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Buying property in Bulgaria as a foreigner: Complete guide UK
Considering moving to Bulgaria, or buying a holiday home there? The country is a popular choice for expats, retirees, investors and entrepreneurs from all over the world.
This is partly thanks to its mix of beautiful beaches, pristine ski resorts and vibrant cities like its capital Sofia with its leafy boulevards, elegant architecture and fabulous restaurants.
Bulgaria also offers fantastic value for money, with a low cost of living and affordable property prices.
If you’re dreaming of a move to Bulgaria, we’re here to help. Read on for our essential guide on how to buy property in Bulgaria as a foreigner, including info on mortgages, fees and taxes, property prices and pitfalls to avoid.
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Can you get a mortgage from a Bulgarian bank as a non-resident?
First up, you’ll need to think about how you’ll finance your Bulgarian property purchase. Unless you have the cash upfront, you’re likely to need a mortgage.
The good news is that Bulgarian banks do offer mortgages to foreign citizens and non-residents. Your best chance is at one of the country’s major banks - such as DSK Bank, UniCredit Bulbank, United Bulgarian Bank and Eurobank Bulgaria (Postbank).
However, you may find that as a non-EU national, you may face stricter acceptance criteria and a more complicated approvals process compared to Bulgarian locals and EU citizens.
It’s also likely that you’ll only be able to get a loan-to-value (LTV) rate of between 50% to 70%, which is lower than the typical rate of 80% to 85% available to Bulgarian citizens.2 This means you’ll need a larger deposit.
It’s a good idea to start shopping around for mortgages before starting your property search in earnest. It’s a really good idea to use a broker, who can help you find the right mortgage for your circumstances. Simply having someone on your side who speaks Bulgarian and really understands the system can pay dividends.
Taxes and fees for owning property in Bulgaria
In order to set your budget for the purchase, you’ll need to factor in legal fees, property taxes and other costs.
Here are the main ones to know about when buying property in Bulgaria:
| Tax/fee name | Rate/fee |
|---|---|
| Legal fees | Varies, typically 0.5% to 1%2 |
| Estate agent fee (commonly paid by buyers, although can be negotiated) | 2.5% to 3.6%1 |
| Municipal transfer tax | 0.15 to 3% depending on municipality1 |
| Property Register registration fee | 0.1%1 |
| Notary fees | 0.1% to 1%1 |
| Mortgage valuation fee | Varies, approx. €120 EUR (based on mortgage of €112,000 EUR)3 |
| Property tax (annual) | €50 to €200 EUR1 |
| Waste collection tax (annual) | €100 to €400 EUR1 |
What’s the property market like in Bulgaria?
The property market in Bulgaria seems to be booming at the moment, with prices rising by a huge 15.51% during the year to Q2 2025.4 Major cities such as Sofia and Varna are unsurprisingly seeing some of the highest price rises.
Interest in new builds and modern apartment complexes remains strong, but there’s also demand for rural properties - although supply is not quite keeping pace. Sales are steady, with the number of transactions in the second quarter of 2025 rising by 2.8% compared to the year before.4
What this means as a buyer is that you may have to compete with other buyers (particularly other foreign buyers) and pay a little more for your dream Bulgarian property.
If you’re looking to buy a property to rent out, it could be useful to know that rental yields have fallen slightly from 4.65% in Q2 2024 to 4.29% in Q3 2025.4
Can foreigners buy property in Bulgaria?
EU citizens can buy property and land in Bulgaria under the same conditions as residents.
For everyone else - which includes UK nationals - restrictions will apply. This includes not being able to buy property with land, such as a house with a garden or a plot to build on. There is a workaround for this, which is to set up a Bulgarian limited liability company (called an OOD) and buy the land through that.1
Certain types of land can never be bought by foreign nations, such as agricultural land, forest land and vineyards.1
Can you buy property in Bulgaria and get residency?
There’s no direct route to residency or citizenship in Bulgaria simply by buying property.
However, it can support an application for an extended residence permit. If you buy property worth over €310,000 EUR (and fund at least 75% of this yourself, without borrowing), you may qualify for the country’s residency-by-investment pathway.1
This lets you move abroad and live in Bulgaria for five years, and after that you can apply for permanent residency if you wish.1
Bulgaria does also have a ‘Golden Visa’ scheme, which allows foreign citizens to gain residency through making an investment in the country. However, this doesn’t include investment in property.
How much are the property prices in Bulgaria?
Now we come to the all important question - how much money do you need to afford your dream home in Bulgaria?
According to cost of living database Numbeo, the cost of buying an apartment in Bulgaria is a whopping 60% to 66% cheaper per square meter than the UK - depending whether you buy inside or outside a major city centre.5
Although of course, it depends on the type of home and the exact area you’re buying in.
To narrow it down a little further, here’s a guide to what you can expect to pay per square metre in some of Bulgaria’s major cities (in EUR as Bulgaria officially adopted the euro on 1st January 2026):6
| City | Average apartment price per sq.m - city centre (EUR) | Average apartment price per sq.m - outside city (EUR) |
|---|---|---|
| Sofia | €3,540 | €2,289 |
| Varna | €2,730 | €1,703 |
| Burgas | €2,169 | €1,461 |
| Plovdiv | €2,015 | €1,289 |
| Stara Zagora | €1,201 | €872 |
Another thing to note when figuring out the price for property in Bulgaria is that international transfers could get expensive, especially if the bank or provider adds a margin to the exchange rate to convert your pounds to euros.
