I would like to begin this post by stating that I do not have any specific training in buying real estate. However, we have now purchased four properties in Bulgaria and have viewed many more. We have also spoken to a number of ex-pats who have also had experience of buying a property in Bulgaria. This post represents the culminated wisdom from these experiences. This post contains information from the perspective of someone who has moved here from England – but most of the information will be useful which ever country you are considering moving from.
We have never regretted our decision to buy here, and I haven’t met any people who have. The process was relatively easy, as I hope this post will convey. To give you a taster, prices here begin under ten thousand pounds.
There is something for everyone
Bulgaria has a number of modern cosmopolitan cities where one can purchase a spacious apartment and enjoy the cafe culture – such as Sophia, Varna and Burgas. If you want to spend long hot summer days by a pool, then there are a plethora of holiday complexes where you can do just that. Or, you may prefer a chalet in the mountains where you can enjoy the ski culture in wintertime. There are also many tiny rural hamlets where the pace of life is very slow. And if, like us, you are interested in a self sufficient lifestyle, then you will be delighted with what the country has to offer. There is really something for everyone, but please do explore this beautiful region before you settle on a location.
Considerations when buying a property in Bulgaria
There are a number of things to consider when thinking of buying a property in Bulgaria. This list includes residency requirements, property prices, location, what type of property, and also proximity to an airport if you will be using it mainly as a second home. I will be looking at each one of these here. This is a very long post, so you may wish to skip to the section of most interest to you.
Obtaining residency
We have found it relatively easy to obtain residency here. And please don’t be deterred by the fact that England is no longer in the EU. When we bought our first property here Bulgaria had only just joined the EU and the ‘pre EU’ regulations for none nationals were still in operation. We didn’t even have residency here when we purchased our first home.
The fact is that Bulgaria is a sparsely populated country. There are fewer people in the whole of the country than there are in London alone! So the Bulgarians are not worried about being overcrowded. In fact, our experience has been that they welcome people moving here as so many of their young people have left the country in the hope of earning more money abroad.
We have twice now renewed our residency and I will briefly describe the process here. Do also refer to current guidelines, I will give two useful links below. When researching for this post I noticed that there were a number of organisations offering support with residency for a fee. In all honesty this is totally unnecessary in my opinion. What you do need are the guidelines for residency and a good interpreter. Interpreters charge much less than a solicitor.
First of all, find out where your nearest immigration office is. We use the one in Plovdiv . On your first visit all you will need to do is to pick up the relevant forms. There is still a process for form collection, so always take an interpreter. You need to begin your application within 90 days of arriving in the country at the time of writing this. On our last visit, they actually had the forms in English.
The form requires all of the usual information: date of birth, passport number, occupation etc., also the names and addresses of certain family members back in the UK. I imagine that this is in case they would like to move here also in the future.😊
- You will need photocopies of the various documents required.
- You will also need proof of address. In our case we actually had to obtain a letter from the mayor of our village to say that we lived here. This was because our house deeds did not actually contain our full address! Apparently, this is quite common. The mayor was able to provide us with a letter for a small fee with the address on it. On this note, it is a good idea to find out who the mayor of your village is if you are thinking of buying a property in his village and to make yourself known. The mayor of the village is a much more important figure than in England and you will need his help and support at some point. Don’t worry if you don’t own a property, a rental agreement is also evidence for residency.
- You will need to provide evidence that you are able to support yourself in this country (please see current guidelines).
- You will also need proof of health insurance. When we first arrived here we obtained private health insurance for around £100 each for the year . Use a Bulgarian broker who can give you the best deal. There is no need to sign up for expensive ex-pat insurance schemes. Now that we have lived here for five years + and have set up a business here, we pay into the Bulgarian state health system instead.
I have only applied for residency in Plovdiv but I expect that the other immigration offices will have a similar system – there are subsidiary businesses in close proximity to the actual office. One provides health insurance, whilst another one has a photocopying service and a photography service.
When you are ready to return to the office with your completed form and any evidence required you will need to see an immigration official. There is currently an appointment system due to the virus, but prior to that just very long queues! So do arrive early.
