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If you're from Finland and looking for a "second home" by the warm sea, Bulgaria offers a rare combination: European laws, affordable prices, and clear taxes — without hidden barriers for EU citizens. The main concerns of Finnish buyers are: buying land, hidden fees, the real cost of taxes and notary services, ownership registration, how to avoid penalties, maintenance fees, and what annual costs you can actually expect.
In this guide, we'll break everything down: figures for buying, owning, renting and selling, expense tables, step-by-step transaction scenarios, and honest talk about risks. At the end of this article, you’ll have the option to receive a personalized calculation regarding fees for your desired property. Our lawyers will get back to you within just 24 hours.
What You'll Get
| Section | Brief Overview |
|---|---|
| specific taxes and fees, how the transaction proceeds "day by day" | |
| annual payments, utilities, maintenance fees with guidelines | |
| regime for residents/non-residents, rates and reporting | |
| when capital gains tax exemption applies | |
| who lends, in what currencies and how they assess risk | |
| property examples and scenarios for Finnish buyers |
EU Citizens' Rights – What Finns Can Buy
Let's start with the main point: in the EU, you have the same rights to buy and sell housing as citizens of the country, including Bulgarian citizens — this is the foundation on which your transaction is built.
| Property Type | Purchase Status | Features |
| Apartments | No restrictions | Equal rights with locals |
| Houses with plots | No restrictions | Including yard territories |
| Commercial premises | No restrictions | Offices, shops, warehouses |
| Land plots | Since 2012 | Check designated purpose |
| Agricultural land | Restrictions lifted | Enhanced legal verification |
Pre-transaction: What to Check in Advance
| Aspect | What to Check | Why It's Needed |
| Property and land status | designated purpose, encumbrances, cadastre | exclude prohibitions/risks on land and rights |
| Tax assessment | official document from municipality | correctly calculate municipal tax/budget |
| Transaction cost calculation | municipal tax rate, registry 0.1%, notarial | 3–5% transaction budget without surprises |
| Bank/mortgage | pre-approval, currency, limit | don't block reserve without financing certainty |
Request our pre-deal package — we simultaneously pull registry extracts, tax assessment and confirm municipal rate to "close" the final budget before reservation.
Where Finns Should Buy – Locations and Cases
| City | Price per m² | Suitable for | Features |
| Sofia | €1200–2000 | Work, long-term rental | Business center, best infrastructure |
| Varna | €800–1500 | Seaside living, children's schools | Maritime capital, year-round services |
| Burgas | €700–1400 | Family vacation | Quiet coastline, airport |
| Bansko | €700–1300 | Ski resort and mountain lovers | Modern lifts, European level |
| Sveti Vlas | €900–1800 | Resort investments | Elite complexes, yacht port |
City Infrastructure – Where Finns Feel More Comfortable
| Criterion | Sofia | Varna | Burgas | Bansko |
| Medical services | 9/10 | 8/10 | 7/10 | 5/10 |
| International schools | 10/10 | 7/10 | 6/10 | 4/10 |
| Public transport | 8/10 | 7/10 | 6/10 | 5/10 |
| Shopping centers | 10/10 | 9/10 | 8/10 | 6/10 |
| High-speed internet | 10/10 | 9/10 | 9/10 | 8/10 |
| Airport proximity | 10/10 | 9/10 | 9/10 | 4/10 |
| Nature and ecology | 3/10 | 10/10 | 10/10 | 10/10 |
Transport Accessibility from Finland
| City | Air Connection | Flight Time | Car Connection |
| Sofia | Helsinki–Sofia: Finnair, Bulgaria Air | 3h | 1400 km, 15–17 hours |
| Varna | Summer charters, connection via Sofia | 4h+ | 1500 km, 16–18 hours |
| Burgas | Summer charters from Helsinki | 3h 30min | 1450 km, 15–17 hours |
A family from Turku bought a two-bedroom apartment in Sveti Vlas and closed the deal in 14 days thanks to the developer's ready documents; annual expenses were about €600–900, including maintenance fees and taxes, and summer rental income covered maintenance with surplus.
Mortgage for Finns – Lending Conditions
| Parameter | Value | Features |
| Loan currency | EUR (main), BGN | BGN pegged to EUR |
| Down payment | 20–40% of cost | Depends on bank and profile |
| Interest rate | 3.5–5.5% annually | In euros, fixed or floating |
| Maximum term | 25–30 years | Until age 70 |
| Maximum amount | Up to 80% of cost | After down payment |
Bank Requirements for Finnish Borrowers
| Criterion | Condition | Documents |
| Age | 21–70 years at repayment | Passport |
| Income | Certificate for 6 months | With apostille, translated |
| Credit history | Extract from Finnish registry | Certificate of no debts |
| Insurance | Mandatory | Life, property, title |
We arrange pre-approval with 1–2 banks for your property in advance, so you don't freeze the reserve in vain and clearly understand the limit, rate and income document requirements.
