Buying property in Sofia as a foreigner: rules, costs and steps

Can foreigners buy property in Bulgaria?

Yes. Under the Property Act, foreigners and foreign companies can acquire ownership of buildings and limited property rights in Bulgaria unless a law says otherwise (Art. 29, para. 4). In practice this means an apartment, a house as a building, an office or a garage.

Land is different. The Constitution (Art. 22) allows foreigners to own land only under conditions arising from Bulgaria's EU membership, under a ratified international treaty, or through inheritance by law. As a result:

• EU and EEA citizens and companies can own land on the same terms set by Bulgarian law.
• Non-EU citizens generally cannot own land in their own name. Buying an apartment in a block is still possible, but how the share of the land under the building is handled should be checked with the notary for your specific deal.
• A common route for non-EU buyers who want a house with a plot is to buy through a Bulgarian company. This brings accounting and tax obligations of its own, and agricultural land has separate rules, so get legal and tax advice before choosing it.

What it costs to buy in Sofia

On top of the price, budget for:

• Local transfer tax. Each municipality sets it between 0.1% and 3% (Art. 47 of the Local Taxes and Fees Act); Sofia applies 3%. It is calculated on the higher of the agreed price and the official tax assessment, and is paid by the buyer unless the parties agree otherwise.
• Registry fee. The Registry Agency charges 0.1% of the price to enter the deed in the Property Register.
• Notary fee. Set by the official notary tariff as a proportional fee with an upper limit, plus VAT if the notary is VAT-registered.
• Agency fee. Not fixed by law, agreed in writing with the agency before viewings start.
• Translator, and any lawyer or bank costs if you use them.

Under the Obligations and Contracts Act, the costs of a sale are borne by the buyer unless agreed otherwise (Art. 186), and the local transfer tax is also due from the buyer unless agreed otherwise, so write clearly in the preliminary contract who pays what. To get a figure for a specific price, use our fees calculator.

The buying process step by step

• Reservation. Once you choose a property, the agency usually takes it off the market against a small reservation deposit, while documents are checked.
• Due diligence. Title deed, cadastral sketch or scheme, certificate of encumbrances, tax assessment and, for new builds, the permit for use. See our guide on checking a property before you buy for the full list.
• Preliminary contract. It must be in writing (Art. 19 of the Obligations and Contracts Act) and sets the price, deposit, payment method, deadlines, who pays the costs and what happens if either side backs out.
• Deposit. Paid on signing the preliminary contract, ideally by bank transfer.
• Notary deed. Both sides sign the final contract before a Bulgarian notary, who checks that the seller owns the property and that there are no unpaid public debts. The balance is paid, usually by bank transfer or through a bank's escrow-type service.
• Registration. The deed is entered in the Property Register. From that point you are the owner of record.

After the deal, the municipality is notified of the change of owner through the notary's data, so you do not need to file a separate tax return for the property. If it will be your main residence, file a declaration to get the 50% discount on annual property tax.

Documents you will need

• A valid passport (or EU ID card).
• A Bulgarian identification number for tax purposes. If you have residence in Bulgaria, this is your personal number for foreigners (ЛНЧ). If not, a service number can be issued by the National Revenue Agency. You do not need a Bulgarian personal number (ЕГН) to buy.
• A bank account. Not strictly required by law, but practical for paying the price and later the property tax and utilities, and banks will ask where the money comes from.
• Marriage documents if your spouse will co-own, and a declaration about the origin of funds, which notaries ask for under anti-money laundering rules.

Requirements differ by notary and by bank, so confirm the list with both a couple of weeks before the deal.

Do I need a translator at the notary?

If you do not speak Bulgarian and the notary does not know your language, the notary must appoint a translator (Art. 582 of the Civil Procedure Code). In Sofia this is usually a sworn translator who attends the signing and translates the deed aloud. Bring the translator's details in advance or ask the notary or the agency to arrange one. Do not rely on a friend translating informally, since the notary decides who can act as translator.

Buying without coming to Bulgaria: power of attorney

You can authorise someone to sign for you. For a notarial deed, the power of attorney must have the signature and content certified by a notary at the same time (Art. 37 of the Obligations and Contracts Act). If you sign it abroad, it is usually done at a Bulgarian consulate or before a local notary, and then legalised or apostilled and translated into Bulgarian. Have the Bulgarian notary review the draft before you sign it, so it names the exact property and the powers needed.

How we help

We help foreign buyers find apartments and homes in Sofia, explain each step in English and check the property documents before any deposit is paid. We coordinate with the notary, a sworn translator and, where needed, a lawyer, so you know in advance what you will sign and what it will cost.

Frequently asked questions