Bulgaria borders Turkey and is a member of the European Union. It has been a full member of the Schengen Area since 1 January 2025 and has used the euro since 1 January 2026. That makes it one of the most attractive property markets for investors, cross-border business owners and retirees.
The most common misconception among foreign buyers is: “Buy an apartment in Bulgaria for €30,000–50,000 and you will get a European residence permit and freedom of movement.” This is not true. Buying a regular apartment in Bulgaria, whatever the price, does not grant a residence permit on its own.
This guide explains the real conditions for residence through property under Bulgaria’s Foreigners Act. It also covers the ownership limits for non-EU citizens, buying land through a company (EOOD), the Act 14, 15 and 16 construction certificates, current property prices and buying costs.
Does buying a home in Bulgaria grant residence? Short answer
| Buying a regular apartment | No Whatever the price, buying a home alone does not grant a residence permit |
|---|---|
| Property worth €306,775 or more | Temporary residence Formerly BGN 600,000; at least 75% of the price from own funds; renewed yearly |
| €511,292 in state-approved funds | Permanent residence Formerly BGN 1,000,000; the official Bulgaria Golden Visa |
| Retirees: home + pension | Temporary residence Type D visa based on a pension and housing, then a residence card |
| Trade representative office (TRO) | Temporary residence Bulgarian office of an active company in your home country |
| Can non-EU citizens buy an apartment? | Yes Directly in your own name; land and detached houses require a Bulgarian company (EOOD) |
Bulgaria adopted the euro on 1 January 2026; former BGN thresholds were converted at the fixed rate (€1 = BGN 1.95583). Get legal advice before applying.
The Big Myth: “Buy a Cheap Apartment, Get Residence”
Behind searches such as “does Bulgaria give residence if you buy a house” there is often a mix-up. Greece’s Golden Visa, which does grant residence through property, is confused with Bulgaria.
The legal reality: under Bulgarian law, buying a regular home at any price does not automatically give the buyer a type D long-stay visa or a residence permit. An apartment worth €35,000 or €80,000 in Sunny Beach, Bansko, Burgas or Kardzhali gives you ownership only.
Ownership does not put a residence card in your passport. A non-EU homeowner without a valid residence card or a multiple-entry Schengen visa cannot even visit their own home without a visa.
Residence Through Property: The €306,775 Rule
Bulgaria’s Foreigners Act sets a narrow, high threshold for residence through property:
- Minimum investment: €306,775. This was BGN 600,000 before the euro and was converted at the fixed rate.
- Own funds: At least 75% of the price must come from the investor’s own money. A Bulgarian mortgage can cover no more than 25%.
- Source of funds: The full amount must be transferred to Bulgaria from your personal bank account abroad.
- Several properties: There is no single-property rule. Several homes or commercial units can be combined if their total value meets the threshold.
- Permit type: A temporary residence permit renewed every year. It is not permanent residence.
- In practice: Heavy bureaucratic checks, yearly renewal fees and state valuation reports mean this route is rarely used.
The Official Bulgaria Golden Visa: Fund Investment
The official Bulgaria Golden Visa, which grants permanent residence directly, works through investment, not property. Under Article 25 of the Foreigners Act, an investment of €511,292 (formerly BGN 1,000,000) in alternative investment funds approved by Bulgaria’s Financial Supervision Commission (FSC) grants permanent residence. Details: Bulgaria Golden Visa
One development to watch: in July 2026, the Bulgarian government submitted a bill to Parliament. Under the bill, permanent residents who spent less than six months in the country in the previous calendar year could lose their status. The bill has not been adopted yet.
Title and Ownership Limits for Non-EU Citizens
Non-EU citizens buying property in Bulgaria need to know about one constitutional restriction.
Apartments, offices and shops
Non-EU citizens can buy apartments, offices and shops in Bulgaria in their own name without special restrictions. Ownership is registered in your name with a notarial deed (Нотариален акт).
Land and detached houses (Constitution, Article 22)
Under the Bulgarian Constitution, citizens of countries outside the EU cannot buy land in Bulgaria in their own name. If you want a village house, a villa with a garden or a plot of land, the land under the building cannot be transferred to you personally.
The Legal Solution: Setting Up a Bulgarian Company (EOOD)
This restriction is overcome with a simple, legal method under Bulgaria’s Commerce Act:
- A single-member limited company (EOOD), 100% foreign-owned, is registered in your name with the Bulgarian Registry Agency (Агенция по вписванията).
- The minimum capital is symbolic (about €1) and registration takes 3 to 5 working days.
- Because the company is a Bulgarian legal entity, the villa or land is registered in the company’s name. As the sole shareholder and manager, you own the property through the company.
Construction Certificates to Know: Act 14, 15 and 16
The “Act” certificates you will often see in Bulgarian listings are the equivalent of building permits and occupancy certificates:
- Act 14 (rough construction): The building’s structure and roof are complete. The title can be transferred after this certificate, but the building is not yet habitable.
- Act 15 (construction handover): The developer has finished the building according to the project, and it is ready for the inspection committee.
