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Regulation (EU) 2024/1028 applies from 20 May 2026. It harmonises registration and data-sharing rules where registration procedures already exist, but it does not itself ban short-term rentals or create one new blanket licence for every property in Bulgaria.
The new EU framework gives competent authorities and online platforms a clearer data route. For a buyer in Bulgaria, the practical conclusion is simple: verify the short-term letting scenario before paying a deposit, not after receiving the keys.
What actually changes
Where a registration procedure applies, a host must tell the platform whether the unit is covered and provide the registration number. Platforms must support these fields, display the number in the listing and carry out random checks. Activity data is transmitted through the relevant Member State's single digital entry point.
| Participant | What the framework requires | Practical meaning |
|---|---|---|
| Host | Declare registration status and provide a number where required | Documents and operating model must match |
| Platform | Display the number and transmit the specified data | The listing becomes easier to verify |
| Authorities | Receive data through a single digital entry point | Unit, number and activity can be matched |
Why Bulgaria's ESTI context matters
Bulgaria's Ministry of Tourism states that since 1 October 2019 all accommodation providers, including natural persons offering guest rooms, guest houses and guest apartments, must submit information to the Unified Tourist Information System, ESTI. This is an existing Bulgarian obligation, not a rule invented by the 2026 regulation.
Checks before relying on rental income
- Property status and whether the intended accommodation model is permitted.
- Registration and ESTI reporting route for the specific scenario.
- Building or complex rules, including restrictions on short stays.
- Seasonality, management, tax, cleaning and platform fees before calculating net income.
The regulation does not guarantee returns or override national, municipal or contractual restrictions. Every property needs its own check.
If you are buying with short-term letting in mind, send us the listing. We will check the documents and restrictions before the rental forecast becomes part of the purchase decision.
