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German citizens are among the top five most active property buyers in Bulgaria. Even under lockdown, demand from Germans remained high, and in 2021 it increased even more. What prompts the Germans to invest in the Bulgarian "squares"? How to choose the right property in this country? What should be considered when buying? How to avoid dangers and pitfalls? We have prepared this article to help you find answers to these questions.
Do not buy property in Bulgaria until you have read this article
Reasons for Bulgaria's popularity
Resorts for every taste
Bulgaria is an inexpensive destination for year-round recreation. First of all, this Balkan country is famous for its Black Sea resorts. However, there are also balneological zones with mineral water and therapeutic mud of unique properties, ski resorts with modern slopes, bright natural attractions ( Bulgaria ranks 2nd in the world in terms of the number of mineral springs ).
Acceptable prices
The sign “inexpensive” characterizes almost everything here: food, fuel, clothing, entertainment and treatment, real estate. For example, the average cost per sq. meter of housing in Bulgaria is 700 euros, in Sofia and the Black Sea resorts - 800-1000 euros. This is 75% lower than in Germany and other resort states of the Eurozone (Italy, Greece, Spain, Portugal).
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Ease of transaction
To buy property in Bulgaria, you only need a foreign passport and a current account in a Bulgarian bank. And since 2012, all legal restrictions on the purchase of land have been removed for EU passport holders.
Good attitude of the Bulgarians towards the Germans
Bulgaria is striving for European values and in this it is primarily guided by Germany. Germans are frequent guests at Bulgarian resorts, so the local population is friendly towards German citizens.
Over the past 8 years, an average of 500 thousand tourists from Germany have visited Bulgaria annually.
Measured life and entertainment
Bulgaria has something to offer to different categories of buyers:
- the picturesque Bulgarian hinterland and small sea resort towns - for families with children and lovers of a measured rest.
- large cities (Varna, Burgas, Sofia, Plovdiv) or "party" resorts (Sunny Beach) - for young people and connoisseurs of the benefits of modern civilization.
- Settlements in the Balkan Mountains (Rhodopi, Pirin, Rila) - for lovers of outdoor activities and eco-tourism.
Convenient location
Planes from Germany to Bulgaria fly regularly, especially during the holiday season. It is also within easy reach of Turkey and Greece. Numerous bus tours to the sights of these countries are organized from Bulgaria.
What real estate interests the citizens of Germany?
Southern region of the Black Sea coast of Bulgaria
The Germans are more in demand real estate in the Burgas region.
The most popular cities and resorts are Sunny Beach, St. Vlas, Nessebar, Ravda, Pomorie, Sozopol, Burgas.
There is a greater choice of residential properties, good conditions for recreation and prices are lower than in the northern regions (vicinities of Varna).
Private houses and spacious apartments
Unlike other categories of buyers, Germans are more likely to purchase private houses, or apartments with 1-2 bedrooms. These categories of housing account for 90% of requests for the purchase of real estate. Studios are less interested.
The most popular properties are apartments with 1 and 2 bedrooms.
Residential complexes in the secondary market
German buyers are primarily interested in resale housing with furniture and household appliances, both in city apartments and resort-type complexes. Also in recent years, the demand for real estate at the construction stage has been increasing.Features of the housing market on the coast
Resorts for temporary and permanent residence
All real estate on the Black Sea coast of Bulgaria can be divided into two categories: for temporary and year-round permanent residence. Of the more than 20 Bulgarian resorts, few are suitable for permanent residence. In small resort complexes in the off-season, everything freezes, shops, restaurants, and many residential complexes are closed.
The infrastructure of larger resort complexes and cities - Sunny Beach, St. Vlas, Nessebar, Ravda, Burgas and Varna is suitable for year-round living.
Along the coastline, in addition to resorts, there are a number of villages, such as Bliznatsi and Priseltsi. These settlements can be considered for those wishing to purchase a cottage or a rural house with a plot of land a few kilometers from the beach line.
It will be interesting: Where is the best place to buy an apartment in Bulgaria?
Market prices
Real estate in Bulgaria has recently been rising in price by 7-10% per year, in some segments the growth reaches 15%. This is due to high demand and inflation in construction caused by the Covid-19 pandemic.
| Property type | Price |
|---|---|
| Studios | 25-35 thousand euros |
| Apartment with 1 bedroom | 30 - 50 thousand euros |
| Private houses | from 50,000 euros. |
Location of the private sector
It should be borne in mind that private houses in Bulgaria are located mainly in Varna, Burgas and the surroundings of these cities. There are also a number of villages along the coastline where you can buy a private house relatively inexpensively.
There are practically no private houses in the well-known Bulgarian resorts such as Sunny Beach and St. Vlas, since there are mainly hotels and apartment complexes here. A small private sector in these areas is located at a distance of 5-10 km from the coastline in small cottage settlements.
Features of the conclusion of transactions
Foreign citizens practically do not cooperate directly with home sellers, due to ignorance of the language and the intricacies of Bulgarian legislation. According to statistics, up to 98% of transactions are made through local real estate agencies. Also, during the pandemic, the remote format of transactions is increasingly in demand, without the personal presence of buyers or sellers through trusted representatives.
The buyer pays nothing to the realtor for services. .
Real estate purchase procedure
Making a reservation deposit
The buyer leaves a reservation deposit (usually 2000 euros) to the seller or agency and concludes a reservation agreement. The deposit is transferred to the lawyer's bank account. The residential property is removed from sale and a package of documents is prepared for the transaction (usually the preparation of documents takes 15-30 days). The amount of the deposit is taken into account in the final settlement with the seller. The amount increases if it is necessary to extend the reservation period at the request of the buyer.
