Rental Yield in Sunny Beach: Honest Numbers
The main question investors ask is: “How much will I make?” And this is exactly where I see the most manipulation. Some agents quote 10–12% annual yields and wait for signatures. Others show Airbnb screenshots from August and call it “average income.”
I have been working in the Sunny Beach and Sveti Vlas area for four years. Before recommending any property, I inspect it myself. So I work through the numbers the way I would for my own money — without rounding in the convenient direction.
Four Variables That Determine Everything
Before looking at figures, it is important to understand that rental yield in Sunny Beach is not a single number. It depends on four things.
Location within the resort. Sunny Beach has several micro-districts with very different tourist traffic levels. The northern section (near hotels such as Barcelo and Majestic) holds summer occupancy more reliably. The southern section and peripheral complexes produce rates 15–20% lower, all else equal. This is not a minor detail — it represents a difference of €800–1,200 per season on otherwise comparable properties.
Season and seasonality. The Bulgarian coastal resort operates for roughly four months — June through September. August is the peak month. November through March is essentially dead. This needs to be accepted as a given, not treated as a problem that can be “solved.”
Property condition and equipment. According to AirROI data, the top 10% of Sunny Beach listings earn $1,219+ per month against a median of $506. The difference comes from the quality of the fit-out, photography, and reviews. An apartment with a good mattress, a washing machine, and a working air conditioner rents differently from one with furniture from 2008.
Who manages it. Remote self-management without a professional company means either constant travel or asking neighbours to check for gas leaks. A management company takes a commission but also handles check-ins, check-outs, cleaning, emergencies, and guest communication.
Real Airbnb Figures: AirROI Data for 2025–2026
The figures below are from AirROI’s Sunny Beach short-term rental market data for the period May 2025 – April 2026. This is aggregated statistics from real listings, not marketing.
| Metric | Value |
|---|---|
| Average annual revenue | $4,390 |
| Average annual occupancy | 44.5% |
| Average daily rate (ADR) | $81 |
| RevPAR | $38 |
| Active listings | 32 |
The monthly picture is highly uneven:
- August (peak): occupancy 63.9%, ADR $92/night, monthly revenue $1,760
- June–July–September: occupancy 52–55%, ADR $79–88/night
- Shoulder months (May, October): occupancy ~23%, ADR $79/night, monthly revenue ~$539
- Winter (January–March): occupancy 4.7%, ADR $78/night, monthly revenue $82
- February (the low point): occupancy 3.2%, revenue $61
This is the honest picture. The top 10% of operators earn $1,219+/month. The median is $506. The bottom 25%: $343. The difference exists and is explained by management quality, not luck.
Calculation for a Studio: €55,000, 35 m²
A realistic property. A studio in a complex with a pool, 10–15 minutes’ walk from the beach. Market value approximately €55,000. Not the cheapest room on the edge of the resort, and not a premium new-build.
Income (June–September)
Four summer months form the basis of the calculation:
– Average rate: €75/night (conservative, without the August peak)
– Occupancy: 60% (≈18 nights per month)
– Total over 4 months: 4 × 18 × €75 = €5,400 gross
With a peak August (70–75% occupancy, €85–90/night rate), the realistic upper scenario is €6,000–6,500 gross.
Range: €5,200–6,500 gross for the season.
Costs
| Item | Amount |
|---|---|
| Management company commission (20%) | €1,040–1,300 |
| Tourist tax (~€0.40/night × 72 nights) | €30 |
| Income tax (10% of net after deductions) | €415–520 |
| Complex maintenance fee (~€350/year) | €350 |
| Minor repairs and depreciation | €150–200 |
| Total costs | €1,985–2,400 |
Outcome: Studio at €55,000
- Gross for season: €5,200–6,500
- Net for season: ~€3,200–4,100
- Gross yield: 9.5–11.8% (on seasonal revenue)
- Net yield on property value: 5.8–7.5%
Adding a winter long-term rental strategy (see below) brings in a further €1,400–1,800 over 7 months. Combined annual net yield comes to approximately 8–10% — but only with competent management and a good property.