Mandatory Purchase Expenses – Taxes and Fees
| Payment | Amount | Recipient | Depends on |
| Municipal tax | 0.1–3% | Local administration | Municipality rate |
| Registry registration | 0.1% | Cadastral agency | Fixed nationwide |
| Notarial services | 0.1–1.5% + 20% VAT | Notary | According to tariff scale |
| Agency commission | 2–3% | Agency | Market practice |
Regional Municipal Tax Rates
| City/Region | Rate | Calculation Base |
|---|---|---|
|
Sofia
|
2.5–3%
|
Contract price or tax assessment (whichever higher)
|
|
Varna
|
2%
|
Contract price or tax assessment (whichever higher)
|
|
Burgas
|
1.5–2%
|
Contract price or tax assessment (whichever higher)
|
|
Resort complexes
|
0.5–1.5%
|
Contract price or tax assessment (whichever higher)
|
Municipal tax is often calculated from the "tax assessment" if it's higher than the contract price. We request the assessment in advance to correctly plan the budget before reservation.
In total, transaction costs for the buyer are 4–5% of the price in major cities and 3–4% in regions with low municipal rates.
Safe Transaction Stages – From Reservation to Registration
| Step | What Happens | Timeline | Documents |
| Due diligence | Status check, debts, tax assessment | 3–7 days | Lawyer report, extracts |
| Reservation contract | Price and terms fixation, deposit | 1 day | Reservation agreement |
| Notary preparation | Document collection, translations | 5–10 days | Document package |
| Notarial transaction | Signing, settlements, deed receipt | 1 day | Notarial deed |
| Ownership registration | Entry into state registry | 1–3 days | Ownership certificate |
Mandatory Annual Owner Payments
| Tax/Fee | Calculation Base | Rate | Set by |
| Property tax | Tax assessment | 0.1–0.45% | Municipality |
| Waste collection fee | Apartment area | By tariff | Local administration |
| Car tax | Engine power | By scale | Municipality |
Maintenance Fees in Resort Complexes
| Complex Class | Rate per m² | Included Services |
|---|---|---|
|
Economy class
|
5–8 €/m²/year
|
Territory cleaning, security
|
|
Middle class
|
8–12 €/m²/year
|
+ pool, playground
|
|
Premium class
|
12–15 €/m²/year
|
+ SPA, fitness, concierge
|
|
Luxury
|
15–25 €/m²/year
|
+ restaurant, animation, beach service
|
Rental Income Taxation – Resident vs Non-resident
| Owner Status | Tax Base | Rate | Features |
| Non-resident | 100% gross income | 10% (final) | No expense deduction |
| Resident | Income minus 10% normative deduction | 10% | Possible additional deductions |
Rental Strategy Comparison for Finns
| Criterion | Long-term | Short-term |
| Taxation | 10% for non-resident | 10% + local fees |
| Profitability | €300–600/month | 2–3 times higher in season |
| Stability | Steady income | Seasonal fluctuations |
| Management | Minimal effort | Active participation |
| Documentation | Simple contract | Registration + reporting |
| Occupancy | 90–95% | 40–70% per year |
Cost of Living Comparison – Bulgaria vs Finland
Basic Living Expenses (2-person family)
| Category | Sofia | Varna | Helsinki | Savings in BG |
| 2-bedroom apartment rent | €400–700 | €300–500 | €1200 | 60–75% |
| Utilities | €80–120 | €70–100 | €150–250 | 40–60% |
| Food | €200–300 | €180–250 | €400–600 | 50–70% |
| Public transport | €20–30 | €15–25 | €60–90 | 70–80% |
| Restaurants | €150–250 | €120–200 | €300–500 | 50–65% |
| TOTAL monthly | €850–1400 | €685–1075 | €2110 | 60–70% |
Capital Gains Tax Exemptions on Sale
| Property Type | Ownership Period | Number of Objects | Tax |
| Residential property | Over 3 years | 1 object per year | Exemption |
| Any property | Over 5 years | Up to 2 objects | Exemption |
| Investment | Under 3 years | Any number | 10% on profit |
| Commercial | Under 5 years | More than 2 objects | 10% on profit |
Common Finnish Buyer Mistakes
| Mistake | Consequences | How We Solve |
| Underestimated municipal tax | Budget overrun by €2000–5000 | Request exact rate and tax assessment |
| Didn't consider maintenance fees | Loss of all rental profit | Require service estimate and management budget |
| Wrong land status | Unable to get credit | Check cadastre and designated purpose |
| Price understatement in contract | Problems on resale | Indicate real market value |
FAQ for Finnish Buyers
| Question | Brief Answer |
| Can Finns buy land? | Yes, EU citizens have equal rights with Bulgarians |
| How much are purchase taxes? | 3–5% of cost (municipal 0.1–3% + registration 0.1% + notary) |
| What are annual expenses? | Tax 0.1–0.45% + maintenance fee 5–15 €/m² + utilities |
| How is rental taxed? | Non-resident: 10% on gross income without deductions |
| When is sale tax exemption? | Housing with 3+ years ownership or any property with 5+ years |
| Do they give mortgages to Finns? | Yes, all major banks, rates from 3.5% in euros |
Conclusion – Next Steps
The next step is simple: send a link to a property or your task — our lawyer will prepare a personalized calculation of all expenses, check status and risks, and give rental/sale recommendations within 24 hours.
Rules vary for agricultural land by designated purpose, so before advance payment, a lawyer verifies the cadastre and urban planning status of the plot — this affects the transaction scenario and financing.