Bulgaria's southern coast · for non-EU citizens
Houses and villas on the Bulgarian coast —
with measured kilometres to the sea
A house 5–10 km from the sea — from €105 000. Right by the water — from €115 000. I’ll show you what is actually available within your budget: with measured distances and a clear buying procedure.
Costs for the chosen property will be calculated by a lawyer.
As a rule, direct purchase of land is restricted for citizens of countries outside the EU/EEA. A lawyer confirms the workable structure for each individual buyer.
The assistant replies right away, then I step in. Telegram, WhatsApp, email or a call — whichever suits you.
Sveti Vlas · Sunny Beach · Nessebar · Ravda · Aheloy · Pomorie · Burgas · Kosharitsa
Houses in the catalogue
Each one has a measured straight-line distance to the sea, the floor area and the maintenance fee, where there is one. The list is live: withdrawn properties disappear on their own.
Move-in ready
Move-in ready
See all houses in the catalogue →
Didn't find a house in your budget?
The catalogue is what is open right now. Tell me your budget and the distance to the sea you want — I'll check off-market offers and new arrivals. If there is nothing by the sea in your budget, I'll say so.
Prices from our catalogue
What it costs to be closer to the sea
The entry price right by the water is noticeably higher than in the 5–10 km band: €115 000 against €105 000.
| Distance to the sea | Prices from | Up to | Properties |
|---|---|---|---|
| under 1 km | €115 000 | €1 259 580 | 20 |
| 1–3 km | €168 000 | €532 696 | 4 |
| 3–5 km | €163 000 | €190 000 | 3 |
| 5–10 km lowest entry point | €105 000 | €180 000 | 5 |
| 10–16 km | €189 000 | €360 000 | 4 |
| 16–25 km | €88 000 | €142 000 | 3 |
Asking prices from the catalogue as of 14.10.2026 — these are not transaction prices. Distance is measured in a straight line to the shore. The map includes 39 houses. Another 5 — without a price or without a measurement, not shown.
A village house and a villa in a complex are two different decisions
Different money, different upkeep, different paperwork. The choice is made here, not at the viewing.
Detached house with land
Your own yard and your own land
- More space for the same moneynYour own plot, garage, gardennUsually 4–10 km from the shorenUpkeep entirely on younThe land passes to the buyer — an ownership structure is needed
Kosharitsa, Izvor, Aleksandrovo, Orizare, Medovo
House or villa in a complex
Security and upkeep without you
- Closer to the sea and the resortsnGrounds, pool, maintenancenMaintenance fee — roughly €950–1 600 a year; the exact figure is in the house listingnEasier to leave unattended over winternComplex rules apply to everyone alike
Aheloy, Kosharitsa, Nessebar, Sveti Vlas, Pomorie
If you are moving, not just coming for the summer, we look at more than the sea: we also check the shop, the pharmacy, the school, the bus stop and whether the road is passable in winter.
The question I'm asked most often
Yes, a non-EU citizen can buy a house. The land is registered to a Bulgarian company
A house has a feature an apartment does not: it is sold together with the land, and citizens of countries outside the EU cannot register land in their own name directly. The standard solution is a small single-owner company (EOOD), the Bulgarian equivalent of a single-member limited company. The land is registered to the company, and the company is yours.
This is done before the deal, not on the last day at the notary. And separately: houses are a new direction for me — deals like these have been handled by my lawyer and partner lawyers.
4 questions · 1 minute
What is actually available within your budget
1/4 What is the house for
2/4 Maximum distance to the sea
3/4 When are you planning to buy
4/4 Budget for the house
A lawyer will calculate the transaction costs once a property is chosen.
Here is what fits your budget right now
Отвечу в чате — подборка и ответы на вопросы сразу.
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Where should we send the shortlist?