Reference figure: a studio at €55,000 with honest management produces approximately €3,200–4,100 net per summer season. This is not “paid back in 7 years” — it is a real interim return that must be assessed against your expectations and alternatives.
Calculation for a 1-Bedroom: €80,000, 45–50 m²
A one-bedroom apartment with a separate bedroom — the second most popular format among investors. Higher entry cost, but different rate potential.
Income (June–September)
- Average rate: €95/night
- Occupancy: 60% (≈18 nights per month)
- 4 × 18 × €95 = €6,840 gross
- Peak scenario (August 75%, rate €110): €7,500–8,000 gross
Range: €6,800–8,000 gross for the season.
Costs
| Item | Amount |
|---|---|
| Management company commission (20%) | €1,360–1,600 |
| Tourist tax | €30 |
| Income tax (10%) | €540–640 |
| Maintenance fee (~€450/year) | €450 |
| Minor repairs and depreciation | €200–250 |
| Total costs | €2,580–2,970 |
Outcome: 1-Bedroom at €80,000
- Gross for season: €6,800–8,000
- Net for season: ~€4,220–5,030
- Net yield on property value: 5.3–6.3%
The gap with the studio yield is smaller than it looks — because the property price is proportionally higher. The studio gives a slightly better return on invested capital; the 1-bedroom generates more absolute cash and lets more easily to couples and families.
Winter Rental: $82 per Month or a Two-Season Strategy
Back to the AirROI data: in winter (January–March), average monthly revenue for a Sunny Beach listing is $82. This is not an error. Short-term rental in winter here essentially does not function.
What does work: long-term rental for the winter period.
Based on the Sunny Beach market in 2024–2025:
– A studio in a residential complex rents long-term at €250–380/month
– A 1-bedroom at €380–500/month
Who rents? Bulgarians from other cities, seasonal workers, remote workers coming to the coast for quiet and affordability. Not tourists.
Two-season strategy:
| Period | Format | Income |
|---|---|---|
| June–September | Short-term rental | €3,200–5,000 net |
| October–May (7 months) | Long-term rental | €1,750–3,500 |
| Full year total | ~€5,000–8,500 net |
The difference between “Airbnb only” and “dual strategy” is approximately €1,500 per year. Additionally, a winter tenant keeps the apartment occupied — which matters for the condition of furniture and appliances.
One important point: the winter tenant agreement must include a clause requiring the apartment to be vacated by June 1. This is standard practice — but it must be documented in the contract.
Management: Who Does It and What It Costs
Without you on the ground, the apartment does not rent itself. Three scenarios:
Self-managed. You list on Airbnb, handle all enquiries yourself, organise cleaning, resolve issues when something breaks. This works if you are 30 minutes away. It does not work if you are in London or Warsaw.
Management company. Standard commission: 20% of rental revenue. Included: guest communication, check-in and check-out, professional cleaning between stays, minor repairs (typically up to €50–100 covered by the management company), monthly reporting. Not included: major repairs, appliance replacement, the complex maintenance fee.
Hybrid model. Smaller agencies in the region operate differently: they manage the listings themselves, outsource cleaning to a contractor, and use a local keyholder. Commission: 15–17%. The downside is more points of potential failure.
I work with vetted management companies in the region and can recommend specific contacts once we have identified the right property. More on remote property management here.
Honest Negatives: What Presentations Leave Out
I will not pretend these do not exist.
Seasonal income volatility. Your money arrives in July and August. The management company’s maintenance invoice arrives in November regardless. A financial reserve for the off-season is necessary.
An empty apartment is still a cost. The complex maintenance fee — pool, grounds, security — is charged year-round. Even if the apartment is empty all winter. For most Sunny Beach complexes: €300–600 per year depending on floor area and class.
Wear and depreciation. Tourists are not always careful tenants. After each season: replacing crockery, bed linen, minor cosmetic work. Budget €150–300 per year as a fixed expense.
