The short answer: yes, you can buy an apartment or flat in Bulgaria without a residence permit. However, it’s important to understand the difference between ownership and residency, and to know when purchasing real estate provides additional immigration benefits.
Foreigners (including Ukrainian citizens) can purchase apartments and flats in Bulgaria without a residence permit or permanent residence permit. These are most often properties in apartment buildings and complexes (without registering the land as their own property).
Restrictions apply to land acquisition. If the purchase involves a house with a plot of land or land, legal solutions are usually used (for example, structuring the property through a company) – such cases are considered on a case-by-case basis.
Purchasing an apartment alone does not automatically grant a temporary or permanent residence permit. Staying longer than the tourist period always requires a separate basis (pension, employment, entrepreneurship, investment, digital nomad status, etc.).
If you purchase real estate in Bulgaria for at least €300,000, this may qualify you for a “long-term residence permit” (a residence permit that is usually issued for a limited period and is renewable while the permit is valid).
The key conditions for this type of permit are:
— the investment must be confirmed and paid for, typically through a Bulgarian bank;
— if the property was purchased with a loan, the outstanding loan balance at the time of application must not exceed 25%;
— the process typically begins with a D (long-term) visa, followed by a Bulgarian residence permit.
Important: this is not an “automatic residence permit for any apartment,” but a separate type of permit with a specific threshold and payment and document requirements.
There’s a separate basis for pensioners: if a person receives a pension (under the laws of their home country or another country) and has sufficient funds to support themselves in Bulgaria, they can apply for an extended stay. In practice, this is one of the most straightforward routes for pensioners who want a quiet life by the sea.
Real estate (owned or rented) most often serves as proof of address/residence, and the key factors are pensioner status, funds, and health insurance.
С конца 2025 года Болгария запустила отдельный маршрут для digital nomads (удалённых специалистов). В общем виде логика такая:
— оформляется виза D;
— затем в Болгарии подаётся заявление на разрешение на пребывание по программе digital nomad;
— требования зависят от категории (наёмный сотрудник зарубежной компании, фриланс/контракты и т.д.) и включают финансовые критерии.
Это может быть удобным вариантом для специалистов из Украины и других стран, которые работают удалённо и хотят легально жить в Болгарии, сохраняя работу на зарубежного работодателя/клиентов.
— Simply need a vacation property/backup property: purchase is possible without a residence permit.
— Legal residency status is required: we’ll select the basis (pension, digital nomad, €300,000 investment, etc.).
— An “investment + status” strategy is needed: we’ll consider properties under €300,000 and plan the documents and payment in advance.
