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Buying property at the excavation stage (off-plan) in Bulgaria allows saving up to 20% of the final cost. Investors choose off-plan developments for two reasons: guaranteed price appreciation and the ability to enter the deal with minimal capital.
However, early-stage deals carry direct financial risks. Investors can lose up to 30% of capital on stalled construction if they don't verify the company's finances beforehand. To buy an off-plan apartment safely, you must know how to audit the developer's assets.
Navigation: Risks and Benefits| Section | Value for the Buyer |
|---|---|
| Where the risk zone begins (below 800 euros) | |
| Schengen and inflation – price growth forecast | |
| Mortgages vs. Installment plans – what is available | |
| Почему покупка квартиры на котловане требует проверки электричестваWhy buying off-plan requires checking electricity tariffs | |
| How we audit developments at the excavation stage |
Price Grading – The Off-Plan Market Starts at 800 Euros
In 2026, the "excavation stage" offers a low entry point, but with traps. It is crucial to understand what lies behind the price tag.
- Hot Offer (up to 800 euros per sq.m). A signal of trouble. The developer is saving on materials or has land issues. The risk of stalled construction is maximum.
- Market Start (800 to 1000 euros per sq.m). The baseline level. Good growth is possible here, but a deep audit of the developer's finances is required.
- Working Range (from 1200 euros per sq.m). Stable projects with a completion history. The safest segment for the conservative investor.
Buying Off-Plan is Profitable
The main driver of demand is earning during construction stages. Inflation pushes prices up by 15–20% per year of construction. An additional driver is Schengen accession, which increases demand and shortens the entry window for liquid lots.
In elite projects in Sveti Vlas, buying an apartment at the excavation stage allows fixing the price today. By the time of completion in 2027, you receive an asset worth significantly more.
Comparison of Options
Risks of freezing funds for 2–3 years and losses upon resale with a 30% discount.
20–25% growth by completion and the ability to resell without losing value.
Liquidity is always more important than the starting price. It is wiser to invest in a reliable object that is guaranteed to be completed than to chase the minimum check in projects with no prospects of completion.
Mortgage or Installment – Payment Scheme
Many look for credit options, but mortgages at the excavation stage in Bulgaria are unavailable for foreigners. Banks require a completion document. Therefore, the market operates through internal installment plans.
Why This Is Safe
- First Installment 20–30%. Needed only to fix the price.
- Payment by Stages. The balance is paid as construction progresses. Foundation, roof, finishing.
- 0% Overpayment. Payments are tied to the object's progress, without bank interest.
Typical Payment Schedule
| Stage | Installment | Essence of the Stage |
| Deposit | 2000 € | Reservation of a specific studio at the excavation stage |
| Start | 30% | Signing the contract and first installment |
| Construction | 60% | Equal payments quarterly or every six months |
| Keys | 10% | Final settlement at the notary |
This schedule is not a rigid rule. We often negotiate individual conditions for our clients, tying payments to the summer season or the sale of your other assets.
Project Completion – What You Get
It’s important to note: you buy at the excavation stage to fix the price, but you can live in the apartment only after construction is complete. The good news is, you won't have to renovate from scratch in Bulgaria.
Unlike many countries where "bare walls" are delivered, here the market standard is full turnkey finishing.
What Will Be Ready by Key Handover
- Bathroom. Tiles, shower, toilet, faucets, and boiler. Everything installed and working.
- Walls and Floor. Laminate or tiles, painted walls.
- Electricity and Climate. Sockets, switches, outlets for air conditioners.
- Thermal Insulation. New houses are built to EU standards, reducing winter heating bills by 30–40% compared to old stock.
Even if it's an off-plan purchase, the ZUT law applies in Bulgaria. The developer is obliged to fix defects. If a faucet leaks or plaster crumbles, the construction company fixes it at their own expense.
Off-Plan Developments – Acts 14, 15, and 16
This is where inexperienced buyers lose money. It is important to understand the path your investment takes from excavation to habitable status.
Readiness Stages
Act 14 or Frame.
Walls and roof exist. Legally, you become the owner (receive a notary deed), but you cannot live in the house yet.
Act 15 or Readiness.
Construction is finished, water and light are connected. The main risk is hidden here. At this stage, the building is often connected to industrial electricity. The tariff is 2-3 times higher than usual.
Act 16 or Residential Building.
Final. Electricity and water bills switch to household tariffs. Only now does the object become a fully-fledged home without overpaying for resources
Never sign the acceptance act without checking the meters. If the building still has industrial voltage, your utility costs will destroy the entire rental economy.
Remote Purchase – Audit by BolgarskiyDom
In 2026, 70% of transactions take place remotely. To make this safe, we use a triple check.
Our Safety Filter
- Legal Purity. Checking the land for debts and mortgages.
- History. Analysis of actually completed buildings over the last 10 years.
- Hidden Costs. Calculation of taxes and maintenance fees.
Buying Off-Plan – The Price of a Mistake
An apartment at the excavation level is a tool for those who can count money but don't want to risk it in vain.
- Buying off-plan from a novice creates a risk of frozen construction.
- Bills of 300 euros per month for electricity at the industrial tariff (at Act 15 stage).
- 30% Discount when attempting to urgently sell an illiquid object.
- Market Entry with 30% capital.
- Price Growth by completion of 20–25%.
- 0% Installment without bank participation.
Don't risk your money. Get an honest audit of the object before making a deposit.