They will give you a piece of paper with a number on it and a date when your actual card arrives. Do keep this safe as you will need it to collette your residency card. It is also necessary if you need proof that you are applying for residency in the meantime.
They will then process your application. Your third visit will be simply to pick up your card. Even though you are only returning to pick up your actual card I would still recommend taking an interpreter. This whole process can take as little as 3 to 4 days, but there is an extra charge if you want it to be so quick. It normally takes about two weeks.
Here are a couple of useful links in order that you can check the latest requirements depending on when you are reading this:
If you are planning to move here from England, then here is the link for the British Embassy in Sofia. They also have a Facebook page, very useful if you are thinking of buying a property in Bulgaria. And here is the link to information for British Nationals living in Bulgaria provided by guv.uk – they also provide an email service for any updates which is also very useful. I expect that other countries have a very similar system.
Property location
This section will look specifically at areas that are popular with English speakers Who are thinking of buying a property in Bulgaria. I know that most newcomers feel more comfortable if they can reach out to pioneers who ‘know the ropes’. Bulgaria is a diverse country with a beautiful coastline, mountainous regions, lakes, forests, historic towns and villages, and expansive countryside. Just as is the case in England, there are various locations that command a higher price for property than others. This includes the Black Sea coastline, and places like Veliko Tarnovo. These are also two of the most popular areas for English speaking immigrants, so I will look at these first.
Veliko Tărnovo
Veliko Tarnovo or VT (as it is often known here) has understandably attracted a considerable number of ex-pats which has led to the development of a strong English speaking community. This means that not only are there other English people nearby to strike up a friendship with, but they also get together and organise various events.
When visiting the city I was surprised by the number of English. We got talking to a couple of them and discovered that many of them live in nearby villages where property is cheaper than in the city itself. The strong English presence here means that many restaurants and shops cater especially for them, and are able to speak the language. If you want to be around other English speaking people, then this might be the place for you.
One down side is that the winters can be notably more harsh than in certain other places in Bulgaria. A further consideration is the distance from an airport. (see below).
If you are interested in this area, then just put the name of the city into Facebook along with “eX pat”and you will see a number of groups that would be happy to answer any questions.
Black Sea Coastline
Similar to VT, a considerable number of ex-pats choose the Black Sea coast as their chosen location when buying a property in Bulgaria. We ourselves own two properties there. For anyone who enjoys the sun, and wants nothing better than to spend their time relaxing on a beach or by a pool, then this might be the place for you.
This stunning region is home to some beautiful and historic towns and villages such as sozipil and Nesebar in addition to the ‘Blackpool’ of the Black Sea coastline – Sunny Beach!
If you are thinking of buying a property in this region, then you will find that much of it consists of apartments situated in various holiday complexes. I will discuss the house V apartment question below.
Apartments situated on a resort are often very affordable, especially if you buy in wintertime. Vendors are sometimes prepared to drop their prices then as they know that it will be many months before the market picks up again. Summer is when the tourists arrive en-mass and may be lured into owning an apartment in a sunny holiday location.
Both of our apartments are within 10 – 15 minutes of Nesebar. We paid under £30,000 for the smaller one which is a five minute drive from the beach and has distant sea views. Our penthouse apartment was valued at around £100,000, but we got a good discount as we bought in winter. We purchased both properties just three years ago.
Views from our apartments
Varna is a further lovely city that attracts English speakers. Though I enjoyed our stay in Varna, I was even more impressed with Balchik which is a few miles outside the city. We had a really lovely day visiting the palace and gardens there.
Burgas is the main City on the Black Sea Coast. There are some very industrial parts (like most cities) and it is also a port. However, there are a number of good hospitals. If you are getting older, or have health problems, then this might be a good choice. It is situated under an hour from Nesebar in one direction, and Sozipol in the other. There is a nice beach, sea gardens and a great cafe culture.
Other popular areas to purchase a property
Of course there are many other areas to consider if you are thinking about buying a property in Bulgaria. I can’t look at all of them in depth, but I will briefly touch on a few of them.
