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If you are a Czech citizen planning to buy real estate in Bulgaria, you're most likely concerned about the main question: how to safely complete the transaction and avoid hidden costs? Many Czechs already live in Bulgarian seaside homes, work remotely from mountain resorts, or receive stable rental income – but the path to this lies through understanding local laws and procedures.
With over 17 years of work, lawyers from our agency have conducted more than 3,000 transactions and have practical experience in solving typical problems foreign buyers encounter.
In this guide, you'll learn what rights EU citizens have in the context of real estate purchase, how much property taxes really cost during acquisition and annual ownership, how transactions proceed with Bulgarian notaries, where to get mortgages for foreigners, and what rental yields to expect. All figures are taken from official sources of the Ministry of Finance and Tax Agency.
What You'll Get: Your Purchase Guide
| Section | Benefits for You |
|---|---|
| Understand what you can buy without restrictions and which documents to prepare in advance | |
| Calculate the exact transaction cost – no surprises at signing | |
| Complete all stages without errors – from preliminary contract to obtaining ownership | |
| Compare bank conditions and choose the most favorable lending | |
|
Find a district for your goal – living, vacation, or investment |
|
Set up legal rental and pay minimum taxes |
|
Avoid 7 main traps – save tens of thousands of crowns |
|
Get quick answers for self-understanding |
WHAT TO KNOW BEFORE BUYING
EU Citizen Rights – Buy Like Local Residents
EU citizens buy real estate in Bulgaria on equal terms with Bulgarians. No quotas, special permits, or nationality discrimination. Apartments, houses with plots, commercial properties – everything is available without restrictions.
The only nuance is agricultural land. Until 2014, transitional restrictions applied, but the European Court abolished them. Today, purchasing agricultural land is possible but requires additional verification of the properties status by a lawyer.
Documents for Successful Purchase
| Document | When Needed | Features |
| EU Passport | Always | Valid for at least 6 months |
| Income Certificate | For mortgage | Translate with apostille in advance |
| Tax Number | For first transaction | Issued in Bulgaria within 1 day |
Where to Buy Based on Your Goals
According to the National Statistical Institute, housing prices in Bulgaria grow by 8-12% annually. Czech buyers most often choose 4 locations - depending on their goals.
Best Locations for Different Purposes
| City | Price per m² | Suitable For | Yield |
|---|---|---|---|
|
Sofia
|
€1200-2000
|
Work, permanent residence, long-term rental
|
4-6% annually
|
|
Varna
|
€800-1500
|
Seaside living, summer tourist rental
|
6-10% annually
|
|
Sunny Beach
|
€600-1200
|
Vacation, daily rental in season
|
8-15% annually
|
|
Bansko
|
€700-1300
|
Ski vacation, winter rental
|
10-18% annually
|
High resort yields are offset by low season risks and dependence on tourist flows.
City Infrastructure – Where It's More Comfortable to Live and Relax
Infrastructure quality directly affects property liquidity and convenience of use. We analyzed key parameters on a 10-point scale based on municipal data and our clients' reviews.
Comparison of Main Cities' Infrastructure
| Criterion | Sofia | Varna | Plovdiv | Burgas | Bansko |
|---|---|---|---|---|---|
|
Medical Services
|
9/10
|
8/10
|
7/10
|
7/10
|
5/10
|
|
Educational Institutions
|
10/10
|
8/10
|
8/10
|
7/10
|
4/10
|
|
Public Transport
|
8/10
|
7/10
|
6/10
|
6/10
|
3/10
|
|
Shopping Centers
|
10/10
|
9/10
|
8/10
|
8/10
|
6/10
|
|
Restaurants & Entertainment
|
10/10
|
9/10
|
8/10
|
8/10
|
7/10
|
|
Internet & Mobile
|
10/10
|
9/10
|
9/10
|
9/10
|
8/10
|
|
Airport Proximity
|
10/10
|
9/10
|
6/10
|
9/10
|
4/10
|
|
Beaches & Nature
|
2/10
|
10/10
|
3/10
|
10/10
|
9/10
|
For permanent residence, choose Sofia or Varna – they have the best healthcare and education for children.
Transport Accessibility from Czech Republic
| City | Air Connection | Car Connection |
| Sofia | Prague-Sofia: Ryanair, Bulgaria Air, 1h 45min | 1100 km, 12-14 hours |
| Varna | Summer season: Prague charters, 2h 10min | 1200 km, 13-15 hours |
| Burgas | Summer charters, via Sofia connection, 2h 30min+ | 1150 km, 12-14 hours |
| Plovdiv | Only via Sofia with connection, 3h+ | 1000 km, 11-13 hours |
| Bansko | Winter charters to Sofia + 2h bus, 4h+ | 1100 km + mountain roads |
When buying resort property, consider flight seasonality – getting to Varna in winter is more difficult.
Mortgage for Foreigners
Bulgarian banks willingly lend to EU citizens – stable hard currency income reduces risks. Main lenders: UniCredit Bulbank, DSK Bank, Postbank, UBB.
