How to Buy an Apartment in Bulgaria as a Foreigner in 2027: Step-by-Step from Choosing to the Notary
In short: any foreigner can buy property in Bulgaria in 2027, including citizens of non-EU countries, and the only document you need is a passport. The deal goes through 10 steps: choosing, viewing, a reservation deposit of €2,000–5,000, a legal check, a preliminary contract, the notary deed and registration. Transaction costs are usually 3–5% of the price, and with SUNDAYS the buyer pays 0% agency commission.
Below is the process we follow with SUNDAYS clients on the Bulgarian Black Sea coast, from the first enquiry to the keys, plus a table of timelines and costs.
Who can buy property in Bulgaria?
Any foreigner can buy an apartment in Bulgaria in their own name as a private individual, with no residence permit and no Bulgarian company. Restrictions apply only to land.
- EU and EEA citizens buy apartments, houses and land on the same terms as Bulgarians.
- Non-EU citizens (Ukraine, Kazakhstan, Israel, the UK and others) can freely buy apartments and studios. A house with a plot or land is usually bought through a Bulgarian company (EOOD).
- Buying an apartment does not automatically give you the right to reside in Bulgaria: that is a separate procedure.
Bulgaria joined the eurozone on 1 January 2026, so prices, taxes and payments in the deal are in euros.
What documents does a foreign buyer need?
To buy an apartment you only need a valid passport. The other documents are prepared by the seller, the developer, the notary and the real estate agency.
You will usually also need a bank account for the transfer. If you do not attend the deal in person, you need a notarised power of attorney with an apostille or one certified at a Bulgarian consulate.
How to buy property in Bulgaria: 10 steps to the keys
Step 1. Set your budget and goal
First decide what the apartment is for: holidays, relocation or rental. The goal determines the resort, floor, view and type of building. Add 3–5% on top of the price for transaction costs, plus the annual maintenance fee of the complex.
As a benchmark for October 2026: the most affordable studio in the SUNDAYS catalogue is in Villa Margarita in Sveti Vlas, from €47,900. One-bedroom apartments in Sunny Beach start from €87,888 (Sunny View Central). Prices are as of publication; please check the current price with a manager.
Step 2. Choose a property: new build or resale
A new build is cheaper and comes with installment options, while a resale apartment lets you move in straight away. If you want to buy directly from a developer, browse the section new builds from developers: as of October 2026 it lists 69 properties.
For a new build, the construction stage matters:
- Act 14: the building's structure is complete. The notary deed for an off-plan property is often signed at this stage.
- Act 15: construction is finished.
- Act 16: the building is approved for use, utilities can be connected and you can live there.
If the view matters, start with apartments with sea views. A ready-to-move-in furnished option is Domenico in Sveti Vlas: the building is completed and studios start from €102,743.
Step 3. View in person, by video or on an invest tour
There are three ways to view. In person, if you are already on the coast. By video call, where the broker shows the apartment, the view, the entrance and the grounds in real time. On the SUNDAYS invest tour, where the agency arranges flights, transfers and a hotel, and you view several complexes in 1–2 days.
Step 4. Reserve with a deposit
A reservation takes the apartment off the market while the documents are checked. The deposit is usually €2,000–5,000, and the refund terms are set out in the reservation agreement.
Step 5. Run a legal check
The legal check confirms that the seller is the lawful owner and that there are no debts, mortgages or seizures on the property. It covers title, cadastre data, the building permit and the Act 14/15/16 stage, and for resale apartments it also confirms there is no unpaid maintenance fee.
Step 6. Sign the preliminary contract and payment plan
The preliminary contract fixes the price, area, deadlines, payment schedule and each party's liability. For new builds, payment usually goes in stages tied to construction.
SUNDAYS offers installments for up to 10 years with a down payment from 10%: "10% and the keys to the apartment are yours". We have explained how installments without a bank or mortgage work in a separate article.
Want to work out your own payment plan? A SUNDAYS broker will shortlist 3–5 options for your budget and calculate the full cost of the deal. To book a free consultation or an invest tour, send a request or call +359 879 654 389.
