Purchase property in Bulgaria
A huge part of our job is focused on the legal support for foregn citizen in a Purchase property in Bulgaria.
Bulgaria offers real estate at much lower cost per square meter than many EU countries, combined with stable legal protections and EU‐level rights.
We at D. Vladimirov & Partners specialize in guiding foreign and domestic clients through the full transaction—from legal due diligence to contract drafting, notarial execution, registry registration, and post-closing services.
Using competent local counsel reduces risk. Many buyers run into problems (title defects, hidden charges, improper contracts) when relying on estate agents or non-independent lawyers.
Key legal framework & eligibility
EU citizens
Since January 1, 2012, citizens and companies of EU/EEA states may acquire plots in regulated zones (rezultat) and houses with land on the same terms as Bulgarians.
Thus an EU citizen can directly purchase a house with its parcel, or an apartment including its “ideal parts” (share in the land plot).
Non-EU nationals
Non-EU citizens are generally allowed to acquire apartments (or buildings) but not the underlying land.
If a non-EU buyer wants to acquire land or a house + plot, the usual workaround is to establish a Bulgarian company (or sometimes a Bulgarian legal entity) and hold the land through that entity.
There may be additional restrictions for agricultural, forestry, or protected land. ELRA+1
Step-by-step process of buying property in Bulgaria
Below is a refined roadmap. The timing and complexity depend on the property, region, parties, and diligence needed.
| Stage | Key tasks / risks | Client benefit / law firm role |
|---|---|---|
| 1. Selection & reservation | Choose a property; negotiate terms; sign a reservation or reservation agreement; pay a modest deposit (often €1,000–€3,000). | Takes the property off the market. Your lawyer ensures reservation covers your interests (refund, exit criteria). |
| 2. Due diligence / legal check | Check title in the Bulgarian Property Register; request Certificate of Encumbrances; verify seller’s title chain; examine municipal plans, permits, tax liabilities, hidden claims (e.g. liens, tax authority notices). | Identify defects early. Insist contract rights if something is adverse. |
| 3. Preliminary / sales contract | Draft or review the preliminary agreement (advance contract) including terms, deadlines, penalties, conditions (e.g. permits, financing). | Prevent one-sided clauses. Ensure deposit is protected. |
| 4. Financing & payments | Arrange payments (bank transfers, escrow) for deposit and balance. For larger deals, structure timing to match banking cutoffs. | Avoid delays or forfeiting rights due to mis-timed payments. |
| 5. Notarial deed / final contract | The notary in the jurisdiction of the property checks compliance with law and preliminary contract, reads aloud the deed, and parties sign. | Legal transfer of ownership. If buyer is absent, power of attorney may be used (with caution). |
| 6. Registration with the Registry Agency | After notary act, the deed is submitted for registration in the Property Register to protect you against third-party claims. | Registration is final step securing your legal title. |
| 7. Post-closing obligations | Notify municipality, tax office, utilities. File any tax or transfer tax returns. Pay municipal taxes going forward. | Full compliance and risk management. |
In many standard cases, the transaction can be completed in 2 to 4 weeks, if there are no adverse complications.
What we do (our legal services)
Full title and encumbrance searches
Drafting or review of reservation and preliminary contracts
Negotiation support and risk-allocation clauses
Drafting of the notarial deed, representing you at signing
Submission and follow-up of registration in the Property Register
Advice on transaction tax, transfer fees, municipal obligations
Assistance to set up a Bulgarian company (if required)
Legal support in development, construction, planning, infrastructure
Investment project support: hotels, golf, commercial, industrial
We charge only actual costs plus legal fees. State fees, taxes, travel outside Sofia (if needed) are billed separately.
Unique value propositions (to convert more customers)
Risk mitigation guarantee: we flag defects and permit you safe exit or renegotiation if serious issues are found.
Speed and transparency: we commit to a timeline and report weekly on each step.
Multilingual and cross-border experience: we serve foreign clients (EU or non-EU) and understand comparative legal risk.
Local network: we have relationships with notaries, municipal registries, surveyors, land planning offices to accelerate responses.
Customized investment modelling: we provide ROI, tax, cash flow models (for tourism, rentals, commercial) as part of our package.
Stand-alone due diligence service: you can hire us even before you commit to a property to reduce acquisition risk.
Common pitfalls & how we prevent them
Hidden encumbrances / liens — solved by deep register checks and historic chain verification.
Discrepancy in property dimension or plan — solved by comparing as-built survey with records.
Contracts prepared by sellers/agents that favor them — we redraft or supplement provisions for buyer protection.
Failure to register on time or proper jurisdiction — we ensure correct notary and registry office.
Incorrect timing of payments — we plan around banking cutoffs to avoid failed transfers.
Non-EU client land acquisition issues — we guide structuring via company or legal alternatives.
Infrastructure and permit risk in off-plan projects — we verify builder track record, licenses, municipal consistency.
Why act now
Bulgaria is entering the euro zone on 1 January 2026, which may reduce currency risk and increase investor interest.
Demand for tourism and holiday homes continues to rise in coastal and mountain areas.
Latecomers lose access to prime properties and first-mover financing advantages.
