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Living in Ireland and considering buying seaside property with transparent ownership terms? Bulgaria as an EU member provides Irish citizens equal property rights, predictable taxes, and one of the lowest cost levels in the Union.
BolgarskiyDom has been operating in the Bulgarian real estate market since 2007. For over 17 years, we have completed more than 3,000 transactions for foreign buyers, specializing in accompanying EU citizens from initial consultation to receiving keys. Our expertise covers all aspects: from legal verification to tax planning and subsequent property management.
What You'll Learn
| Section | Content |
|---|---|
| Rights, checks, transaction budget | |
| Notary, registration, first year | |
| Rental and sale taxes | |
| Living costs, transport, communications |
Purchase — Preparation Stage
EU citizens have the right to buy any real estate in Bulgaria, but key nuances are hidden in taxation and procedural details.
EU Citizens' Rights
| What Can Be Purchased | Restrictions | Procedure |
| Apartments, houses, commercial | No restrictions | Standard notarial |
| Land plots | Check designated use | Due diligence mandatory |
| Agricultural land | EU restrictions lifted | Plot status verification |
For agricultural land, final "passability" depends on designated use — this is checked during due diligence before reservation, not after.
Pre-Transaction Checks
Each aspect requires separate verification — missing any point can lead to transaction blocking or hidden costs.
| Aspect | What We Check | Why | Source |
| Property Rights | Title clarity, encumbrances | Legal security | Cadastre |
| Tax Assessment | Official municipal valuation | Tax calculation | MinFin |
| Designated Use | Plot status (urban/rural) | Construction legality | City Plan |
| Financing | Bank pre-approval, LTV, rate | Realistic budget | UniCredit |
We simultaneously request registry extracts, tax assessments and confirm municipal rates — so the transaction budget is accurate even before reservation.
Transaction Cost Structure
Municipal tax is the main variable that can fluctuate threefold depending on location.
| Payment | Size | Calculation Base | Who Sets |
|---|---|---|---|
|
Municipal Tax
|
0.1–3%
|
From price/assessment (higher)
|
Municipality
|
|
State Registration
|
0.1%
|
From contract price
|
Cadastral Agency
|
|
Notarial
|
0.1–1.5% + 20% VAT
|
Per tariff scale
|
Notarial Chamber
|
|
Agency
|
2–3%
|
Market practice
|
Agency
|
|
TOTAL
|
3–5%
|
From contract price
|
Combined
|
If tax assessment exceeds contract price, municipal tax is calculated from it — request assessment in advance, not on notary day.
Purchase — Completion Stage
After reservation, the procedure is standardized, but each stage has timeframes and documentation flow.
Transaction Algorithm
| Stage | Actions | Timeframe | Documents |
| Due diligence | Rights, debts, assessment check | 3–7 days | Legal conclusion |
| Notary | Signing, calculations | 1 day | Notarial act |
| Registration | Cadastral agency | 1–3 days | Property certificate |
| Utilities | Account transfers | 1–5 days | Supplier contracts |
EU citizens can stay up to 3 months with ID/passport, but for property purchase visa status is not critical — transaction proceeds normally.
EU Citizens' Status in Bulgaria
For temporary residence, EU passport suffices, but long-term stay requires registration.
| Stay Period | Document | Requirements | Authority |
| Up to 3 months | EU ID/passport | Visa-free regime | At border |
| 3+ months | Registration certificate | Address + income | Migration Directorate |
| 5+ years | Permanent residence | Continuous stay | Bulgarian Ministry of Interior |
for long-term residence, local registration is required — address and proof of funds needed.
Annual Owner Expenses
"Taksa poddrzhka" is a Bulgaria-specific fee that many buyers don't account for in their budget.
| Item | Calculation Base | Size | Who Sets |
| Property Tax | % of tax assessment | 0.1–0.45% | Municipality |
| Local Fees | For services (garbage, etc.) | Per tariffs | Municipality |
| Maintenance Support | €/sq.m total area | 5–15 €/sq.m/year | Management Company |
before advance payment, request full service list and indexation rules from management company — this prevents future "surprises."
Commercial Use
Rental taxation for non-residents has peculiarities that affect final profitability.
Rental Taxation
| Status | Base | Rate | Deductions | Reporting |
| Non-resident | Gross income | 10% final | None | At source |
| Resident | Net income | Flat rate | Standard available | Annual |
for non-residents, standard expense deductions are not provided — tax is calculated from gross revenue without repair, management costs.
