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Golden Visa Partners

2026 Program Guide

Bulgaria Property Investment

Despite being an EU member, Bulgaria is an affordable real estate market thanks to low prices, its Black Sea coast, and ski resorts. Long-term rental yield is approximately 4-6%, while seasonal short-term yield in coastal areas can reach up to 12%.

Last updated: 2026-07-07 · Reviewed by: Burak Ünal

At a glance

Membership
EU
Rental yield
~4-6% annually (up to 12% seasonally on the coast)
Popular areas
Sofia, Black Sea coast, ski resorts
Prices
Among the lowest in the EU
Residence
Via a separate investment program (see Residence Permit)

Who is it for?

  • Those seeking affordable EU property with coastal or ski tourism yield.
  • Those who prioritize low cost of living and proximity to Turkey.
  • Those targeting seasonal short-term yield (up to 12%) on the Black Sea coast.
  • Those planning residence through a separate fund or company investment.

Affordable Property in the EU

Despite being an EU member, Bulgaria offers some of the continent's lowest real estate prices. Sofia (long-term rental), the Black Sea coast (Burgas, Varna, Sunny Beach), and ski resorts (Bansko) are the main investment areas. Long-term rental yield is approximately 4-6%.

Real Estate Does Not Directly Grant Residence

An important distinction: property purchase alone does not grant residence in Bulgaria. Permanent residence through investment is obtained via a separate fund (EUR 512,000) or company (EUR 256,000) investment. For this reason, real estate should be evaluated as an investment decision independent of residence.

Seasonal and Long-Term Rental Strategy

Bulgaria suits investors who want an affordable foothold inside the EU with the flexibility to pursue either steady long-term lets or seasonal tourism income. Sofia offers year-round rental demand, while the Black Sea coast and ski resorts lend themselves to short-term, seasonal letting where returns can run higher during peak periods. A central planning point is that buying property does not by itself grant residence; residence is available through a separate investment program based on a fund or company structure, so the two goals should be considered independently. The practical work involves choosing a region and property that fit your intended rental strategy, then completing the purchase and budgeting for transaction costs and taxes on top of the price. Investors weighing coastal or ski properties should think through the seasonality of demand, since occupancy and returns can vary sharply through the year. A low cost of living and proximity to Turkey add to the appeal. Because the residence route is separate and structured, it is worth reviewing your goals with an advisor before you commit.

Benefits

  • Affordable property in the EU.
  • Coastal and ski tourism yield.
  • Low cost of living.
  • Proximity to Turkey.

Requirements

  • Property purchase.
  • Separate investment program for residence (fund/company).
  • Transaction costs.

Costs

Property
Affordable (low per m²)
Transaction costs and taxes
Also apply

FAQ

What is the yield?
Approximately 4-6% long-term; seasonal short-term yield on the Black Sea coast can reach up to 12%.
Does real estate grant residence?
Not directly; Bulgarian residence is obtained through a separate fund/company investment (see Residence Permit - Bulgaria).
Which areas are popular?
Sofia, the Black Sea coast (Burgas, Varna, Sunny Beach), and ski resorts (Bansko) stand out.
How are taxes and costs?
Transaction costs and property taxes are at a reasonable level; total cost planning is done before purchase.

Sources

Disclaimer: Golden Visa Partners is an investment and immigration advisory firm; it does not provide legal or attorney services. The investment amounts, timelines and program conditions on this page are for general guidance only and, because regulations change quickly, may be out of date. Before making any decision, we recommend consulting current official sources and obtaining independent legal and financial advice.

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