Notarial registration of the transaction
Agency manager, lawyer, seller and buyer meet at the notary (buyer and seller may be represented by their authorized representatives). The parties sign the document, pay notarial expenses, after the final settlement, the notary certifies the contract.
Registration of documents in Bulstat
The notarial contract is registered in court and in the real estate register Bulstat (7 days). After that, the property rights finally pass to the buyer. At the end, the new owner is registered as a real estate tax payer. All stages of this procedure take up to 60 days.
Re-registration of contracts for the provision of public services
After all the documents are ready, it is necessary to conclude a service agreement with the management of the complex and utilities. The contract with the management company will indicate the amount of the maintenance fee for the complex and the scheme of its payment.
Contract terms are optional.
The process takes a minimum of 2 weeks, a maximum of 4 weeks.
To select and design an object, you need to come to Bulgaria 2 times:
Selection and reservation of the object.
Conclusion and notarization of the contract.
A remote cooperation option is also possible , which does not require your presence in Bulgaria for the transaction. All documents are sent by mail.
Our clients from Germany
- Charles
- From: Germany
- Region: Aheloy
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- Tatyana
- From: Germany
- Region: Sunny Beach
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How to avoid pitfalls
Selecting an object
To fully enjoy the benefits of real estate in Bulgaria and avoid disappointment, do not rush to buy, identify possible dangers and pitfalls in advance.
You may not notice the dilapidation of the building or the unfavorable location of housing in relation to shops and other infrastructure facilities. In summer, it is difficult to take into account the problems with heating the apartment in the winter, and in winter it is easy not to pay attention to the closed restaurant, crowded and noisy during the holiday season.
- Find a reliable and trustworthy agency familiar with the specifics of the market and the characteristics of your chosen areas;
- Come to Bulgaria and study the situation on the spot yourself.
Buying an apartment under construction
Buying at the construction stage is one of the most serious pitfalls, since the object for sale is not completed or does not exist at all. In fact, we are talking about buying a “pig in a poke”. The buyer saves significantly in price, but risks investing in a “long-term construction” or receiving an object that does not correspond to the originally declared characteristics.
- Don't stop at just one builder. Contact a reliable real estate agency that will provide you with detailed information about the working conditions of various construction companies and help you choose the best option.
- Ask the developer for a building permit (visa for the designer), a certificate of compliance of the object with building codes and a permit for operation ( building acts No. 14, 15, 16 ).
- Carefully study the preliminary contract with the developer.
Knowingly unprofitable contracts
Sale and purchase contracts drawn up by lawyers for real estate developers often do not contain adequate conditions for risk diversification between the buyer and seller of real estate.
- Do not sign a contract until you have carefully reviewed the contract with the help of an independent lawyer and translator. Ask a specialist to explain what each item in the contract you do not understand means.
- Check the lawyer's registration number in the Bulgarian Bar Register;
- Include clauses in the contract that will protect you as a buyer.
Problem objects
Keep in mind that the apartment may be mortgaged to a bank, owned by several owners, or there may be other persons who have rights or claims in relation to this property.
There may be tax debts to the state, unauthorized redevelopment, unsuitable status of the object in the notary agreement (garage, atelier), etc.
For more information about real estate problems:
here
- Ask the seller for documents on the absence of encumbrances and receipts for paid taxes and fees;
- Conduct an independent examination or use the help of an independent Bulgarian lawyer. A lawyer, as a disinterested party, will inspect the object for a fee and help you buy property without debts and encumbrances.
Frequently asked questions
What are the additional costs when buying a property?
When registering a residential property as a property, the buyer will have to pay about 4-5% of the value of the property. This is a notary fee, transaction tax, lawyer's and translator's fees. Real estate agency fees are paid not by the buyer, but by the seller of real estate.
Read more about buyer's costs here.
What taxes must a homeowner pay in Bulgaria?
After the transfer of ownership to you, you will have to pay:
- Annual property tax - 0.15%
- Municipal fee - (0.2-1% depending on the municipality);
- Maintenance fee – an annual maintenance fee for the residential complex (from 50 to 3000 euros per year).
The basis for calculating the annual real estate tax and municipal fee is the cadastral value of the object (2-3 times lower than the market value). Find out more about taxes and the real estate tax payment scheme .
Can you make money by renting out your apartment?
Earnings on rent depend on the correct choice of a residential complex and the location of the property. During the tourist season, objects in popular residential complexes with a high level of comfort are in great demand among tourists. You also need to consider that the more popular the resort or area of the city, the easier it is to rent an apartment.
How can a German citizen immigrate to Bulgaria?
With a German passport, you can stay in Bulgaria for up to 90 days. If you plan to arrive for a longer period, issue a long-term residence permit at the migration service no later than 3 months after arrival. To obtain a positive response from the Bulgarian authorities, it is necessary:
- Present documents on the ownership of property in the country (or a real estate lease agreement);
- Confirm the required level of income (monthly income, bank account);
- Have health insurance valid in Bulgaria with the required level of insurance coverage.
How to rent out real estate while away from the country and is it possible to make money on it?
Yes, Bulgarian law allows you to legally rent out property, provided that rental income is paid. During your absence, you can conclude an agreement with a management company that will deal with the rental of your apartment or house. Rental income will be transferred to your bank account or transferred in another way agreed in advance. The management company's fee is about 25%.