Step 7. Open a bank account and pay
Payment usually goes through a bank account by transfer with a documented source of funds. SUNDAYS accepts cash, bank transfer, bank card or cryptocurrency, and the method is agreed before the contract is signed.
Step 8. Sign the notary deed
The notary deed is the main document of the deal: from the moment you sign it, you are the owner. If you do not speak Bulgarian, a sworn translator must be present at the notary (usually €50–150). The notary fee follows the state tariff: usually a few hundred euros, up to about €1,500 for expensive properties, plus VAT.
Step 9. Register the ownership
After signing, the notary sends the deed to the Registry Agency and the ownership is entered in the Property Register. The registration fee is 0.1% of the value. The buyer also pays the local acquisition tax: from 0.1% to 3% of the higher of the deal price or the tax valuation. In resort municipalities the rate is usually 2–3%; check the current rate with the municipality.
Step 10. Transfer utilities and sign with the management company
After the purchase, transfer the electricity and water contracts into your name and sign a contract with the complex's management company. The maintenance fee in Sunny Beach is usually €8–20 per m² per year, and higher in premium complexes. It covers the pool, security, cleaning, landscaping, lifts and common areas. The annual property tax and waste fee for a typical studio together usually come to a few dozen euros a year.
How much time and money does each step take?
Benchmarks as of October 2026 for buying a ready apartment or a new build at Act 14 or later:
Overall, buying a ready apartment usually takes from 3–4 weeks to 2 months. Transaction costs are 3–5% of the price, and with no agency commission the real figure is closer to the lower end.
Can you buy an apartment in Bulgaria remotely?
Yes, you can buy an apartment without travelling to Bulgaria. You issue a power of attorney with an apostille at a notary in your country or at a Bulgarian consulate, and your representative signs the notary deed on your behalf.
The viewing is then done by video, contracts are signed remotely and payment goes by bank transfer. The power of attorney must state the property, price and the representative's powers precisely.
What are the most common buyer mistakes?
Most problems come from rushing and cutting corners on checks:
- Paying a deposit without a written reservation agreement and refund terms.
- Not checking the construction stage and building permit of a new build.
- Leaving the 2–3% acquisition tax and notary costs out of the budget.
- Not asking about the maintenance fee before buying.
- Signing documents in Bulgarian without a sworn translator.
- Issuing a power of attorney that is too broad or too vague.
- Paying cash without documents proving the source of funds.
Where should you start today?
Start with a shortlist and a consultation: one conversation is enough to clarify budget, timing and suitable complexes. Browse Sunny Beach apartments for sale, with 28 properties as of October 2026, or open the full SUNDAYS property catalogue. If you want to understand the cost of living on the coast first, read our overview of prices and life by the sea.
A SUNDAYS broker guides the deal from viewing to notary, and the buyer pays 0% commission.
Frequently asked questions
Can a non-EU citizen buy an apartment in Bulgaria?
Yes. Any foreigner, including a citizen of a non-EU country, can buy an apartment or studio in Bulgaria in their own name. The restriction applies only to land: non-EU citizens usually buy a house with a plot through a Bulgarian company (EOOD).
What documents do I need to buy an apartment in Bulgaria?
The buyer only needs a passport. For payment you will usually need a bank account, and for a remote purchase, a power of attorney with an apostille or one certified at a Bulgarian consulate.
How much are the transaction costs in Bulgaria?
Transaction costs are usually 3–5% of the apartment price. They include the local acquisition tax (usually 2–3% in resort municipalities), the notary fee, the 0.1% registration fee and a sworn translator at €50–150. With SUNDAYS, the buyer pays 0% agency commission.
How long does it take to buy an apartment in Bulgaria?
Buying a ready apartment usually takes from 3–4 weeks to 2 months, from reservation to entry in the Property Register. For a new build, the time to the keys depends on the construction stage: Act 14, 15 or 16.
Can I buy an apartment in Bulgaria in installments?
Yes. SUNDAYS offers installments for up to 10 years with a down payment from 10%. Terms depend on the complex and developer, and the broker calculates the exact schedule.
Can I buy an apartment without coming to Bulgaria?
Yes. The viewing is done by video, the contracts are signed remotely, and your representative signs the notary deed under a power of attorney with an apostille or one certified at a Bulgarian consulate.
