Step-by-Step: The Procedure for a Foreigner to Buy an Apartment in Bulgaria — From Negotiations to Registration
As of November 15, 2025, apartments dominate Bulgaria’s foreign property market, comprising 78% of all non-EU transactions (NSI Q3 2025). Unlike standalone houses or land, apartments in multi-unit buildings fall under the Condominium Ownership Act (COA, SG 6/2009, last amended 2024) and can be purchased directly by any foreigner—EU or non-EU—without the constitutional land-ownership barrier (Constitution Art. 22). The underlying land is held in proportional co-ownership (ideal parts) among all unit owners, bypassing direct land title restrictions.
Phase 1: Preparation and Market Entry (Weeks 1–4)
1.1 Define Investment Parameters
| Criteria | Options & 2025 Benchmarks |
|---|---|
| Budget | €70,000–€120,000 (coastal studios/1-bed); €130,000–€220,000 (Sofia/Varna 2-bed) |
| Location | Sunny Beach (€1,050/m²), Varna Sea Garden (€2,000/m²), Sofia Lozenets (€2,200/m²) |
| Purpose | Personal use, rental (5.5–7.8% gross yield), resale (6–10% annual appreciation) |
| Condition | Off-plan (10–15% discount), resale, new-build with Act 16 (occupancy permit) |
1.2 Assemble Professional Team
- Real estate agent: NREA-licensed; 3% commission (split 50/50 buyer-seller).
- Lawyer: Bulgarian Bar member; €800–€1,500 flat fee.
- Translator: Certified for contracts (€0.10–€0.15/word).
- Property manager (optional): For rentals; 15–20% of income.
1.3 Open Bulgarian Bank Account (Remote Option)
- Banks: UniCredit Bulbank, DSK, Postbank.
- Documents: Passport, proof of address, source of funds declaration.
- 2025 innovation: Video identification + apostilled PoA → account in 48 h.
- Purpose: Escrow, utility payments, tax transfers.
Phase 2: Property Search and Due Diligence (Weeks 5–8)
2.1 Viewing and Shortlisting
- Platforms: Imoti.net, Homes.bg, BulgarianProperties.com, Suprimmo.
- Virtual tours: 360° scans + drone footage (mandatory for new-builds per 2024 Consumer Protection Act).
- Physical inspection: Check Act 16 (occupancy permit), energy performance certificate (EPC), HOA minutes.
2.2 Legal Due Diligence Checklist
| Check | Source | Cost |
|---|---|---|
| Title deed (Titulna Knizka) | Property Register portal | €10 |
| Encumbrances (liens, mortgages) | Same portal | Free |
| Condominium status | HOA registry extract | €15 |
| Outstanding HOA fees | Management company certificate | €20 |
| Building structural integrity | Technical passport (post-2000 builds) | €50 |
| Developer guarantees (if off-plan) | Notarized contract + bank guarantee | N/A |
Red flags: Missing Act 16, EPC Class F/G, unresolved disputes.
Phase 3: Negotiations and Preliminary Contract (Weeks 9–10)
3.1 Price Negotiation
- Market reality: Sellers expect 5–10% below asking.
- Tactics:
- Highlight comparable sales (NSI quarterly reports).
- Offer quick closing (cash buyers preferred).
- Bundle furniture (€2,000–€5,000 value).
3.2 Preliminary Contract (OCA Art. 19)
- Form: Written, bilingual (Bulgarian + buyer’s language).
- Mandatory clauses:
- Full property description (apartment No., floor, ideal parts).
- Final price in EUR (payment in BGN at BNB fixing rate).
- Payment schedule (10% deposit, 90% on notary deed).
- Completion date (Act 16 issuance for off-plan).
- Penalties (0.1% daily for seller delay).
- Deposit: 10% (€7,000–€22,000) to seller’s escrow or lawyer’s client account.
- Validity: Binding; breach allows specific performance or damages.
3.3 Reservation Agreement (Optional)
- €1,000–€2,000 non-refundable; holds property 14–30 days.
Phase 4: Financing and Final Preparations (Weeks 11–12)
4.1 Payment Options
| Method | Pros | Cons |
|---|---|---|
| Bank transfer | Secure, traceable | 1–3 days, €25–€50 fee |
| Escrow (lawyer) | MAMLA-compliant | €200–€400 fee |
| Cryptocurrency | Rare; only via licensed exchangers | High volatility, regulatory scrutiny |
4.2 Mortgage (If Applicable)
- Eligibility: Non-EU buyers via salary/residency or Bulgarian OOD.
- LTV: 70% for residents, 60% for non-residents.
- Rate: 3.6–4.9% fixed (5-year, EURIBOR + 2.5%).
- Documents: Income proof, valuation (€300–€500).
Phase 5: Notarial Deed and Tax Payment (Week 13)
5.1 Scheduling the Notary
- Location: District of property (e.g., Sofia City Notary for Sofia).
- Attendance:
- In person: Buyer + seller + interpreter.
- Remote (2025): Qualified electronic signature (QES) or apostilled PoA.
