Buying property in Bulgaria as a foreigner is entirely possible and increasingly common – people buy homes to live in, holiday apartments by the sea and in the mountains, village houses and investment properties. The transaction itself works like any other: due diligence, a preliminary contract, a notarial deed and registration. The difference lies in what a foreigner may own and in a few documents they need to prepare.
In this article we explain which restrictions apply to land, why it matters whether you are buying an apartment or a house with a garden, what the steps and costs look like, and how to buy a property without coming to Bulgaria.
What can a foreigner own in Bulgaria?
Buildings and apartments
Foreigners – whatever their nationality – may acquire ownership of buildings and self-contained units in buildings: apartments, studios, offices, garages. There are no restrictions here.
Land: EU and EEA citizens
Under Art. 22(1) of the Bulgarian Constitution, foreigners may acquire land under the conditions arising from Bulgaria's membership of the European Union, under a ratified international treaty, and by statutory inheritance. The transitional restrictions for EU and EEA citizens have been lifted – for land other than agricultural land, in 2012. Today they can buy plots and houses with gardens on the same terms as Bulgarian citizens.
For agricultural land and forests the law sets additional requirements, and how they apply to the particular buyer must be checked before the transaction.
Land: citizens of non-EU countries
Citizens of countries outside the EU and EEA (for example UK citizens after Brexit) as a rule cannot acquire land directly. The exceptions are statutory inheritance and cases provided for in an international treaty.
The most common lawful solution is buying through a Bulgarian company. The foreigner sets up an EOOD or OOD, and the company – as a Bulgarian legal entity – buys the house and the land. You should bear in mind that:
- the owner of the property is the company, not you personally;
- the company has obligations – accounting, annual financial statements, tax returns;
- selling the property, or the shares in the company, later on is a different transaction with different tax consequences;
- for agricultural land this route is restricted and requires a separate check.
We explain how to set up a company remotely in our article on registering a company in Bulgaria from abroad. Whether to buy personally or through a company is a question to discuss with a lawyer and an accountant before the preliminary contract.
An apartment or a house with a garden: why the land matters
With an apartment in a building, you buy the self-contained unit and undivided shares in the common parts of the building. Whether undivided shares in the land pass with them, or only a building right, depends on the title documents for the building. For a non-EU citizen, the notary will structure the transaction so that it does not include land.
With a house with a garden, the building and the land are usually sold together. If the buyer cannot acquire the land, they cannot buy such a property in their own name – hence the need for a company. So even before a viewing, check with your lawyer whether the particular property is suitable for you.
The steps in buying a property
1. Legal due diligence on the property
The checks cover the seller's ownership and the chain of previous owners; encumbrances – mortgages, attachments, registered statements of claim, rights of use; whether the property is matrimonial or inherited; tax liabilities; and the building documents. We describe in detail what this involves in our article on legal due diligence before buying property.
2. Preliminary contract and deposit
The preliminary contract sets out the price, the deadlines, the deposit, who pays the costs and what happens if one of the parties pulls out. The rules on the deposit are explained in our article on the deposit and when it is refunded.
3. Notarial deed
The final contract is concluded before a notary where the property is located. If you do not speak Bulgarian, the notary will require an interpreter to translate the content of the deed at the signing.
4. Registration and next steps
The notary submits the deed for registration in the Property Register. After the transaction you must file a declaration with the municipality for local taxes and the waste collection fee, transfer the electricity, water and district heating accounts and, if needed, insure the property.
Buying remotely with a power of attorney
You do not have to come to Bulgaria. An attorney-in-fact – usually a lawyer – can sign the preliminary contract and the notarial deed on your behalf. The power of attorney must be a special one, must describe the property and must bear notarial certification of both the signature and the content at the same time. If it is signed abroad before a local notary, an apostille or legalisation and a translation are also needed. We explain how to prepare it in our article on a power of attorney from abroad with an apostille and translation.
