Houses for Sale in Bulgaria
This section gathers houses, villas, townhouses, and cottages from agencies and owners. The filter narrows the selection by city, price, area, number of rooms, distance to the sea, and availability of a pool. You can send a suitable option to the manager: they will request documents from the seller, clarify maintenance costs, and arrange an online viewing.
What Houses Are Offered for Sale
Traditional village house. Located in villages and mountain areas. A colorful building of stone, brick, and wood. The most affordable entry: from €48,000 in Provadia Municipality and €19,900 for a two-story 1985 house in Sarnevo requiring renovation. Often an outdoor toilet, no heating, and a roof in need of work. To buy a house in Bulgaria inexpensively and not later sink a second price into repairs, the estimate is drawn up before the deposit. This is an option for those who want to buy a house in Bulgaria inexpensively in a village and live off the land — not for rental.
Modern house or cottage in the suburbs. Built near Varna, Burgas, Sofia, and at ski resorts such as Bansko. Most often offered for sale is a solid two-story house of 117–170 m² with a plot in Kableshkovo, Aleksandrovo, or Bryastovets — 15–25 minutes to Burgas, €137,000–350,000. Suitable for permanent residence: schools, shops, and the airport nearby, and life here does not freeze in winter.
Townhouse and cottage in a complex. Kosharitsa, Aheloy, Sveti Vlas: security, pool, management company. Price — from €110,000 for a 146 m² cottage with a pool in Aheloy. The downside is the maintenance fee, for example €12 per m² per year.
Seafront villa and mansion. A detached house with a sea view, large area, and its own pool: 295 m² near Balchik — €385,000; in Sveti Vlas and Aheloy — €440,000–530,000. Bought for family use and premium rentals.
New house under construction. Developers offer installment plans and a deposit from €5,000. The stage is shown by acts: Act 14 — the frame is ready, Act 15 — construction is complete, Act 16 — the house is commissioned.
Where to Buy a House in Bulgaria by the Sea
- For year-round living — the suburbs of Burgas and Varna.
- For holidays and seasonal rentals — Kosharitsa and Aheloy: 1.5–2 km to Sunny Beach, but quieter than the resort.
- For buyers with a yacht — Sveti Vlas with its marina.
- For golf lovers — Balchik and Kavarna, with three golf courses nearby.
- Buying a house in Bulgaria right on the seashore is nearly impossible: complexes are built right at the water. A realistic option is 200 m from the sea, like the cottage in Byala for €235,000.
- Buying a house in Bulgaria by the sea inexpensively is easier 6–15 km from the coast: in Galabets a 136 m² house costs €120,000; in Obzor two houses on a 1,460 m² plot — €110,000.
How Much a House in Bulgaria Costs in 2026
The price per m² depends on the distance to the sea and the condition of the house: from €400 for two houses on a large plot 6 km from the sea (Obzor) to €1,570 for a cottage 200 m from the beach (Byala). As of January 1, 2026, Bulgaria has switched to the euro, so prices are quoted in euros. Prices in rubles are calculated at the exchange rate on the day of payment. Add 4–5% on top for transfer tax, notary, and registration. Annually — property tax and garbage fee (a few hundred euros for a mid-sized house), and in a complex also the maintenance fee.
How a Foreigner Buys a House
EU citizens own land directly. Other buyers can register the house in their name, but not the plot beneath it. Therefore, a house with land is bought through a Bulgarian company (EOOD) — it is registered within a few weeks, and accounting costs are small.
Turnkey house:
- Selection and online viewing.
- Verification of the notarial deed, cadastre, debts, and encumbrances.
- Preliminary contract and deposit — market practice from €5,000.
- Notarial transaction with payment of 100% of the price.
- Registration of ownership.
House under construction: verification of the construction permit and current act, contract with a payment schedule and Act 16 deadline, payment in installments, acceptance after Act 16.
Documents: passport, Bulgarian ID for a foreigner (LNC) or company documents, bank account, power of attorney — if the deal is done remotely.
Buying a house by itself does not grant a residence permit. The grounds for it in 2026 are pension, business, work, or study; owned property confirms the residential address.
Pitfalls
- Basement. Almost every classic Bulgarian house has a semi-basement (cellar) floor for household needs. Check whether there is dampness in it.
- Walls. The most reliable is monolithic brick with reinforced concrete floors. The year of construction and the condition of the roof determine the renovation budget.
- Plot. It needs UPI status (regulated land plot) — this is land with building rights. Without it, you cannot build a guest house or pool. Boundaries are verified against the cadastre.
- Heating. It is damp by the sea in winter. Without proper heating, mold appears in the house — ask what the house is heated with and how much it costs per season.
- Utilities. Water, electricity, sewerage, paved access. In villages, their availability is not guaranteed.
Houses sell more slowly than apartments, so the exit from the investment should be planned in advance. The realtor checks the property's history, but your lawyer reads the plot documents.
Is It Worth Investing
Bulgaria: buying a house here means getting a plot for a pool or guest house at a price for which other EU coastal countries sell an apartment. Bulgarian houses in complexes rent out more easily than standalone ones. Income comes from seasonal rentals within 2 km of the sea — up to 6% per annum. A house deep inland is a purchase for living, not an investment.