Consider checking out Wise to securely handle your large transfers with mid-market exchange rates and low, transparent fees*.
Where is the cheapest place to buy property in Bulgaria?
If you’re house hunting on a tight budget, you’re best avoiding the bigger cities and looking in more rural areas. There are some bargains to be had in parts of provinces such as Vidin, Targovishte and Vratsa, but bear in mind that you may need to spend more on renovations if you’re buying an older property.
If you do want to buy in a city, options such as Plovdiv and Stara Zagora tend to be cheaper than Sofia and Varna.
Buying property in Bulgaria as a foreigner - a step-by-step guide
Before you start your house hunt, it can be useful to know a little about how the process of buying property works in Bulgaria.
Here’s a quick overview of the steps involved:
1. Get your finances in order
The first step is to get your finances sorted. This means setting a budget, getting a mortgage offer (approval in principle) and getting all your paperwork together.
You might also want to open a Bulgarian bank account, or at least make sure you have an international account in euros.
2. Find a property and arrange viewings
Now it’s time to start searching for your dream home. You can use online property portals and/or local estate agents to find properties. We’ll run through some tips later on how and where to start your search.
If you’ve found somewhere you like, arrange a viewing as soon as you can, and start researching the area in the meantime.
3. Make an offer
If you’ve found the perfect property, the next step is to submit a competitive offer to the estate agent, or to the buyer directly. You can negotiate, just like in other countries.
If accepted, you may be asked to pay a reservation deposit of around €1,000 to €2,000 EUR - to show you’re serious about buying.1
4. Appoint a solicitor and carry out due diligence checks
While it’s not mandatory, it’s a good idea to find and appoint a property lawyer.
A personal recommendation is a good way to find a solicitor, but you can also find a list of English-speaking property solicitors on the UK Government website.
Your solicitor will check over and translate all documents and contracts, as well as carrying out due diligence on the transaction.
This will include checking for encumbrances, drafting and reviewing contracts, verifying the property title and ensuring that the property is legally allowed to be sold.
5 Get a survey
While due diligence checks are being carried out, you might want to book a building survey. This involves hiring a surveyor to check the property for structural or other issues.
If the survey flags anything up, you may be able to re-negotiate on price.
6. Sign the preliminary contract and pay the deposit
If all checks are completed and you’re happy to go ahead, the next step is for both parties to sign the preliminary agreement. You’ll also arrange a transfer for the deposit, which is usually around 10% of the purchase price. This is a legally binding step.
At this stage, you might want to contact your mortgage provider to finalise the financing for your purchase.
7. Sign the notarial deed
This final sales contract needs to be signed by both parties in the presence of a notary public. You’ll pay the final balance, and the transfer will be registered with the Property Registry - at this stage, you’ll become the legal owner of the property.
After all that’s done, you’ll get the keys to your new home.
📚 How to buy and finance a house abroad
How can you find a property in Bulgaria?
The two main routes to find property to buy in Bulgaria are local real estate agencies and online property websites.
Property agencies and agents in Bulgaria
It isn’t necessary to use a real estate agent to find a property to buy overseas. But it can be helpful, especially if you’re moving to Bulgaria from the UK and are unfamiliar with the local property market.
If it’s the first time you’ve bought a property in Bulgaria, then a specialist buying agent or broker might offer helpful advice and insight into the local market.
However, there will usually be a fee to pay for this service, and you should make sure you’re clear on what you’ll get for your money, as both the packages and prices can vary considerably.
Property websites in Bulgaria
The best way to get a headstart on finding a place to buy in Bulgaria is to look online. Great websites to find a house or apartment to buy include:
- Imot.bg
- Bulgarian Properties
- Homes.bg
- Imoti.net
- Property.bg
- Rightmove Overseas
What are some of the pitfalls of buying property in Bulgaria?
One of the main things to watch out for when buying property in Bulgaria, or in any foreign country, are scams.
The very best way to protect yourself when buying property in Bulgaria is to consult an independent real estate lawyer. This is an expert who works just for you and has your interests at heart, rather than working for the seller or real estate agent at the same time.
The UK Government has a handy list of English speaking lawyers in Bulgaria, but you should also check that the lawyer is registered and practising with the Bulgarian Bar Association. Ask for their registration number so you can look it up through the Bulgarian Bar Registers. You should also check that they have professional indemnity insurance.
It’s also very important to have your lawyer check that your property purchase doesn’t include land, as you’re not legally allowed to buy land in Bulgaria as a non-EU national. If you do want to buy land, you’ll need to speak to your solicitor about registering a limited company in Bulgaria and making the purchase that way.
Other key things to remember for a safe property purchase in Bulgaria:
- Never sign a preliminary agreement, deposit agreement or pay a deposit until your lawyer has carried out all the necessary due diligence on the property. Crucially, your lawyer should aim to confirm who is the legal owner of the property, that they have the right to sell and that all documentation is in order. You may be asked to pay a deposit to reserve the property, but this can be binding and should only be done after extensive checks.
