New Developments in Bulgaria
New Developments in Bulgaria — studios and apartments in residential complexes nearing completion, primary-market city housing in Burgas and Varna, frontline apartments, townhouses and cottages from the developer. The price includes finishes to the Bulgarian standard, a pool and the complex grounds, and parking. Price per m² on actual lots — €1,102–2,594, our entry from €51,000. Construction is underway in Ravda, Aheloy, Nessebar, Pomorie, Sunny Beach, and Burgas. For the investor, the main thing is: developer installments without a bank.
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| Layer and Resorts | Prices and Square Footage by Lots | Who It Suits and Investor Calculation |
|---|---|---|
| Studios in Residential Complexes Under Construction Ravda, Aheloy, Nessebar 30–37 m², the lower entry into the primary market |
€45,900–54,000 most often with installments until the building is completed |
A first purchase and seasonal rental without a manager. Reaching 6% per annum — €23–27 per night in season. Remember: by the price per m², a studio is the most expensive in the segment. |
| Apartments in Resort Complexes Pomorie, Sunny Beach, Ravda 42–56 m², one or two bedrooms |
€53,000–61,941 pool and gated grounds included in the price |
For a family for the summer and for the investor who counts area: this is the most advantageous price per m² of the primary market. The 6% threshold — €31 per night. The lot is rented as a whole; fewer check-ins than a studio. |
| Primary-Market City Housing Burgas, Sarafovo, Primorsko 36–45 m² in ordinary buildings, not resort complexes |
€60,000–74,778 there is usually no annual resort-type fee here |
Relocation, work, and long-term rental: there will be no off-season vacancy. For 6%, €270–374 per month is needed. Maintenance costs are lower than resort ones — this is the layer's main argument. |
| Three-Room and Large Lots new quarters of Burgas 61–74 m², two or three bedrooms |
€82,899–129,100 completion of the buildings is scheduled for 2027–2028 |
For family living and under an annual contract with a tenant. Break-even — €465–646 per month. Resale is slower than for small lots: there are fewer buyers for such square footage. |
| Frontline, Elite, and Houses Sveti Vlas, Nessebar, Kosharitsa apartments with a view, townhouses and houses from the developer |
apartments — €132,500–215,000 houses and townhouses — €210,000–350,000 |
For the buyer of view and status. Rate for 6% — €108–175 per night, and it holds only at the height of summer. Here one counts not rental but value growth and personal use. |
Prices and areas — based on specific lots from primary-market catalogs as of October 24, 2026. Nightly rate: the lot price multiplied by 6% and divided by 120 nights of the resort season. For city layers, the same 6% is divided by twelve months. The calculation is before taxes, the maintenance fee, and finishes.
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The Bulgarian Primary Market: What We Have
On the new housing page, Discount House presents: apartments and studios in buildings under construction and completed, city houses in Burgas and Varna, apartments by the water, townhouses and villas directly from construction companies. The filter compiles a selection by amount, resort and city, area, number of bedrooms, building readiness stage, key handover quarter, payment schedule, type of finishes, pool, and the size of the annual fee. Write to the manager: they will send the construction permit, the draft contract, the staged payment schedule, and a list of what is included in the price and what is paid separately.
The Average Price per m² from Reviews Does Not Match the Market
In summaries for this query, the average price per m² in modern complexes is cited — about €2,769. Check against the showcases: fourteen specific primary-market lots give a median price per m² of €1,445, that is, the stated figure is almost twice the real one. Moreover, it is higher than the price per m² of the most expensive lot on the first page of a major catalog. One cannot plan a budget by such an average: you will set aside twice what is needed and miss suitable options.
A second example of why showcases must be read carefully. In a catalog that calls itself a collection of the country's two hundred best complexes, there is a lot for €1,700 with an area of 34 m². This is the price per m² placed in the field for the property value: in fact it is twenty-nine times lower than the median. There, too, all the offers on the first page are from one Burgas region: there is no capital primary market in such selections at all, although Sofia is one of the three main centers of new construction. If you need Sofia, that is a different market and different sellers.