What documents does a foreigner need?
| Document | When it is needed |
|---|---|
| Valid passport or identity card (for EU citizens) | Always |
| Bulgarian personal number (ЕГН), foreigner's personal number (ЛНЧ) or another identification number, if you have one | Usually – check with the notary |
| Declarations in the notarial procedure (citizenship, marital status, source of funds where required) | Always |
| Documents on marital status and matrimonial property regime | If you are married – to make clear whether the property becomes joint property |
| Special power of attorney with an apostille and translation | If you are buying through an attorney-in-fact |
| Documents for the Bulgarian company | If you are buying through a company |
| Interpreter for the notarial deed | If you do not speak Bulgarian |
Marital status matters. If you are married, the spouses' property regime may be governed by foreign law, and this affects whether the property will be joint property. Discuss it with your lawyer before the transaction.
How much does the purchase cost?
The transaction costs are the same for foreigners and for Bulgarian citizens:
| Cost | Amount |
|---|---|
| Notary fee | On a sliding scale, up to a maximum of €3,067.75 excluding VAT |
| Local transfer tax on acquisition | From 0.1% to 3% – the rate is set by each municipality |
| Registration fee | 0.1% |
| Interpreter, power of attorney, lawyer, estate agent | As agreed |
The fees and the tax are calculated on the higher of two values – the agreed price or the tax assessment value. There is a worked example in our article on notarial deed fees.
Payment by bank transfer
Payments under the transaction totalling more than BGN 10,000 (≈ €5,112.92) are made by bank transfer – to the notary's special account or to a bank account at a bank chosen by the parties (Art. 25(10) of the Notaries and Notarial Activity Act, ЗННД). For a transfer from abroad, allow time for the banks' checks and prepare documents on the source of funds.
Sample timetable
| Stage | What happens | Indicative time |
|---|---|---|
| 1 | Choosing the property and a consultation – personally or through a company | 1–2 weeks |
| 2 | Power of attorney from abroad, if you are buying remotely | 1–4 weeks |
| 3 | Legal due diligence on the property | 1–2 weeks |
| 4 | Preliminary contract and deposit | a few days |
| 5 | Documents for the transaction, transfer of the money | 2–6 weeks |
| 6 | Notarial deed and registration | on the day of the transaction |
| 7 | Declaration to the municipality, utility accounts | 2–4 weeks |
If you are buying through a company, allow extra time to set it up.
Frequently Asked Questions (FAQ)
Can a citizen of a non-EU country buy an apartment in Bulgaria?
Yes. The restrictions apply only to land. A citizen of a non-EU country can buy an apartment, an office or another unit in a building in their own name.
Can a British citizen buy a house with a garden?
Since Brexit, British citizens are treated as citizens of a non-EU country. As a rule, they cannot acquire the land under the house in their own name, so they most often buy through a Bulgarian company. The particular case needs to be checked.
Can I inherit land in Bulgaria if I am a foreigner?
Yes. The Constitution allows foreigners to acquire land by statutory inheritance. We explain how to settle an inheritance remotely in our article heir abroad: settling an inheritance in Bulgaria without travelling.
Do I need an LNCh (foreigner's personal number) or a Bulgarian bank account?
A Bulgarian bank account is not mandatory – the price can be transferred from abroad. Whether an LNCh (ЛНЧ) or another identification number is needed depends on the particular case. Usually the foreigner obtains an identification number from the National Revenue Agency (НАП) for the tax declarations. Check in advance with your lawyer and the notary.
Can I buy a property without coming to Bulgaria?
Yes, through an attorney-in-fact holding a special power of attorney with notarial certification of the signature and content. If you sign it at a Bulgarian consulate, no apostille or translation is needed.
Why buy a property with a lawyer?
A foreigner buys under an unfamiliar legal system, in a foreign language and often from a distance. The notary certifies the transaction impartially but does not protect your interests – that is your lawyer's role. A real estate lawyer in Sofia will assess whether you can buy the property in your own name or need a company, check the ownership and encumbrances, prepare the contract and the power of attorney, and represent you before the notary.
Mechkova & Dimitrova Law Firm helps clients from many countries buy property in Bulgaria safely and remotely. The information in this article is general and does not replace advice on the particular transaction. Contact us before you sign a preliminary contract.
