Buying Property in Bulgaria from Abroad
I handle the whole purchase remotely, in English. One person from the first call to the notary, with nobody to pass you on to and no office you have to come to.
What You Can Buy in Your Own Name
Apartments, houses inside a city's regulated zoning plan, garages and holiday homes can be purchased directly in your own name, regardless of citizenship. For this type of property there is no difference between an EU citizen and a non-EU citizen.
Agricultural and forest land, as well as the yards around houses, follow a separate regime. EU citizens can usually acquire them directly, while non-EU citizens generally cannot own them personally. The most common practical route is setting up a Bulgarian company to hold the property. The right structure depends on your citizenship and your purpose, which is exactly why this deserves a real consultation rather than a guess.
A Personal Number, Not an EGN
The EGN is only for Bulgarian citizens. A foreigner buying property is issued an LNCh instead, a personal number for foreigners, an official identifier issued by the Bulgarian tax authority and required for the notary deed and for tax purposes. It is normally arranged as part of the process by the lawyer or notary, with no separate trip required.
Four Steps, and What I Do at Each One
Deposit, preliminary contract, notary deed, registration with the Registry Agency. On paper it sounds simple. In practice each step is a point where an undisclosed lien on the property, a poorly drafted contract or a skipped title check can become expensive, especially when the buyer is not on site or is not fluent in Bulgarian paperwork.
Before the Deposit
A Registry Agency search for liens, mortgages, attachments and ownership history, and a call to the notary on the deed if that is needed. A written answer within one business day, €25 per property, and included at no extra cost if you already have an active deal with me.
The Preliminary Contract
A private deal without an agency is a deal without legal protection. Drafting the preliminary contract is one of the extended options of the individual review, carried out by an independent licensed partner lawyer and agreed individually.
The Notary Deed
I stand next to you at the notary. It is the same person who answered your first call, took the photos and ran the viewing, not a colleague hearing your story for the first time.
Registration
The deed is entered with the Registry Agency. The filing fee is 0.1% of the price, with a minimum of roughly €5.
Worth Saying Plainly
"The rules themselves are not complicated. Getting them right from a distance, in an unfamiliar language, for the first time, is where it gets hard."
What It Costs on Top of the Price
The local property transfer tax varies by municipality between 0.1% and 3% in Bulgaria. Both Varna and Burgas sit at the maximum 3% rate, calculated on the higher of the sale price or the official tax valuation.
With a mortgage, costs rise further: property valuation, bank arrangement fee, mortgage registration, insurance. The exact figure depends on the specific property and bank, not on a general rule.
Selling has its own rules, and they are a separate subject. The profit is taxed at 10%. Bulgaria does release that profit from tax after a qualifying holding period, but the relief is narrowed to sellers who are tax resident in the EU or the EEA. If you are tax resident outside them, the 10% applies no matter how many years you have owned the property.
The Paperwork, Without the Flight
When a private deal needs its documents gathered, that is already a service and it already runs remotely. With a notarized power of attorney I obtain the site plan, the tax valuation and the full set of documents needed for the notary, with no need for anyone to come to Varna. Fixed price €70, and included at no extra cost if you already have an active deal with me.
You notarize the power of attorney at a notary in your own city. It does not need to reach me on paper, a scan or a photograph is enough. In Bulgaria that certification costs about €6. The Bulgarian tariff does not apply outside Bulgaria, so if you are abroad, get in touch first and we will agree how to handle it.
Already a client with an active deal? Request it straight from the portal.
There Is One Person Behind the Agency
I answer the phone, I come to the viewing, I take the photos, I write the listing, and I stand next to you at the notary. I work in Varna and Burgas, in Bulgarian and in English, and every enquiry reaches me personally. No call centre, no assistant.
If nothing on this site fits, I go through the market and show you only what matches your requirements. Most of my clients come by referral, which is why I keep the number of parallel deals small.
Read the Long Version
Everything above is set out at greater length in the guide on the blog, including the ownership rules, the LNCh and the full cost breakdown: Legal and Financial Guide for Foreign Buyers.
BulGhar Homes is not a law firm and does not provide legal or tax advice. The information on this page is general and indicative. For your specific case you need a consultation with a licensed lawyer or tax advisor, which BulGhar Homes can arrange through a partner.