- Documents for buyer:
- Passport + translation.
- Tax valuation certificate (municipality, €10).
- MAMLA declaration (source of funds > BGN 30,000).
- EPC copy.
5.2 Notarial Deed Execution
- Reading: Notary reads full deed in Bulgarian; interpreter translates.
- Signing: All parties + notary.
- Content:
- Transfer of ownership.
- Price (market + tax value for fee calculation).
- Ideal parts (e.g., 80/1,000 of land).
- Duration: 30–60 minutes.
5.3 Fee Breakdown (Example: €150,000 Apartment)
| Item | Rate | Amount |
|---|---|---|
| Notary fee | 0.1–3% of tax value (€90,000) | €1,350 |
| Local transfer tax | 2.5% (Sofia municipality) | €2,250 |
| State fee | 0.1% | €90 |
| Lawyer | Flat | €1,000 |
| Translation | €0.12/word | €150 |
| Total | €4,840 |
Note: Tax value = 60–70% of market → lower fees.
Phase 6: Registration in the Property Register (Week 14)
6.1 Submission
- Who: Notary (electronic within 3 days).
- Documents: Notarial deed, tax receipts, EPC.
- Fee: BGN 20–40 (€10–€20).
6.2 Cadastre Update
- CPRA Art. 54: Entry creates new title deed in buyer’s name.
- Timeline:
- Standard: 3–7 business days.
- Express: 24 h (€50).
- Output: Digital certificate (PDF) + SMS confirmation.
6.3 HOA Transfer
- Notify management company within 14 days.
- Pay outstanding fees (if any).
- Update resident registry (for utilities).
Phase 7: Post-Purchase Obligations (Week 15 Onward)
7.1 Utilities Transfer
| Utility | Provider | Action |
|---|---|---|
| Electricity | EVN, CEZ, Energo-Pro | New contract (online, €0) |
| Water | Sofiyska Voda | Meter reading + contract |
| Heating | Toplofikatsia | If district heating |
| Internet | A1, Vivacom | 1 Gbps fiber (€15–€25/month) |
7.2 Annual Property Tax
- Rate: 0.01–0.45% of tax value.
- Payment: By March 31 (5% discount) or June 30.
- Example: €150,000 apartment → €90,000 tax value → €225/year (0.25%).
7.3 Insurance
- Mandatory: None.
- Recommended: Building + contents (€150–€300/year).
7.4 Rental Setup (If Investment)
- Platforms: Airbnb, Booking.com.
- License: Register with municipality (€50).
- Tax: 10% flat on net income or 15% standard.
Timeline Summary (Cash Purchase, In-Person)
| Week | Milestone |
|---|---|
| 1–4 | Research, team, bank account |
| 5–8 | Viewings, due diligence |
| 9–10 | Negotiate, sign preliminary contract |
| 11–12 | Finalize funds, PoA if remote |
| 13 | Notary deed + tax payment |
| 14 | Property Register entry |
| 15+ | Utilities, HOA, insurance |
Total: 3–4 months (off-plan: 6–18 months to Act 16).
Special Cases and 2025 Updates
Off-Plan Purchases
- Payment plan: 30% on preliminary, 60% in stages, 10% on Act 16.
- Bank guarantee: Developer must provide (Bank Guarantee Act).
- Risk: Delay penalties (0.05% daily).
Remote Closing (Non-EU)
- PoA: Apostilled + translated (€150).
- e-Signature: EU buyers with QES; non-EU via Bulgarian notary proxy.
MAMLA Compliance
- Source of funds: Bank statements, sale contracts, gifts.
- Threshold: BGN 30,000 (~€15,000) → notary reports to SANS.
Cost Calculator (Interactive Example)
Apartment Price: €150,000
Tax Value: €90,000 (60%)
Deposit: €15,000 (10%)
Notary: €1,350
Local Tax: €2,250
Lawyer: €1,000
Other: €500
TOTAL CLOSING: €5,100 (3.4%)Risk Mitigation Checklist
| Risk | Solution |
|---|---|
| Hidden defects | Technical inspection (€200) |
| Developer bankruptcy | Check escrow account in licensed bank |
| Currency fluctuation | Fix price in EUR; pay same day |
| HOA mismanagement | Review 3-year financials |
| Forged documents | Verify via Property Register QR code |
From Dream to Deed in 14 Weeks
Buying an apartment in Bulgaria as a foreigner is streamlined, secure, and digital-first in 2025. The process leverages:
- Direct ownership (no company needed),
- Low transaction costs (3–4% vs. 7–10% in Spain/Italy),
- EU-compliant registries,
- Remote execution for global buyers.
Whether you’re a Polish remote worker eyeing Sunny Beach, a UK retiree in Bansko, or a US investor in Sofia, the path is identical: research → due diligence → preliminary contract → notary → registration → enjoyment.
Start with a NREA agent and Bar-registered lawyer. Your Bulgarian apartment is not just a property—it’s an EU foothold, a rental machine, or a sunset balcony over the Black Sea. The keys are yours in under four months.
