Property maintenance in Bulgaria: full calculation of owner's expenses for 2026

Main expenses: taxes, maintenance fee and insurance

Owning real estate in Bulgaria comes with a number of mandatory annual payments, the amount of which depends on the location, type of complex and the cadastral valuation of the property. The main tax is danak imot (property tax), the rate of which in most municipalities is 0.15% of the tax valuation of the property recorded in the cadastre. It is important to understand that the tax valuation is often significantly lower than the market value, which makes this payment quite affordable. Paying the full amount of the tax by the end of March provides a 5% discount.

The second, often the largest payment, is the taksa poddarzhka (maintenance fee). This is a fee for the maintenance of the complex's infrastructure: security, swimming pool, lifts, cleaning of common areas and landscaping. In luxury complexes with rich infrastructure, the rate can reach up to €25/m² per year, while in more modest properties it is around €5–8/m². The amount of the fee is strictly linked to the contract, so before buying, it is necessary to clarify which services are included. Additionally, it is recommended to take out property insurance, which costs from €50 to €150 per year, protecting against the risks of flooding, fire or theft.

Utility bills: scenarios of residence and "winter hibernation"

Costs for electricity, water and internet vary greatly depending on the mode of use of the property. If the apartment is used for permanent residence, the main share of costs falls on electricity (water heating, cooking, operation of air conditioners/heaters). Bulgaria has a differentiated electricity tariff system — day and night, which allows you to optimise costs.

If the apartment remains closed during the winter period, the costs switch to "minimum maintenance" mode. During this period, the owner needs to pay bills for electricity (in the mode of standby heating to prevent dampness) and water, as well as monthly subscription fees (internet, television, if they have not been temporarily disconnected). It is important to bear in mind that the absence of the owner does not exempt from payment of the maintenance fee, as the costs of security and maintenance of the complex continue throughout the year. Owners often delegate control over the condition of the apartment to a property management company, which inspects the property after heavy storms or heavy rainfall.

Summary financial plan (Studio €40,000, 35 m²)

For an investor or a buyer for holidays, it is critical to see the total annual amount. The figures below reflect average market values for 2026. In the rental scenario, the property management company's commission averages 20–30% of gross income, which must be deducted from the profit to assess the real annual balance of the property.

Table: Annual ownership costs (studio €40,000, 35 m²)

Note: The property management company's commission upon rental is deducted directly from the rental income, therefore it is not included in the service expense part.