Damage risk. A standard security deposit (typically €100–200) does not cover everything. Situations where a guest leaves broken furniture or a flooding dishwasher are rare — but they happen.
Yield depends on management, not on purchase. Buying the apartment is 20% of the work. The remaining 80% is how it is managed: pricing, photos, rating, reviews, response speed. Without this, even a good property produces mediocre results.
Bulgarian taxes are not zero. Rental income tax: 10% of net income. Annual property tax: typically €100–200 for a standard apartment. The waste collection charge is billed separately. Full cost of owning a Bulgarian apartment is covered in detail in a separate article.
FAQ
How many years does it take for a Sunny Beach apartment to pay for itself?
At a net yield of 5–7% on a property worth €55,000–80,000: 14–20 years of pure payback (excluding capital appreciation of the asset). That is not fast. If the goal is rapid capital return, property is not the right instrument. If the goal is a coastal asset with investment income — that is a different conversation.
Can you rent without registering?
No. In Bulgaria, short-term rental requires registration with the municipality (tourist accommodation category). Without registration: fines. The procedure is straightforward; I help with the paperwork.
Airbnb or Booking.com — which is better?
Both. Good management companies list on two or three platforms simultaneously and synchronise the calendar. Airbnb traditionally performs strongly in Sunny Beach for international guests (87% foreign visitors, per AirROI data).
What does the complex maintenance fee cover?
Pool maintenance, cleaning of common areas, security, waste removal, landscaping. Paid annually to the complex management company (separate from any rental management company). Amount depends on apartment size — typically €8–16 per m² per year.
Can I rent long-term in winter and short-term to tourists in summer?
Yes, and it is standard practice. The key requirement: specify in the winter rental agreement the date by which the tenant must vacate (typically May 1 or May 15). Conflicts are possible but manageable with a properly drafted contract.
Do I need to come to Bulgaria to manage the property?
No. With a professional management company, your physical presence is not required. Reports, payments, communication — all handled remotely. A once-yearly visit to check the apartment’s condition is worthwhile.
Does floor level and view affect yield?
Yes, but less than expected. A sea view from a high floor adds approximately 10–15% to the nightly rate. Ground floor: minus 5–10% on the night rate. More important is the specific window view: parking view versus pool view — a meaningful difference in reviews and occupancy.
What will happen to prices in 2026–2027?
The Bulgarian property market continued growing in 2025; Burgas Oblast was among the leading regions by growth. Forecasts are moderately positive — but I do not sell “apartments that will be worth twice as much in three years.” Nobody knows. I sell specific properties with specific characteristics.
Sunny Beach or Sveti Vlas — which is better for rental?
Different products for different investors. A comparison of the two locations is here. In brief: Sunny Beach — higher tourist volume, lower entry price. Sveti Vlas — quieter, higher property price, a different quality of rental guest.
How I Work With Investors
If you are reading this article, you are already thinking not just about “a seaside apartment” but about whether this makes financial sense. That is the right question.
Here is how I help:
- Selecting a property that fits your model. I assess an apartment not only as accommodation but as a rental asset. Location, condition, complex maintenance fee, history of previous rental — all of these affect real yield.
- Calculation for the specific property. Generic tables are an introduction. A real calculation is made for a specific apartment with real rates, real fees, and real taxes.
- Transaction management. Legal due diligence, Act 16, notary, tax registration — I guide clients through every step.
- Connecting with management. After purchase, I connect you with a vetted management company in the region and help launch the listing.
I work in the Sunny Beach and Sveti Vlas region. Not all of Bulgaria — specifically this market. That is my area of expertise.
If you want to work through the numbers on a specific property, or have a question about the calculations — contact me directly. I respond personally.
Vikki Dronova, EGOIST Estate, Sveti Vlas — “Your home, your rules”
Airbnb data: AirROI, period May 2025 – April 2026. Tax rates: Bulgaria, 2025. Market prices: Sunny Beach listings monitoring, 2025–2026. Calculations are indicative — final figures depend on the specific property, its condition, and the management strategy chosen.