How the purchase goes
How a viewing works if you're not in Bulgaria
First — a video walkthrough: I film the house, the street, the road and the neighbours on my phone and send it to you. It's free and comes before any flight: some properties drop out at this stage. If we then go to see them in person, one trip covers 3–5 houses in two days; I meet you at Burgas airport and put the route and the timing together myself.
What I do
I select properties to match the brief, arrange viewings, negotiate with the seller, agree the price and the terms, handle the deposit and always attend the notarial deal in person.
What I hand to specialists
Legal due diligence and document preparation — to the lawyer. Company registration — to partner lawyers. A technical survey of the house can be ordered separately: there is no permanent surveyor in the deal, but we will find a specialist.
| Property price (agency commission included) | €185 000 |
| Local property transfer tax (Nesebar 2.3%) | €4 255 |
| Notary fee (+ 20% VAT) | €0,8–1,1 k |
| Entry in the property register, 0.1% | €185 |
| Total including government fees | ≈ €190 390 |
In Burgas the municipal tax is 3% — total ≈ €191 685.
The calculation assumes the contract price is higher than the tax assessment. Tax and notary fees are charged on the applicable base; the exact amount is confirmed by a lawyer.
In detail
How registering the land through an EOOD works
Whether you personally need a company comes down to one thing: does the land pass to you. For a detached house with a plot, almost always yes. In a complex a company may not be needed if the documents do not transfer ownership of the land or a share in it to the buyer. The lawyer checks this before the deposit.
Who does this
Legal due diligence on the property is done by the Bulgarian lawyer I work with permanently. On a house he checks the documents not only for the building but for the plot as well. EOOD registration is handled by partner lawyers, annual reporting by an accountant. These services are paid for separately.
What I don't promise
I don't say a company is always needed — it depends on what exactly is transferred by the notarial deed. I don't promise residency: buying a home and immigration status are different things. And separately: houses are a new direction for me. I have not yet run a house deal with land transferred through an EOOD myself: that part is handled by the lawyer and partner lawyers who have done such deals.
Frequently asked questions
What is an EOOD and is it compulsory?
An EOOD is a Bulgarian single-owner company, the equivalent of a single-member limited company. The land is registered to it, and the company is yours. Whether you need one depends on whether the land passes to you: for a detached house with a plot, almost always yes; in a complex the land is often common. Which applies in your case is visible from the documents — we look before the deposit.
Have you seen every house in person?
Completed houses from developers — yes. Resale properties I don't inspect in advance: many owners are not willing to arrange a viewing without a real buyer. Before the trip I confirm availability, arrange the viewing and go to the property together with you.
Does buying a house give residency?
No. The property-based ground for long-term residence starts at BGN 600 000 (≈ €306 775) — above almost everything in our catalogue. Buying a home and immigration status are separate questions, and we don't mix them.
Can I buy remotely?
Yes, the deal can be done under a notarial power of attorney. But before that — a viewing not just of the rooms, but of the street, the road, the neighbours and the plot. We start with a video walkthrough; it's free.
How much does it cost to run a house?
It depends on whether the house is detached or in a complex. In a complex there is a maintenance fee — €950–1 600 a year in our catalogue. For a detached house it is calculated per property: tax, waste collection, electricity, water, septic tank, the plot. Plus the company's annual reporting if the land is registered to an EOOD.
Before you write
See who you’ll be dealing with
I run the profile myself: taxes, changes in the rules, where people lose money on a purchase. Not a shop window of listings. It makes it easier to decide whether to write to me.
I’ll tell you what there is for your budget — and what there isn’t
Some people buy a house on the coast as a place for the summer, others as a place to move the family to. I handle summer and family enquiries the same way: I show real options for the budget, the distance to the sea and the order of the next steps. Tell me your budget and the distance to the sea you want — I’ll send what there actually is.
Find a house for my budget → +359 87 831 9198
The assistant replies right away, then I step in · Telegram, WhatsApp, email or a callnVikki Dronova · Rieltor Esteyt EOOD, UIC 207412033