- Act 16 (permit for use, occupancy): The most important certificate. It is issued by the state acceptance committee and the municipal chief architect. It confirms that electricity, water, lifts and fire safety are complete and that individual utility contracts can be opened.
Important: Living in a building without Act 16 is not legal. Electricity in such buildings is billed at the construction-site tariff, and owners pay 3–4 times the normal amount. When buying a finished home, always ask for the “Act 16 / Разрешение за ползване” certificate.
Property Prices and Rental Yields in Bulgaria
Since joining the euro and Schengen, property prices in Bulgaria’s major cities have been rising steadily. Still, compared with Western European capitals, Bulgaria offers some of the lowest prices per square metre in Europe.
Bulgaria property prices and rental yields by city (current)
| City | Price per m² | Average apartment price | Annual rental yield | Highlights |
|---|---|---|---|---|
| Sofia (capital) | €2,200 – €2,600 | €110,000 – €145,000 | 4.5% – 5.5% | Corporate tenants and expat demand; strongest capital growth |
| Plovdiv | €1,450 – €1,800 | €75,000 – €95,000 | 5.5% – 6.5% | Industry and tech corridor; university students |
| Varna (north coast) | €1,650 – €2,400 | €85,000 – €125,000 | 5.0% – 6.0% | Summer tourism and port trade; sea-view developments |
| Burgas (south coast) | €1,300 – €1,700 | €65,000 – €90,000 | 5.0% – 5.8% | Closest major city to Turkey (about 1 hour from the Malko Tarnovo border) |
| Sunny Beach / Bansko | €650 – €1,200 | €35,000 – €55,000 | 6.0% – 9.0% (seasonal) | Budget holiday apartments; watch out for high maintenance fees |
| Kardzhali | €800 – €1,100 | €45,000 – €65,000 | 4.0% – 4.8% | Large Turkish-speaking community; family and dual-citizen demand |
Figures are average ranges and vary with building age, Act 16 status and location.
The Buying Process in Bulgaria
- Legal checks and encumbrance search (Удостоверение за тежести): The property register is checked for liens, bank mortgages or tax debts.
- Preliminary contract (Предварителен договор): The price, payment schedule and handover date are set out. A 10% deposit is usually paid into an escrow account.
- Notarial deed (Нотариален акт): Buyer and seller complete the transaction before a notary. By law, any payment above BGN 10,000 (about €5,113) must go through a bank.
- BULSTAT registration: Within 7 days of the purchase, the tax office is notified and a BULSTAT number is issued to the foreign buyer.
Costs of Buying Property in Bulgaria
On top of the sale price, expect closing costs of 5% to 8% on average, including the agent’s commission:
Related guides: Buying Property in Alexandroupoli: Prices, Permit Process and What to Know
Costs of buying property in Bulgaria
| Item | Rate | Notes |
|---|---|---|
| Municipal transfer tax | 2% – 3% | Varies by municipality; usually 3% in Sofia, Varna and Burgas |
| Notary fees | 0.4% – 1.2% (+ 20% VAT) | Graduated state tariff based on the property's official value |
| Land registry fee | 0.1% | Paid to the Registry Agency (Агенция по вписванията) |
| BULSTAT registration | Small fixed fee | Mandatory tax number registration for foreign buyers |
| Agent's commission | 2% – 3% (+ 20% VAT) | Standard market fee if you use an agent |
| Legal checks and lawyer | Variable | Title and encumbrance search, contract review |
| Total | 5% – 8% on average | Including agent's commission |
Rates are general ranges; ask your lawyer for a written cost breakdown.
Legal Routes to Residence for Property Owners
If a regular apartment does not grant residence on its own, how can non-EU citizens live legally in Bulgaria? In practice, three routes are used most:
- Retirees: type D visa and a home
- Who it is for: Retirees receiving a regular pension.
- How it works: No capital investment is needed. If you document your pension and buy or rent a home long term in Bulgaria, you can apply for a type D long-stay visa. You then receive a temporary residence card that is renewed every year.
- Trade representative office (TRO)
- How it works: If you own an active, tax-paying company in your home country, it can open a trade representative office registered with the Bulgarian Chamber of Commerce and Industry.
- With a home: The person appointed as representative obtains a residence permit, using the home they bought in Bulgaria as their residential address. This route does not require hiring 10 Bulgarian employees.
- The official Bulgaria Golden Visa (€511,292 fund investment)
This is the most direct route for investors who do not want to deal with company turnover or pension requirements. A €511,292 investment in state-approved funds grants permanent residence in Bulgaria. Buying property is then a separate decision, made for euro-based rental income and diversification.
Want Residence Through Property? Greece
If you want residence in Europe directly through buying a home, Greece offers this. Depending on the region, the options are a single home worth €400,000 or €800,000, or a €250,000 conversion project. The residence card is issued in about 6 months on average, and family members can be included. Details: Greece Golden Visa and Real Estate Buying Guide in Greece
Conclusion
Bulgaria’s property market has three strengths: the EU’s lowest corporate tax rate (10%), the financial stability that comes with the euro, and its proximity to Turkey. But buying property should not be seen as a “ticket to residence”. The right approach is to plan the purchase together with the right legal route: a retiree visa, a trade representative office or a fund investment.
