In Bulgaria, a property can be registered directly in a child’s name, or registered in the name of a parent / the family — with a subsequent gift transfer or inheritance.
The safest option depends on the purpose: living, investment, capital protection, or tax planning. The main principle is a properly structured transaction and the involvement of a lawyer, so the child is protected and the parents do not lose control.
What does it mean to “buy property for a child” in Bulgaria?
It means that the official owner of the apartment or house is a minor (under 18 years of age).
The law allows this, but it imposes certain restrictions:
✔️ the child is protected by the state
✔️ the property cannot be sold or mortgaged without court permission
✔️ the parents act as legal representatives
In other words, the child is the legal owner, while the parents manage the property under state supervision.
Who is it better to register the property in the name of – the child or the parents?
Let’s look at three practical models most commonly used by families.
Option 1. Register the property directly in the child’s name
Suitable if the goal is to protect the asset and secure ownership for the child.
Pros:
✔️ the property legally belongs to the child
✔️ no one can sell or take it without court permission
✔️ strong protection against family conflicts or divorce
Cons:
❌ the property cannot be sold, gifted, or exchanged without a court decision
❌ obtaining a mortgage is significantly more difficult
❌ any transactions take more time
Families often choose this option when buying property “for the child’s future.”
Option 2. Register the property in a parent’s name — then gift it to the child later
The most flexible and popular option.
Pros:
✔️ parents can manage the property freely
✔️ the property can be rented out, sold, or exchanged
✔️ later, it can be gifted to the child
Cons:
❌ a separate gift deed must be executed
❌ a notary fee applies (usually without additional tax within the family)
This option is convenient when the property is purchased for current living needs and transferred to the child in the future.
Option 3. Register the property to both parents with a share allocated to the child
A compromise structure where the child becomes a co-owner.
Pros:
✔️ parents retain control
✔️ the child’s share is legally protected
Cons:
❌ transactions involving the property become more complex
❌ court approval is still required for actions involving the child’s share
Which laws protect a child as a property owner?
If a property is registered in the name of a minor, the following actions:
✔️ selling
✔️ exchanging
✔️ mortgaging
✔️ gifting
can be carried out only with permission from a Bulgarian court.
This is intended to prevent financial harm to the child.
You can find the legal basis in the Family Code:
“Management and disposal of the child’s property — Article 130”
https://www.lex.bg/laws/ldoc/2135637484
Can a mortgage be taken out on a child’s property?
Usually — no.
Banks tend to avoid the legal risks and court-related restrictions.
Therefore, when using a mortgage, the property is most often registered:
in the parent’s name, with a subsequent transfer to the child after the loan is repaid.
Who manages the child’s property until adulthood?
The parents, as legal representatives.
They can:
✔️ pay taxes
✔️ rent out the property
✔️ sign maintenance and service contracts
However, they cannot carry out transactions that reduce the value of the asset without court approval.
What taxes and costs apply when registering property to a child?
Good news:
Children do not pay any additional taxes.
All costs are the same as with a standard purchase:
- local tax ~3%
- notary fees 1–1.5%
- registration fee 0.1%
Gifting between parents and children in Bulgaria is usually not subject to tax.
Conclusion
Buying property in Bulgaria in a child’s name is legal, possible, and safe.
The key is to clearly define your goal in advance and structure the transaction correctly:
✔️ the child is protected by law
✔️ the parents retain the necessary rights
✔️ all transactions are transparent and lawful
The Homio team helps families choose the optimal option and complete the purchase without risk or unnecessary bureaucracy.
FAQ — Frequently Asked Questions
Can an apartment be registered directly in a child’s name?
Yes — the law allows it.
Can this property be sold later?
Yes, but only with court permission.
Which option is the most flexible?
Registering the property in a parent’s name → then gifting it to the child.
Are there any additional taxes for children?
No — the conditions are the same as for adults.
Can a mortgage be taken out for property registered to a child?
In practice, no — banks generally require the parent to be the owner.
Who manages the child’s property?
The parents — until the child reaches 18 years of age.