Sale Taxation
| Ownership Period | Number of Properties | Tax | Condition |
| 3+ years | 1 residential/year | 0% | EU/EEA citizens |
| 5+ years | Up to 2 properties | 0% | EU/EEA citizens |
| Less than periods | Any number | 10% | On capital gains |
for "one residential 3+ years" benefit, "residential" status and calendar year compliance are important — we check property qualification in advance.
Short-term Rental (Airbnb)
Cities may have additional requirements for short-term rentals beyond standard taxation.
| Aspect | Requirement | Control Authority |
| Registration | May be required | Municipality |
| Taxation | 10% for non-residents | Tax Authority |
| Local Rules | Individual by cities | Local Authorities |
Life: Bulgaria vs Ireland
According to 2024 Eurostat data, the cost of living difference between countries is more than double.
Price Indices (EU = 100)
| Country | Overall Index | Housing | Food | Transport |
| Bulgaria | 60 | Low | Low | Low |
| Ireland | 138 | High | High | High |
"Low cost of living" doesn't apply to everything at once, check local rates, especially in Sofia and popular resorts.
Cost Comparison: Sofia vs Dublin
| Category | Sofia | Dublin | Savings |
|---|---|---|---|
|
1BR Rent Center
|
~1,187 lv (~€607)
|
~€2,044
|
~70%
|
|
Cafe Meal
|
~€10.23
|
Significantly higher
|
~50%+
|
|
City Transport
|
1.60 lv (~€0.82)
|
€2.00 (90 min)
|
~60%
|
|
Petrol A95
|
~€1.21/l
|
~€1.71/l
|
~30%
|
|
Home Internet
|
~€16.6/month
|
Significantly higher
|
~50%+
|
In Bulgaria, major cities have fiber-to-apartment internet at moderate prices, making "remote work by the sea" financially attractive.
Healthcare
EHIC provides basic coverage but has limitations for planned treatment.
| Help Type | EHIC Coverage | Requirements | Limitations |
| Emergency | Full | Card presentation | Temporary stay |
| Planned | Limited | Approvals | Prior authorization |
| Specialized | By medical indications | Referrals | Queues/limits |
EHIC doesn't cover planned operations — such cases require separate procedures and approvals.
Mortgage Lending for Foreigners
Bulgarian banks work with foreigners in EUR secured by property, but income requirements are standard.
| Bank | Currency | LTV | Income Requirements |
| UniCredit Bulbank | EUR | Up to 80% | Income certificates |
| Other Banks | EUR | 60–80% | Creditworthiness proof |
| EU Condition | Non-resident service | Standard procedures | Standard procedures |
We get pre-approval from 1–2 banks before reservation — so transaction budget stays stable and you get realistic limit in advance.
FAQ — Frequent Questions
| Question | Answer | Source |
| Can Irish buy land? | Yes, equally with Bulgarians, check designated use | Your Europe |
| What are purchase taxes? | 3–5%: municipal 0.1–3%, registry 0.1%, notary per scale | PwC, Trifonov |
| Annual apartment payments? | Tax 0.1–0.45% + maintenance support 5–15 €/sq.m/year | MinFin, BolgarskiyDom |
| Non-resident rental tax? | 10% of gross income, source withholding | Airbnb Guide |
| When is sale tax-free? | 1 residential/year with 3+ years ownership (EU/EEA) | MinFin, CMS |
| Do foreigners need mortgages? | Yes, banks lend in EUR secured by property | UniCredit Bulbank |
| Stay period without visa? | 3 months with EU ID/passport, then registration | Bulgarian Ministry of Interior |
Key Information for Irish — Summary
| Aspect | Details | Source |
| Basic Right | EU citizens buy housing and land equally with Bulgarians | Your Europe |
| Transaction Cost | 3–5% of property price | PwC, Trifonov |
| Annual Expenses | 0.1–0.45% tax + 5–15 €/sq.m maintenance support | MinFin, BolgarskiyDom |
| Rental Tax (non-resident) | 10% of gross income | Airbnb Guide |
| Sale Exemption | 1 property/year with 3+ years ownership | MinFin, CMS |
You now have a complete roadmap for Irish citizens buying real estate in Bulgaria: EU rights, transaction cost structure, annual payments, rental and sale taxation and cost of living comparison with Dublin.
Information is for reference. Rates vary by municipalities and property types. Conditions and procedures may change over time — we confirm each point's relevance before transaction.
Short-term rentals may require separate municipal registration — we provide local guidelines by address.