Buying an Apartment in Bulgaria as a Ukrainian in 2026: How to Do It, Register It, and Protect Your Money
A significant share of my clients are Ukrainian. Some are living here on Temporary Protection status, others come for the summer, and others are reviewing properties remotely and want to understand how this works legally. Everyone asks the same questions: can I buy as a Ukrainian citizen? How do I transfer money? What about residency?
I am Vikki Dronova, based in Sveti Vlas with EGOIST Estate. I have personally handled transactions with Ukrainian buyers — in different circumstances, with different budgets and different documentation. This article is an attempt to put everything in one place, honestly, without the feel of a marketing brochure.
In brief: Ukrainian citizens can buy an apartment in Bulgaria without restrictions — no visa or residence permit is required. Land is a separate matter that requires registering a Bulgarian legal entity. Documents needed: international passport + BULSTAT (tax number for foreigners) + a Bulgarian bank account. Transferring money is more complex than it used to be, but workable routes exist. The apartment itself does not grant residency — the Golden Visa threshold is €307,000. Remote purchase via power of attorney is legal and works in practice.
Can Ukrainians Buy an Apartment in Bulgaria
Yes, without any restrictions. Bulgarian law does not prohibit citizens of third countries — including Ukraine — from purchasing apartments, residential units, or commercial space. Citizenship, residence permit, or visa status are not relevant to the purchase.
The one restriction is land. Purchasing a plot of land or a house with land as an individual is not possible. For that, you need to register a Bulgarian legal entity — an EOOD (equivalent to a private limited company). Registration takes 3–5 days and costs €300–500 including notary fees and state charges. If you are interested in an apartment in a residential complex, the land question does not apply to you.
Having Temporary Protection status (TPS, Vremenna zakrila) makes the process slightly easier: it simplifies opening a bank account and obtaining an LNCh — the personal number assigned to foreign residents. But even without TPS, the transaction can be completed.
One clarification on documentation. Bulgaria uses two different tax identifiers for foreigners:
- LNCh (Lichen Nomer na Chuzhdenetsa) — issued to foreigners with a residence permit.
- BULSTAT — a tax identifier for one-off transactions. This is what Ukrainians without a residence permit use when purchasing property.
EGN is the national identification number for Bulgarian citizens only. Do not confuse them.
What an Apartment Near the Sea Costs in 2026
Prices depend on location, the condition of the property, and whether Act 16 — the occupancy permit — is in place. The ranges below reflect current market levels across the main areas I cover.
| Location | Studio (secondary) | Studio (new build) | 1BR (secondary) | 1BR (new build) |
|---|---|---|---|---|
| Sunny Beach | €25–45k | €55–90k | €40–70k | €90–148k |
| Sveti Vlas | €55k+ | €80k+ | €90k+ | €130k+ |
| Ravda | €20–35k | — | €35–55k | — |
The per-square-metre price across the region is roughly €450–850/m². Ravda is the most budget-friendly option close to the sea. Sveti Vlas is a smaller, quieter resort with a different infrastructure level and a corresponding price. Sunny Beach sits in between but with significant variation in complex quality.
Anything below €20,000 for a studio deserves close scrutiny: it likely lacks Act 16, may have been built long ago, and often comes with questions about the management company or the condition of utilities. Inexpensive does not necessarily mean bad — but it requires due diligence.
Step-by-Step: How the Transaction Works
The process is standard and takes 4–8 weeks when all documents are in order.
Step 1. Choose a property, sign a preliminary contract, pay a deposit.
The deposit is typically 10% of the purchase price. This reserves the property for you. If you withdraw without grounds stipulated in the contract, the deposit is forfeited. If the seller withdraws, they return double the amount. Make sure the contract specifies timelines, refund conditions, and confirms that the purchase includes Act 16.
Step 2. Obtain a BULSTAT number or LNCh.
Apply at the local police directorate (Direktsia Migratsiya) or the tax authority (NAP). If you already have a residence permit, you already have an LNCh. If not, you register for BULSTAT as a foreigner participating in a transaction. This takes 1–3 working days.
Step 3. Open a bank account in Bulgaria.
Required for the transaction — the Bulgarian bank needs to see the source of funds. The banks most open to Ukrainian clients: Raiffeisenbank Bulgaria, UniCredit Bulbank, DSK Bank. Raiffeisenbank will open an account with a passport and Temporary Protection status.
Step 4. Transfer the funds.
This is the most complex step — covered separately below.
Step 5. Sign the notarial deed (notarialen akt).
The notary verifies the legal status of the property and authenticates the transaction. Both parties must be present — or represented by attorneys under power of attorney. The notary will arrange translation if needed.
Step 6. Register title.
The notary submits documents to the Agentsia po Vpisvaniyata (Agency of Registrations). After registration, you are the official owner.
Step 7. Pay municipal tax and file a declaration.
Within two months of the transaction, you must file a declaration with the local tax authority. Annual property tax in Bulgaria is 0.15–0.45% of the cadastral value of the property — not the market price. The cadastral value is typically significantly lower than the purchase price.
Payment Routes: How to Transfer Money
This is the question I receive most often — and I answer it honestly, not optimistically.
Under martial law conditions, the National Bank of Ukraine has restricted certain foreign currency transactions. SWIFT transfers from Ukraine for the purchase of foreign real estate fall within the restricted zone, although there is no outright ban. In practice, most Ukrainian banks will not process such payments without individual authorisation.
What actually works:
An account with a European bank. If you already have an account with a Polish, Czech, German, or other European bank — transfer from there via SEPA. This is the cleanest and most straightforward route. A Bulgarian bank accepts SEPA without issue.