Sophia is the capital of Bulgaria. Personally, I was very disappointed when we visited, and I certainly would not want to live there. There is also a major problem with pollution. However, if you want a shopping extravaganza, then it is worth a visit. Plovdiv is the next major city and is absolutely delightful. See my post specifically on Plovdiv, which is one of my favourite places. As with most cities, houses are cheaper if you buy in the surrounding villages.
For a cheaper location altogether, look to the north of Bulgaria – places like the Ruse region. Also our own area – Central Bulgaria. This area is surrounded by mountains and is very rural. We paid a mere £12,000 for our home, though this was 15 years ago and it needed significant work. However, there is plenty of property for under £30000 in this area. See some of my other posts on this site for details on Central Bulgaria and why we chose this region.
Central Bulgaria also has its own fair share of history with places like Hisarya and The valley off the Thracian Kings, which is not far from where we live.
Last but not least, if you are interested in winter sports, and you are using your home mainly as a holiday destination, then you may consider buying a property in Bulgaria situated in a skiing resort such as Pamporovo.
Just a word of caution, in antithesis to the Black Sea area, this area is very quiet in summertime!
House V apartment?
As already mentioned, we own two houses and two apartments in Bulgaria. Both apartments are situated on a holiday complex. When looking at property situated on such a complex do bear in mind two very important things. Firstly, in addition to the asking price, you will be asked to cough up a substantial sum of money each year to go towards the maintenance of the site. This can vary considerably between the various complexes, but covers such things as maintenance of the swimming pools, gardens, lifts etc. Secondly, do check to make sure that you have a good management company. This should be apparent by the visible signs of a well maintained site, but do also speak to other owners if possible, and definitely your agent.
A further very big consideration if you are thinking of buying in this region is that the summer season is very short. Though the good weather extends from late March well into October, the actual holiday industry only lasts between May and September. It isn’t just the tourist attractions such as the theme parks, water parks, and bingo halls (yes, they cater for English speaking bingo enthusiasts!) it’s also most of the shops and restaurants that close.
We ourselves don’t live in either of our apartments, using them mainly as a business venture and for the odd get away. But we do know people who do. If you are thinking of living in your apartment full time, then be aware that there will be very little by way of a social life in winter. Even places like the historic and very beautiful city of Nesebar is virtually a ghost town in wintertime.
Be aware also, that if your apartment is part of a complex, that this will be closed also. There may be a skeleton staff but it is going to be eerily quiet. Last winter we decided to pay one of our apartments a visit to undertake some maintenance. We were dismayed to find that the entire site was so covered in ice we couldn’t even make it out of the car park without risk to life and limb. Goodness knows how anyone living there full time would have got out for groceries. Because the site was closed, there had been no attempt to grit surfaces or clear snow.
Two of the main coastline regions to stay open in wintertime are Varna and Burgas.
Before leaving this section, obviously purchasing a house rather than an apartment is usually more expensive, however, you don’t have the management costs, and you do usually get a garden. This could be a ‘down side’ if you are not into gardening as the gardens also tend to be larger here than in England.
Apartments here do tend to be more roomy than what we have come to expect in England, so do view them as options. Apartments that are not part of a resort can look rather ‘eastern block’ from the outside, but the interiors are often spacious and comfortable. Most apartments come with at least one balcony. If you have pets then it is rare for them to be allowed in a resort apartment.
Airports
I would like to touch on the issue of transportation to and from England. This is an important topic, not just if you are using your home here as a holiday location, but also for guests who want to visit you. The main airport is Sophia. Burgas and Varna airports tend to be closed or only running a few flights in wintertime.
We originally fell in love with Veliko Tarnovo. We discovered, however, that the mountain pass in wintertime is a problem; one of the two main passes being closed altogether. Our current main home in central Bulgaria is about an hour and a half from Sophia airport. We find this distance enough, especially after a 3 hour flight from England. Sophia is also open all year round.