- Be very cautious if an agent or lawyer asks you to cut corners to save time or money
- Don’t be bullied by aggressive sales or marketing tactics - take your time, do your research and complete the process carefully
- Get an inspection/survey carried out if you have any concerns about the property.
How do you choose the right property in Bulgaria?
Your dream home in Bulgaria will be the one that closest fits your search criteria. The most important factors will be location, the type of home and of course, how much you can afford to spend.
If you’re not already living there, it’s worth making a trip to the specific town or city in Bulgaria you’re interested in. You’ll want to check out the local area and view properties, making sure to pay attention to local transport links and amenities.
Condition of the property
It’s a good idea to do as much research as possible before committing to purchase a property.
It’s not mandatory, but it is strongly recommended to commission a building survey or inspection. This will flag up any major issues and give you a better idea of what you’re buying.
Type of property
Bulgaria offers a variety of different property types, from city centre apartments, to beachfront villas. Townhouse-style homes are also popular in Bulgaria.
You may prefer to buy a new build from a developer, but you could get a better deal with an older property in a rural area. Just remember though that these homes are likely to come with high renovation costs.
If you’re buying in a city, an apartment is likely to be the best choice in terms of location and local amenities.
Moving into your Bulgarian property
Before you can get the keys to your new home, you’ll have a few key tasks to run through. These include taking out insurance and setting up your utilities.
Insurance
It’s strongly recommended to take out a buildings insurance policy starting from your completion date. In fact, you might find it's a mandatory condition of your mortgage offer.
Setting up utilities and bills in Bulgaria
If you know when your completion date will be, it makes sense to get some essentials set up in advance of moving in.
A prime example is utilities, such as heating, power and water. Get these sorted as early as you can, and the moving process should be a little smoother.
Renovating property in Bulgaria
For older properties, some building work or improvements may be needed before you can move in.
Read our guide to building and renovating property abroad, covering everything from planning permission to finding a local builder - and some of the main costs you can expect.
Save on currency conversion fees with Wise when buying property in Bulgaria
After reading this guide, you should have all the essential info you need to start your property search in Bulgaria. This includes those crucial first steps such as finding a broker and searching online property portals, and getting your finances in order.
Need a secure, convenient and low-cost way to send a deposit or pay the final balance for your property purchase in Bulgaria? Take a look at the Wise account from the money services provider Wise. It's not a bank account but offers some similar features and your money is safeguarded.
With Wise, you can set up large amount transfers worldwide to 140+ countries for low, transparent fees* and the mid-market exchange rates with no markup.
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**Investments in funds are never guaranteed and your capital can be at risk. In the UK, Interest and Stocks are provided by Wise Assets — this is the trading name of Wise Assets UK Ltd, a subsidiary of Wise. Wise Assets UK Ltd is authorised as an investment firm and regulated by the Financial Conduct Authority (FCA). Our FCA number is 839689. We do not give investment advice, and you may be subject to pay tax. If you're not sure, seek qualified advice. You can find more information about the funds on our website.
Additional FAQs about buying property in Bulgaria
Where do most Brits live in Bulgaria?
You’ll find British expats spread across the whole of Bulgaria, but some of the most popular cities include Veliko Tarnovo, Sofia and Varna.7
How much do you need to retire in Bulgaria from the UK?
How much you’ll need to live comfortably in Bulgaria as a retiree all depends on your lifestyle and circumstances, although remember that the cost of living there is much lower than the UK.
However, to get a Bulgarian retiree visa, you’ll need a minimum monthly income of around €500 EUR.8
How long can I stay in Bulgaria if I own a property?
How long you can live in Bulgaria all depends on your visa or residence permit, rather than whether or not you own property.
Under Schengen rules, British citizens can stay in Bulgaria for 90 days in any 180 day period without needing a visa. But after that, you’ll need to apply for the appropriate visa or permit.
Is it cheaper to live in Bulgaria than the UK?
Yes, the cost of living in Bulgaria is around 46.8% cheaper than the UK (including rent).5
Sources used:
1. Investropa - buying and owning a property as a foreigner in Bulgaria
2. Estate Agent Power - legal processes and pricing
3. DSK Bank - mortgages for residential property
4. Global Property Guide - Bulgaria's residential property market analysis
5. Numbeo - cost of living comparison between UK and Bulgaria
6. Numbeo - prices by city
7. My Cheap Removals -popular Ccities in Bulgaria for UK expats
8. Lawyers Bulgaria - retiring to Bulgaria
Sources last checked on date: 13-Jan-2026
*Please see terms of use and product availability for your region or visit Wise fees and pricing for the most up to date pricing and fee information.
This publication is provided for general information purposes and does not constitute legal, tax or other professional advice from Wise Payments Limited or its subsidiaries and its affiliates, and it is not intended as a substitute for obtaining advice from a financial advisor or any other professional.
We make no representations, warranties or guarantees, whether expressed or implied, that the content in the publication is accurate, complete or up to date.
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