Residence Through Buying Property in Bulgaria

For many families from outside the EU, buying a home in Bulgaria is both the goal and the means. Bulgarian law allows a non-EU national who invests in real estate above a statutory value to obtain long-term residence, renewable for as long as the investment is kept. The ground is set out in Art. 24(1)(19) of the Foreigners in the Republic of Bulgaria Act.

The value test

Buying through a company is often the practical choice for non-EU nationals, who cannot own land directly — see our guide for foreign buyers.

Documents

Alongside the standard immigration documents — passport, insurance, criminal record certificate and proof of means of subsistence — you will need:

• a certificate from a Bulgarian bank confirming the transfer made for the purchase; and
• the notarial deed showing your (or your company’s) ownership.

From purchase to residence card

1. Choose and check the property

   Before you commit, a full title review confirms that the property is clean and that the price will be accepted for residence purposes.

2. Complete the purchase

   Preliminary contract, bank transfer, notarial deed and registration.

3. Type D visa

   The purchase documents support your long-stay visa application at a Bulgarian consulate abroad.

4. Residence permit

   After arrival, the application is filed with the Migration Directorate.

5. Renewal

   The permit is usually issued for one year and renewed annually, as long as you still own the investment.

Because the procedure begins with the purchase, the legal work on the transaction and on the immigration file should be planned together. We have used this ground under real time pressure — once switching a couple’s residence basis from pensioners to property investors in four days before their permits expired.

Questions clients ask

This guide is general information about Bulgarian law as it stood on the date of publication. It is not legal advice for your specific case.