and compare the all-in cost, including the local acquisition tax. When you are ready to choose a city, best places to live in Bulgaria gives you rents and prices side by side.
What about renting as a non-EU citizen?
Renting is open to everyone. What differs is your right of stay: Britons need a visa or permit, as described in moving to Bulgaria from the UK. Once you know where you will settle long term, you might think about buying property in Bulgaria. Rules change, so have a lawyer or notary read any lease you are unsure about before renting in Bulgaria.