Estate Agents
Unlike England, there are no equivalent large portholes such as Zoopla if you are thinking of buying a property in Bulgaria. There are a number of major real estate agents, but there are also many smaller firms that are worth exploring. A vendor can advertise a property on any number of sites, with no cost, so you may see the same property on different web pages. Buyers actually pay part of the estate agent’s fees on purchase, vendors only if they get a sale. Estate agents need to be registered, but do ask to check their credentials and look at reviews.
The Purchase Process
Buying a property in Bulgaria is nothing like buying a property in England. One of the main differences is that you actually give the vendor the monies direct, rather than using a solicitor as an intermediary. You usually do this on line with the vendor present, though they could use someone else as a POA. Then comes the nail biting moment waiting for any legal documentation to be signed over to you. Though we have done this four times now, it hasn’t become any less stressful!
When we initially purchased here we had to open a none profit company to be able to do this. This was because foreigners could not purchase actuall land, but a company could. This was really not an issue, and it was fun having our own company stamp. Once the EU came into force this was no longer an issue. Things may revert back again now we will wait and see. It has never been an issue to purchase an apartment because you are not actually buying land.
Ghost Villages
A word of caution. Due to its dwindling population, Bulgaria has a number of villages where many houses are empty and the village itself is dying. Though property here is very inexpensive, be warned that maintenance to the roads and infra structure will be limited due to the mass exodus.
We viewed a property in one such village. I saw the house on line and was smitten. It was a two storey cottage with a stone ground floor and a wooden second storey with a balcony running around the entire upstairs. It was situated in a scenic mountain location and reminded me of a Switz chalet – price just £3000!
On viewing, the property did not disappoint. It was in good condition and in an idealic location. However, the road into the village had pot holes the size of craters, there were no shops or cafes for miles, and an eerie silence pervaded the surroundings. As I stood in the overgrown garden, a large tumble weed rolled past me up the ragged street. Then I was startled by a very strange looking neighbour who appeared suddenly and leered over the fence. I felt like I was in a Southern Gothic horror movie, and couldn’t wait to leave!
Because houses like this look so good on line, and are so affordable, it is very tempting to buy without viewing. This is what the previous owners of this particular property had done! Before buying a property in Bulgaria, always view the village and surroundings before purchasing – this is crucial.
We have other friends who have purchased a very large building in a dying village. Again, this is very tempting for English people who feel a rush of adrenaline when they see something that they could never afford in England at bargain prices. Be careful and think it through. Work is scarce here, and you need a lot of money to renovate and maintain a large property.
Though initially overjoyed with their find, and full of big plans, five years down the line our friends have realised the pitfalls. They have not been able to afford to renovate all but a couple of rooms; the building is icy cold in wintertime; and there are no helpful neighbours. They also have to travel miles to go to the shops. Sadly, though with great plans on arrival, the husband has now had to return to England to work, leaving the wife alone.
If you allow your excitement at being able to obtain a ‘castle’ here for less than the price of a caravan in England get the better of you, and you haven’t properly costed this out, your dream could soon become a nightmare.
Having said all of this, I heard a story of one such village where an insurgence of English people led to a resurrection of the village, the mayor even organising the development of a golf course by popular demand.
I do hope that you have found this post helpful. Please feel free to contact me for further information if you are thinking of buying a property in Bulgaria. And please read other posts on this site.I am by no means an expert, but I am in love with this country. 😊
Richard Hamilton says
Love your Blog.I found it very informative .I bought an apartment in Pomorie some years back in 2007 .Unfortunatley I later had to sell it.Tho I don’t have a lot of regrets only that I should have gone out of my way to check the local estate Agents First .With the money I paid for it I could have bought at that time 5 Houses .But like you said in your Blog it would be easy to get carried away with the Cheap Prices .Yes you are right .It is easy to part with your money when you are faced with an absolute steel of a property price .But there you go .Im still interested in maybe Buying a gain .But Definitely not An Apparment in a Complex .A Simple 2 Story house in a nice Friendly Village should be suffice.This Time.
Regards Richard Hamilton.
pleasantplacesbulgaria says
I’m so sorry – I think I explained in my initial post I am actually severely visually impaired I’ve only just found this comment! Do you forgive me?