Against the backdrop of the tragic events in Ukraine, Bulgarian agencies register a surge in requests for the purchase of real estate in Bulgaria from Ukrainians. We have prepared an article that will help the citizens of Ukraine to navigate this shifting market in Bulgaria, understand the purchase procedure, and choose the best housing option, taking into account individual needs and budget.
Why do Ukrainians buy property in Bulgaria?
Affordable property value.
Bulgaria is the best destination in terms of price-quality ratio in Europe. In 2022, one was able to buy a furnished studio on the coast starting at 13,000 euros, and a 2-room apartment starting at 30,000 euros. Prices on average fluctuate between 500-800 euros per square meter, and over 1000 euros per square meter for premium quality apartments.
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Location, ease of transaction, and high demand for real estate.
Bulgaria is favorably located in close proximity to Ukraine. In Bulgaria, the only requirement to purchase a residential property is a valid passport. Resort housing can be easily rented out during peak season, and if desired, sold, given the high demand and the limited supply of favorable properties on the market.
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Attractive conditions for a residence permit
Bulgaria is part of the European Union, and soon to be a member of the Schengen area. European legislation and EU legal norms apply in Bulgaria.
As of today, Bulgaria provides citizens of Ukraine with the status of a residence permit for 1 year with the possibility of extension. It also utilizes a program that allows foreign pensioners with sufficient income to obtain a permanent residence permit.
Similar culture and language.
Bulgarian culture is close to Ukrainian in spirit. Moreover, there is practically no language barrier here. There are many Ukrainians in Bulgaria, and many famous Bulgarian resorts contain entire blocks of Russian-speaking immigrants from the CIS. Many local residents know Russian well.
Features of the housing market in Bulgaria
Individuals with foreign citizenship are prohibited from acquiring land ownership.
Bulgaria has a ban on the acquisition of land for individuals who are not EU citizens. Therefore, if you want to buy a house, you must first register a company in Bulgaria and register a land plot as a legal entity. These requirements do not apply for individuals looking to purchase an apartment.
The cost of opening a company is (300 euros). The time frame is approximately 3-4 weeks. In order to open a company, you need to first open a business account in a bank (most banks take 300-400 euros for this service).
The system for calculating the living area of a property is different.
In Bulgaria, the true area of residential property differs from that indicated in the cadastral document. This has to do with the calculation method - the total footage of an apartment in Bulgaria includes the thickness of the external walls and the share of the owner in the common areas of the building (terrace, stairwell, elevator).
Before buying an apartment, be sure you are informed of these details by the agency manager.
Getting a mortgage is unrealistic, but installment plans are possible.
Bulgarian banks give mortgage loans only to citizens of Bulgaria and other EU countries. Acquiring a mortgage in Bulgaria is almost impossible for a citizen of Ukraine.
However, a Ukrainian can buy an apartment in installments for a period of 1 to 3 years. Some residential complexes even offer 10 year installment plans. This option applies only to the real estate segment from the developer. Read in detail about features of mortgages in Bulgaria
Residential complexes include a support fee.
A Support fee - is an annual payment that is paid by all owners of apartments in a residential complex (similar to housing and communal services). This money is used for maintenance of the pool, scheduled repairs of the building, security, cleaning of common areas and the surrounding area. The support fee amount depends on the area of the apartment and is 8-15 euros per sq. meter per year.
There is housing without maintenance fee n Bulgaria. These properties include ordinary city apartments in Nessebar, Burgas or Varna or private houses. However, such properties are 30% more expensive and more difficult to rent to tourists. Moreover, it will be difficult for people who do not know Bulgarian to negotiate with their neighbors about paying for electricity for an elevator, lighting and repairs.
Real estate acquisition procedure
Reservation .
You choose the property you like, make a reservation deposit (2000-3000 euros), sign a deposit agreement. This amount must be transferred to a special account on the basis of an agreement, using the services of a bank. The apartment is removed from sale, the process of preparing documents for the transaction begins.
Important: When buying real estate from a developer in installments, we conclude a preliminary agreement with the developer. The contract describes the terms of repayment of the entire amount by the buyer.
Preparation of a package of documents. After making a deposit, the seller prepares a package of documents necessary for the notary completion of the transaction. These include:
- Certificate of appraisal value (issued by municipal authorities);
- Help from the cadastral service;
- Notarial deed of the seller;
- Declaration of marital status;
- Certificate of absence of tax debts (before the transaction, the manager of the company confirms orally or in writing that there are no debts on the support fee);
- Certificate of absence of encumbrances.
