Bulgaria attracts property buyers from across Europe and well beyond: prices are accessible, taxes are low and the market ranges from city apartments to coastal and mountain homes. Whether a foreigner can buy a particular property, however, depends on three things — who the buyer is, what kind of property it is, and whether the buyer is an individual or a company.
The rules at a glance
| Buyer | Apartments, offices, buildings | Urban land | Agricultural land and forests |
|---|---|---|---|
| EU / EEA citizen or company | Yes | Yes | Yes |
| Non-EU citizen or foreign company | Yes | Generally no — see the exceptions below | No (except inheritance or a treaty) |
| Bulgarian company with non-EU owners | Yes | Yes | No |
Where the rules come from
The Constitution protects private ownership, but its Art. 22(1) restricts the acquisition of land by foreigners: they may acquire it only under conditions flowing from Bulgaria’s EU membership, under a ratified international treaty, or by inheritance under the law. Buildings are treated differently — the Property Act allows foreigners to own buildings and limited rights in property, such as a building right, unless a specific law provides otherwise.
Buyers from the EU and EEA
EU and EEA citizens and companies are treated almost exactly like Bulgarians. They can buy apartments, houses and the plots that go with them. Since the end of the accession transition period on 31 December 2013, they can also buy agricultural land and forests.
Bulgarian law still contains a requirement that buyers of farmland have five years’ residence in Bulgaria. In its judgment of 18 January 2024 in Case C-562/22, the Court of Justice of the EU held that requirement incompatible with the free movement of capital. Because EU law takes precedence, it should not be applied to buyers from other EU member states — and the same reasoning extends to EEA nationals under the EEA Agreement.
Buyers from outside the EU
Non-EU nationals and companies can freely acquire buildings, apartments and other units, and limited rights such as a right to build. The Supreme Court of Cassation has also confirmed (Decision No. 210 of 27 December 2016) that the constitutional ban on land does not prevent buying a completed building together with the land beneath it.
Agricultural land and forests remain closed to them, with two exceptions: inheritance by law, and a ratified international treaty with their country that allows it. A non-EU heir who inherits such land must transfer it to someone entitled to own it within three years of the succession opening.
The company route — and its limit
Many non-EU buyers acquire a house with a plot through a Bulgarian company, which as a Bulgarian legal person can own urban land. The route has one firm limit: a Bulgarian company with partners or shareholders from outside the EU as a rule may not acquire agricultural land; the narrow exceptions should be checked case by case. The company also brings accounting and tax obligations that should be weighed before choosing this structure.
How a purchase runs
Legal review
A full title and encumbrance check before any money changes hands.
Preliminary contract
Price, deposit, timetable and remedies — the document that protects you until completion. If the seller backs out, it can be enforced in court.
Certificates
The tax valuation certificate and the cadastral sketch are obtained.
Notarial deed
The sale is signed before a notary in the district where the property is located.
Registration
The deed is entered in the Property Register.
Buyers who invest at least EUR 306,775 can also use the purchase as a basis for residence in Bulgaria.
Questions clients ask
Can a non-EU citizen buy an apartment in their own name?
Yes. Apartments, offices and shops in a building can be bought directly, without a company.
Is a lawyer required for the purchase?
Not by law, but strongly advisable. The notary checks only what the law requires immediately before signing; a lawyer reviews the title history, encumbrances, building permits and contract terms in advance and advises on the structure.
What costs come on top of the price?
Typically the municipal transfer tax (up to 3%), notary fees, the registration fee, legal fees and any estate agent’s commission.
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.