The Most Advantageous Price per m² Is Not in a Studio
Calculate the price per m² by area, and the picture inverts. Lots up to 37 m² give an average of €1,712 per m², apartments of 42–56 m² — €1,304, large ones of 61–74 m² — €1,524. That is, a studio is 31% more expensive per m² than an apartment of twice the area, and the cheapest price per m² is in the middle. The reason is simple: the price of a studio includes the same bathroom, the same kitchen area, and the same share of common areas, only they are divided by fewer meters.
The conclusion for the buyer: if the budget allows moving from a studio to a one-room or two-room apartment, move — the price per m² will fall, and the rental profile will improve, because two or three people are housed for a longer term. For the investor the rule is the same: compare not lot prices but the price per m² within your budget.
Act 14, Act 15, Act 16: What You Pay For at Each Stage
This is the key mechanics of the Bulgarian primary market. Act 14 means the building's structure is complete and the building has been accepted in rough form. Act 15 — the property has been handed over from the builder to the client, and acceptance is underway. Act 16 — the permit for commissioning; only after it are utilities connected, and one can move in and legally rent out the housing. The earlier the stage, the lower the price and the higher the risk: at Act 14 you buy a promise, at Act 16 — a ready apartment.
Three rules that save money. Tie payments to the acts, not to calendar dates: the deadline may shift, but an act cannot be forged. Require in the contract penalties for delay in obtaining Act 16 and a fixed key handover date. And check the developer by completed buildings — how many properties they brought to Act 16 and with what delay. The completion of most complexes currently on sale is scheduled for the next two years, and for seasonal rental this means the loss of one or two summer seasons — build this into the calculation.
Finishes and the Fee: Two Lines Not in the Price
A Bulgarian new build is delivered to the state standard: walls for plastering, floor — a cement screed, no interior doors or plumbing. Turnkey finishes from the developer are a separate option, and in listings this item is usually not disclosed. Therefore, comparing a new build with a ready resale apartment by lot price is incorrect: add finishes and furniture to the new build, and only then compare.
The second line — the annual maintenance fee for a gated resort complex: grounds, pool, security, cleaning. It is calculated by area, usually from €6 to €15 per m² per year, that is, on a 42 m² apartment this is €252–630 annually regardless of whether you live there or not. Over ten years of ownership the fee will add from 5 to 12% of its price to our entry lot, and the fee rate in two neighboring complexes can matter more than the difference in the apartment price. In ordinary city buildings of Burgas and Varna there is no such fee — there are only utility payments.
Developer Installments and What They Give the Investor
The main financial advantage of the primary market: developers offer a payment schedule until the building is completed with an initial payment of 10–30%, without a bank, income statements, or interest. On our entry lot this is about €10,200 at the start instead of the full sum — the rest is paid by construction stages. Four consequences for the investor. First: money enters the property in parts, while the price is fixed at today's level. Second: when buying directly from the developer, the commission from the buyer is usually zero. Third: a new building is constructed to current thermal insulation standards, and utility costs are lower than in older stock — this is visible in tenant reviews too. Fourth: the lot can be assigned before key handover if this is expressly permitted by the contract — check the clause in advance.
The flip side, honestly: until Act 16 the property yields nothing while payments continue. The primary market is 15% of the supply in the databases of major agencies versus 85% resale, that is, the choice is noticeably narrower, but bargaining on installment terms is almost always possible.
Transaction, for a Foreigner, Taxes, and Risks
The purchase procedure: booking and a preliminary contract with the developer, a lawyer's check of the permit, the project, and the company itself, payment according to the schedule, obtaining Act 16, acceptance of the apartment with a list of defects, the notarial deed, and registration of title. A buyer without an EU passport registers an apartment in the building directly to themselves: the land under the building is not part of the transaction. For a house or townhouse from a developer with its own plot, a Bulgarian company is registered, because land ownership without EU citizenship is restricted — clarify the procedure with a Bulgarian lawyer. Of the documents, a passport, documents on the source of money, and a power of attorney are needed if you will not be present at signing. Payments: transfer tax and notary fee, lawyer's services, then an annual property tax and a waste fee. The purchase of a new build by itself does not give a residence permit — the status is obtained on other grounds; check them with an immigration lawyer.
Risks in brief. A payment by date instead of by act. The absence of penalties for delay in the contract. A price without finishes presented as the price of ready housing. A fee named after the deposit. A developer without completed buildings. The area with common parts in advertising versus the living area in documents. And broken prices in catalogs: before going to view, confirm the price with the seller in writing.