As a buyer, you only need your passport!
Notarial registration of the transaction. A month later, you conclude the agreement with a notary. The transaction is attended by the manager of the real estate agency, the seller, the buyer or their authorized representatives (if the transaction is carried out remotely by proxy). The full amount for the property is paid.
Registration of documents. A notarized contract of sale must be registered with the court and the Bulgarian Registration Agency. This takes 7 days after receiving the notarial deed. At the time of registration of the contract, the ownership rights are transferred to the buyer.
Within 2 months, the property is declared at the Municipal Tax Inspectorate by filling out a form and providing Bulstat numbers and a notarial deed.
Re-registration of contracts with utility providers.
On the basis of a notarial deed, support fee agreements are concluded with the owner of the complex, as well as with utilities for the supply of electricity, water and sewerage, and other services.
After you have made your choice of a property, you will need to make two visits to our agency. The whole process takes 3-4 weeks.
The first visit includes making a deposit, concluding a contract, and preparing documents.
The second visit includes the main transaction and registration of documents.
Seven days after the transaction, you will receive a deed of ownership registered in Bulstat at the notary and become the full owner of the property in Bulgaria. We take care of all the paperwork.
BolgarskiyDom.com is the largest real estate agency on the coast in Bulgaria. We have been active since 2008. Our website's catalog contains more than 7000 apartments, studios, houses and villas. We guarantee 100% security, the best pricing on the market, full support in all transactions, and help in settling in a new place of residence.
Meet our clients from Ukraine
- Alexander and Oksana
- From: Ukraine
- Region: Saint Vlas
- More
- Anastasia
- From: Ukraine
- Region: Saint Vlas
- More
Where is the best place to buy a house in Bulgaria?
In this case, it is better to buy property in one of the major cities: Sofia, Varna, Burgas, Nessebar, or Pomorie. If you want to take a break from the noise of the city, real estate in large resorts near the coast is suitable. In recent years, the infrastructure of resort complexes has developed enough for year-round living.
It is worth looking for apartments in residential complexes in the developed resort areas: Sunny Beach, St. Vlas, Nessebar. This is where the largest number of tourists go in the peak season. As for the ski resorts, Bansko is the undisputed favorite! If you want to buy a house, it is better to choose developed villages in the suburbs of Varna and Burgas.
For this purpose, it is better to buy an apartment no cheaper than 40,000 - 50,000 € in one of the popular tourist complexes, which is located close to the coast (no more than 400 meters). But when purchasing real estate in a ski area, it is important to consider the distance of the apartment to the ski lift!
Read the tips for those who want to buy property in Bulgaria with a view to its subsequent rental!
For retirement in Bulgaria, large cities on the coast with developed infrastructure (Varna or Burgas) or their suburbs are suitable. Real estate in the South in the Burgas region is cheaper than in Varna. You can buy an apartment in ordinary apartment buildings without a support fee, but it is better in developed residential complexes with good territory and security. In the second case, there is always someone to ask (the manager) if there are any problems.
Property prices in Bulgaria directly depend on the location (both the region and the coast). For example, an apartment or a villa in the resorts of the Burgas region is cheaper than similar housing in the Varna region.
If your budget is not more than 25,000 €, then it is better to look for options in Sunny Beach. With a budget of 30,000-40,000 €, you can consider real estate in St. Vlas, Nessebar, Ravda, Byala, Tsarevo, Pomorie, or buying an apartment in Burgas and Varna near the sea!
Answers to popular questions Ukrainians have about real estate in Bulgaria
In addition to the price of the object itself, the buyer bears the following costs:
- Municipal tax on the transfer of ownership (3% of the value in the notarial deed);
- Notary services (no more than 1.5% of the price of the object);
- Registration of an object in the "Application" service (0.1% of the cost of the object);
- Post-sale property registration (up to 300 €).
Read our article: Property Maintenance Costs in Bulgaria
Now citizens of Ukraine are allowed into Bulgaria with any identity document (foreign passport, internal passport), subject to mandatory registration at the police station upon arrival in the country.
In the current situation, the Bulgarian government has simplified the stay of Ukrainians in Bulgaria. To obtain a residence permit for a year with the possibility of extension, a citizen of Ukraine must register at the police station at the place of residence and receive an individual number (such as a residence permit).
Based on the individual number received by the police, a citizen of Ukraine can open an account in any Bulgarian bank. We recommend Raiffeisenbank as it offers Ukrainians free account maintenance.
