This is for foreign buyers — EU and non-EU — who want to understand the rules, process and real costs of buying a home or land in Bulgaria.
EU and EEA citizens can buy property in Bulgaria in their own name, including land. Non-EU citizens can buy apartments and buildings freely, but the land-ownership rule is the nuance that shapes most purchases.
Important
Property is a legal purchase with real title, tax and structuring questions. A Bulgarian lawyer or independent adviser should check documents, plan the structure and attend the notary — this guide is educational, not a substitute for that.
What can a foreigner actually buy?
| Buyer type | Apartments and buildings | Land and houses with land |
|---|---|---|
| EU and EEA citizens | Can buy in own name. | Can buy in own name, same as Bulgarian citizens. |
| Non-EU citizens | Can buy in own name. | Cannot own land personally unless an international treaty permits; typically use a Bulgarian company. |
The company workaround for land
Non-EU buyers who want a house with land typically use a Bulgarian limited company (EOOD/OOD). The company has Bulgarian legal personality and may acquire land without restriction. Setup takes a few days, costs a few hundred euros, and brings annual accounting obligations.
The purchase process
The process runs from offer and reservation, through due diligence on title, encumbrances and Act 16 status, to a notarial deed and registration in the Property Register. A lawyer or independent adviser is strongly recommended to check documents, plan the structure and attend the notary.
Taxes and fees
| Cost item | Typical level | Notes |
|---|---|---|
| Municipal transfer tax | ~2–3% of price (varies by city) | Paid by buyer; rate set by municipality. |
| Notary fees | Regulated sliding scale, capped | Based on property value. |
| Property Register registration | 0.1% of price | Standard fee. |
| Legal or agency fees (optional) | Variable | Recommended for non-resident buyers. |
| Total typical transaction costs | ~3–4% of price | Excluding optional services. |
Ongoing costs
Owners should expect annual property tax, local waste charges, building maintenance fees for apartments, and utilities. These are modest by Western European standards but vary by municipality and building.
Common pitfalls
| Issue | Risk | Mitigation |
|---|---|---|
| Unclear title or encumbrances | Ownership dispute, debt attached to property | Full due diligence by a lawyer. |
| Missing Act 16 certification | New build not legally usable for residence | Verify Act 16 before completion. |
| Informal parking or storage | No legal right to use the space | Check the notary deed and plans. |
| Resort-market volatility | Price drops, low liquidity | Treat as a lifestyle purchase, not pure investment. |
Thinking Bulgaria?
Sovereignty Global helps foreign buyers set up the right structure for Bulgarian property — including the Bulgarian company non-EU buyers need for land — alongside residency, banking and ongoing administration. Explore Bulgaria and Residency, or Book a Consultation. Budgeting first? See Cost of living in Bulgaria (2026).
Sources
- Bulgarian Property Act and Notaries Act.
- Municipal tax ordinances.
- 2026 guidance from Bulgarian agencies and law firms on foreign ownership and transaction costs. All facts should be reconfirmed before signing.