How to safely buy off-plan property on the Bulgarian coast

Who can own what: apartments, land, EU and non-EU

Any foreigner, EU or not, can buy a Bulgarian apartment in their own name. Land is different. EU and EEA citizens can buy land directly. Non-EU citizens cannot own land in their personal name, so for anything that includes land (a house or a plot) they use a Bulgarian company.

A 2024 ruling of the EU Court struck down an old rule that made EU citizens live in Bulgaria for five years before buying farmland, so older guides describing that requirement are out of date.

The company route for non-EU buyers

Before Bulgaria joined the EU, foreigners bought land through a Bulgarian limited company (an OOD or a single-owner EOOD) that held the land while the buyer owned the shares. For non-EU buyers this is still the accepted path. Set-up runs roughly 500 to 1,000 euros, plus yearly accounting.

Construction milestones: Act 14, Act 15, Act 16

Act 14 is the shell stage: frame, outer walls, and roof are up. Ownership of a specific unit can legally transfer at this point, but the interior is not finished, so you carry the risk it gets completed as agreed.

Act 15 means the interior works are done, but you cannot legally live there and banks will not lend on it. Do not accept ownership at Act 15 only. Act 16, the use permit, is the final sign-off from the municipality that the building matches its approved plans and is safe to live in. Only after Act 16 can you legally move in, get a mortgage, and rent it out.

The checks before you pay anything

Have your lawyer confirm the developer is properly registered, has completed past projects, owns the land free of debt, and has the financing to finish. Buyers who skip this can lose a large share of their money on a stalled build.

Your lawyer should pull the ownership certificate and a full encumbrance certificate from the Registry Agency, and confirm the building permit is valid. The notary is not your lawyer: the notary checks identities and registered charges at signing, but does not investigate permits, history, or whether your contract is fair. If anyone says you do not need a lawyer because the notary handles it, treat that as a warning sign.

The contract and payment staging

Most off-plan deals start with a preliminary contract and a deposit, usually 10 percent. It is binding once signed. Have your lawyer review it for real penalties if the developer is late (many contracts only punish the buyer), whether the deposit sits in escrow, and a clear path if the developer goes insolvent.

Tie your payments to the Act milestones, not to dates. The closer your large payments sit to Act 16, the safer you are. Never transfer money before your lawyer confirms the legal status.

Coastal running costs and the rental reality

Holiday complexes charge an annual maintenance fee, commonly 6 to 15 euros per square meter per year, covering pools, lifts, security, and grounds. It is a legal obligation, not optional.

The season is short. Most rental income comes in roughly four summer months, and year-round occupancy is far lower. Gross yields in good spots run about 5 to 8 percent, but after management fees of 8 to 15 percent, maintenance, tax, and empty months, net returns are a good deal lower. Check whether you are locked into the developer's management company.