Bulgaria has some of the lowest property prices in the EU — Sofia city-centre apartments start around €1,500–€2,200/m², compared to €5,000+ in Lisbon or €8,000+ in Amsterdam. But the rules for buying depend on your nationality. Here is what every foreign buyer needs to know before signing anything.
EU Citizens — Unrestricted
EU/EEA citizens can buy apartments, houses, and land in Bulgaria freely — no company required, no restrictions. You need a Bulgarian tax number and bank account for the transaction.
Non-EU Citizens — The Land Rule
Non-EU nationals (including UK post-Brexit) face one restriction: you cannot purchase land in your personal name. This affects houses with plots, agricultural land, and building plots. Apartments — which include only a share of common building areas — you can buy freely.
The solution: Register a Bulgarian EOOD and purchase in the company's name. Takes 2–4 weeks, costs €500–€1,500 to set up, and gives you residency basis and banking access as a bonus.
Two birds, one company: Many non-EU buyers open an EOOD specifically for property purchase. This simultaneously creates a residency basis, banking access, and a vehicle for any rental income at 10% corporate tax.
The Purchase Process
Find property, agree price
Work with a licensed agent. Always have a property lawyer review title before proceeding — encumbrances and building legality issues exist.
Preliminary contract (предварителен договор)
Legally binding agreement fixing price and terms. Typical deposit: 10%. Have your lawyer review — it is fully binding.
Title check & notary deed
Lawyer verifies clean title at Property Registry. Notary prepares deed (нотариален акт). Both parties must be present or represented by notarised power of attorney.
Sign, pay, register
Deed signed before notary. Payment via bank transfer (cash above €10,000 is prohibited). Notary registers with Property Registry.
Municipal registration & utilities
Register with local municipality for property tax (0.15–0.25% of assessed value annually). Transfer utilities to your name.
Returns and Market Outlook
Gross rental yields in Sofia: 4–6% for residential, 7–10% for short-term rental in good locations. Bulgaria is expected to adopt the euro — prices have already risen 15–20% in anticipation, but entry prices remain very low by EU standards. For long-term investors, the fundamentals are sound.
One practical note on the EOOD route for non-EU buyers: the company is not just a workaround — it also gives you a legitimate basis for Bulgarian residency (as a company director), opens access to a Bulgarian bank account, and means any rental income is taxed at the flat 10% corporate rate. Many buyers treat the company registration and property purchase as a single coordinated step rather than two separate processes.
