Can foreigners buy land in Bulgaria?
Buying an apartment and acquiring land are two different legal questions in Bulgaria. Nationality is generally no obstacle to owning a building or a flat, while land ownership is regulated at constitutional level and has been liberalised progressively since EU accession. So the first question is what exactly you are buying: a unit, or the ground beneath it.
Real estate · Last reviewed: 2026-08-16
Why building and land are separate
Bulgarian law allows ownership of a building to be separated from ownership of the land through a right to build (право на строеж). Buying an apartment usually means acquiring a unit together with an ideal share of the land — but sometimes only a right to build. That is precisely where the restriction question arises, which is why what the notarial deed actually conveys must be read before the transaction, not after.
Accession in 2007 changed the picture
Who can acquire what
| Buyer | Apartment or unit | Plots and agricultural land |
|---|---|---|
| Bulgarian national or company | Unrestricted | General rules apply |
| EU / EEA national | Unrestricted | Liberalised, with specific rules |
| Third-country national | Generally unrestricted | Restricted; depends on treaties and reciprocity |
| Company registered in Bulgaria | Unrestricted | Treated as a Bulgarian legal person |
Agricultural land is its own regime
Agricultural land is governed by dedicated legislation covering who may acquire it, how its designated use can be changed and what follows from using it otherwise. Changing the designation is an administrative procedure with an uncertain outcome, not a formality. Buying a field on the expectation that it will become a building plot is therefore closer to speculation than to investment. The competent bodies are the agriculture ministry and the relevant municipality.
Buying through a company
A company registered in Bulgaria is a Bulgarian legal person and sits differently with respect to land. That route brings obligations, however: annual accounting and financial statements, filings, a tax layer on distributed profit, and the question of what happens to the property if the company is wound up. A vehicle with no real activity, created solely to bypass a restriction, carries legal risk. Discuss the structure with both a lawyer and an accountant before committing.
This is a general framework, not legal advice
This is not legal or financial advice
Frequently asked questions
I bought a flat — do I own a share of the land?
It depends on the deed. Some transfers include an ideal share of the land with the unit, others convey only a right to build. The distinction becomes decisive if the building is redeveloped or demolished.
Is buying through a Bulgarian company legitimate?
A properly incorporated Bulgarian company acquiring property is an ordinary transaction. The company is expected to be real and to meet its filing and accounting duties, and that ongoing burden should be priced in before the purchase.
Can agricultural land be converted for building?
Changing the designated use is a separate administrative procedure with no guarantee of success. Verbal assurances from a seller on this point have no legal weight.
Sources
The information on this page is based on the official sources listed below. Legislation changes — open the links and verify the current position.
- Конституция и Закон за собствеността (lex.bg) — https://lex.bg/ · 2026-08-16
- Агенция по вписванията — Имотен регистър — https://www.registryagency.bg/ · 2026-08-16
- Министерство на земеделието и храните — https://www.mzh.government.bg/ · 2026-08-16
- Your Europe — Buying property in the EU — https://europa.eu/youreurope/citizens/ · 2026-08-16
Related topics
Buying property in Bulgaria: process and checks
The route to the notarial deed, property and cadastre checks, why a preliminary contract is not ownership, and which cost items arise on transfer.
Transferring title in Bulgaria: deed and registration
How the notarial procedure works, why registration is a separate step, the risks of acting by power of attorney, and what remains to be done afterwards.
Company types in Bulgaria: EOOD, OOD, AD and ET
How EOOD, OOD, AD and ET differ, plus branches and representative offices: liability, number of owners and when each form makes sense.