Lending Conditions for Czechs
| Parameter | Value |
|---|---|
|
Down Payment
|
20-40% of cost
|
|
Interest Rate
|
3.5-5.5% annually in euros
|
|
Maximum Term
|
25-30 years
|
|
Loan Currency
|
EUR or BGN (fixed rate)
|
Borrower Requirements
| Criterion | Condition |
|---|---|
|
Age
|
21-70 years at repayment
|
|
Income
|
6-month certificate with apostille
|
|
Credit History
|
Extract from Czech registry
|
|
Mandatory Insurance
|
Life, property, title
|
From January 1, 2026, Bulgaria switches to euro, completely eliminating currency risks for EUR/BGN loans.
Apply to 2-3 banks simultaneously – rates may differ by 0.5-1% annually.
PURCHASE – WHAT TO KNOW AFTER YOU’VE MADE YOUR DECISION
Taxes and Expenses – Exact Estimate Without Surprises
Bulgaria is one of the most transparent EU countries regarding real estate purchase costs. Total mandatory fees amount to 3-5% of property value.
Your Real Estate Purchase Expenses
| Payment | Amount | Recipient |
|---|---|---|
|
Municipal Tax
|
0.1-3% of transaction price
|
Local administration
|
|
Notarial Services
|
By tariff + 20% VAT
|
Notary
|
|
Registration Fee
|
0.1% of cost
|
Cadastral agency
|
Municipal tax rate examples:
- Sofia: 2.5-3%
- Varna: 2%
- Resort complexes: 0.5-1.5%
Annual Owner Payments
| Tax | Rate | Set by |
|---|---|---|
|
Property Tax
|
0.01-0.45% of cadastral value
|
Municipality
|
|
Waste Collection
|
€30-120/year
|
By property area
|
Bulgaria has one of the lowest property taxes in the EU – 3-5 times less than in Czech Republic.
How Transactions Proceed – Step-by-Step Algorithm
Bulgarian real estate transactions occur only with a notary at the property location. The entire process takes 30-45 days from preliminary contract signing to ownership certificate receipt.
Safe Transaction Stages
| Stage | What Happens | Timeline |
|---|---|---|
|
Preliminary Contract
|
Fix price, deposit 10%, include legal verification condition
|
1 day
|
|
Document Verification
|
Lawyer requests registry extracts, checks tax and utility debts
|
15-20 days
|
|
Notarial Act
|
Notary certifies transaction, registers ownership transfer, issues certificate
|
1 day
|
Payment occurs on transaction day by bank transfer or escrow account. Large cash amounts aren't transferred – currency law requirement.
The notary only verifies transaction legality, not technical conditions of the property. Hence, we recommend you seek separate expertise.
RENTAL MANAGEMENT
Property Rental
Rental income is subject to 10% income tax. Individuals get a benefit – tax base reduces by 10% "normative expenses," making the effective rate 9%.
Keep records of repair and improvement expenses – they reduce tax base when selling.
Rental Approach Comparison
| Criterion | Long-term | Short-term |
|---|---|---|
|
Stability
|
Steady year-round income
|
Seasonal fluctuations
|
|
Management Time
|
Minimal effort
|
Active participation or manager
|
|
Profitability
|
€300-800/month
|
2-3 times higher in season
|
|
Taxation
|
9% of net income
|
9% + tourist fee
|
|
Requirements
|
Standard lease contract
|
Accommodation facility registration
|
|
Average Occupancy
|
90-95%
|
40-70% annually
|
LIFE IN BULGARIA
Cost of Living – Property Maintenance Budget
Living costs in Bulgaria are 2-3 times lower than Czech, but there are regional differences. This affects property maintenance costs and long-term rental attractiveness.
Monthly Living Expenses (for 2-person family)
| Category | Sofia | Varna | Plovdiv | Bansko | Prague (comparison) |
|---|---|---|---|---|---|
|
2-room apartment rent
|
€400-700
|
€300-500
|
€250-400
|
€200-350
|
€800-1200
|
|
Utilities
|
€80-120
|
€70-100
|
€60-90
|
€50-80
|
€150-200
|
|
Food
|
€200-300
|
€180-250
|
€160-220
|
€150-200
|
€300-450
|
|
Public transport
|
€20-30
|
€15-25
|
€15-20
|
€10-15
|
€50-70
|
|
Internet & mobile
|
€25-35
|
€25-35
|
€25-35
|
€25-35
|
€40-60
|
|
Restaurants & entertainment
|
€150-250
|
€120-200
|
€100-180
|
€80-150
|
€250-400
|
|
TOTAL monthly
|
€875-1435
|
€710-1110
|
€610-945
|
€515-830
|
€1590-2380
|
Buying real estate in Bulgaria for Czech citizens is a real opportunity to improve quality of life or create income source. The key is to properly complete all stages and avoid typical mistakes.
EU citizenship doesn't exempt from tax obligations in your country of residence – declare income from Bulgarian real estate at home. Obtain your tax number in advance through the consulate – this will speed up the procedure by 1-2 weeks.