Cash up to €10,000. Bringing euro cash into Bulgaria is permitted; amounts above €10,000 must be declared at customs. This route works only as a supplement, not as the primary payment method for a property purchase.
Instalment plan from the developer. Many new-build complexes in the region offer instalment plans without bank involvement: 20–30% upfront, the balance in equal payments over up to 7 years. For more on payment routes and instalment options, see the dedicated article on transferring money to Bulgaria.
Important: any Bulgarian bank receiving a large transfer will request proof of funds origin (AML procedure). Prepare documents in advance: bank statements, a business sale agreement, payslips, tax returns — depending on the source of funds.
Additional Purchase Costs: What Is Added to the Property Price
I always explain this upfront so there are no surprises. Using a €50,000 apartment as an example:
| Item | Rate | Amount |
|---|---|---|
| Transfer tax (municipal) | 3% | €1,500 |
| Notary fees | ~0.5% | €250 |
| Registration fee | 0.1% | €50 |
| Document translation | fixed | €100–200 |
| Lawyer (optional but recommended) | fixed | €300–500 |
| Total additional costs | ~4.5–5% | ~€2,200–2,500 |
If an agent is involved, add the agency commission. The total with an agent comes to 8–10% of the property value — this is the market norm, not an exception.
Can You Buy Without Coming to Bulgaria
Yes, this is legal and well-established in practice. A significant share of my transactions since 2022 have been completed remotely.
The process works as follows: you have a power of attorney drafted and notarised in Ukraine, attach an apostille, and send the original by courier to Bulgaria. Your representative — a lawyer, agent, or any person you trust — signs the notarial deed on your behalf.
Alternative: have the power of attorney certified at the Bulgarian Consulate in Ukraine, in which case no apostille is required.
Before a purchase, I record a video walkthrough of every property — showing the actual condition, the view from the window, the adjacent block, the parking area. I personally inspect every property before presenting it to a client. That is my principle: I do not show what I would not buy myself.
For more on how remote purchase of a Bulgarian apartment works, see the dedicated article.
Residency and Visa D: What Buying an Apartment Actually Gives You
The honest answer — which many are not expecting: buying an apartment in Bulgaria does not automatically give you residency.
Golden Visa (residency through investment) — the threshold in 2026 is €307,000. This applies to investments in real estate or certain other qualifying financial instruments. A studio for €40,000 or even an apartment for €100,000 does not meet this threshold.
Visa D with subsequent residence permit is possible if you can demonstrate: a confirmed source of income, medical insurance, and proof of accommodation in Bulgaria. Your own apartment qualifies as proof of accommodation — but it is not sufficient on its own. A full package is required.
Temporary Protection (TPS) — if you already have this status, you are legally present in Bulgaria. The current status has been extended to March 4, 2027. TPS simplifies opening a bank account, obtaining an LNCh, renting, and other everyday procedures.
Schengen and 90/180 days. Since January 2025, Bulgaria is part of the Schengen Area. This means Ukrainian citizens without a residence permit now draw from the shared 90-day-in-180-day counter that applies across all Schengen countries. The previous “extra 90 days in Bulgaria” arrangement no longer applies. For anyone travelling frequently across Europe, this is a strong reason to formalise Visa D.
Frequently Asked Questions
1. Can Ukrainians buy an apartment in Bulgaria?
Yes, without restrictions. Citizenship and residence permit are not required. Land only through an EOOD.
2. Is a visit to Bulgaria required to complete the transaction?
No. Purchase via power of attorney with apostille is fully legal. The process takes 4–8 weeks from the moment a property is selected.
3. How do I transfer money from Ukraine?
Direct SWIFT from Ukraine is restricted in practice. Working options: an account with a European bank, cash within permitted amounts, or an instalment plan from the developer. Raiffeisenbank Bulgaria opens accounts for Ukrainians with TPS.
4. Does buying an apartment give residency?
No, not automatically. The threshold for the Golden Visa is €307,000. With a confirmed income and insurance, an apartment can form part of the package for Visa D.
5. How much does a studio near the sea cost?
From €20,000 (Ravda, secondary market) to €90,000+ (Sveti Vlas, new build). The most realistic range for the secondary market in Sunny Beach is €25–45,000.
6. What is Act 16?
It is the occupancy permit for a building — Bulgaria’s equivalent of a completion certificate. Without it, the building is legally non-residential. Properties with Act 16 are more reliable but more expensive. Without it — risks around bank financing, insurance, and sometimes title registration. Explained in detail in the article Act 16 in Bulgaria: What It Is and How to Verify It.
7. What taxes does an apartment owner pay?
Annual property tax: 0.15–0.45% of cadastral value. If you rent out the property — income tax of 10% on rental income. Bulgaria and Ukraine have a double taxation avoidance treaty in place since 1995.
8. What are the additional costs when buying?
Approximately 4.5–5% of the property price: transfer tax (3%) + notary + registration + translations. With an agent — 8–10% in total.
9. Is an instalment plan available without a bank?
Yes. Many developers in the region offer direct instalment plans: 20–30% upfront, up to 7 years for the balance. This is a realistic option for buyers who cannot transfer the full amount at once.
10. How does Schengen now work for Ukrainians?
Since January 2025, Bulgaria is in the Schengen Area. For Ukrainians without a residence permit, the shared counter applies: 90 days out of any 180 across the entire Schengen zone. The separate “Bulgarian bonus” no longer exists.
What to Do Next
If you have roughly decided on a budget and area, browse the catalogue:
View apartments up to €50,000 — secondary market properties, verified with Act 16.
If you still have questions — write to me directly. I respond personally, not through an autoresponder.
Contact Vikki Dronova — I read every enquiry.
