When purchasing property in Bulgaria, you should plan for additional costs of approximately 4–6% on top of the apartment or house price. These costs include local purchase tax, notary fees, property registration, and possible bank fees.
If the purchase is made through a real estate agency, an additional commission of around 2–3.6% is usually charged. Understanding all costs in advance allows buyers to plan their budget realistically and avoid unpleasant surprises at the final stage of the transaction.
What costs are included when buying property in Bulgaria
Local property acquisition tax
The local tax is paid to the municipality and is calculated based on the value stated in the notarial deed. In major cities such as Sofia and Varna, it is typically around 3% of the property price. Payment of this tax is mandatory for completing the transaction.
Notary fees
Notary fees are determined according to the official state tariff and depend on the transaction value. For properties priced up to approximately €300,000, fees usually range between €300 and €1,500. In addition, 20% VAT is applied to notary services. The notary typically provides an estimate of the total amount in advance.
Property registration fee
After the transaction is completed, the new owner must be registered in the Property Register. The registration fee is 0.1% of the property value. Without this step, ownership is not considered legally finalized.
Document preparation and administrative costs
Additional costs may arise for document preparation, certificates, legal checks, declarations, and other administrative services. These expenses usually range between €150 and €400 depending on the specific case.
As a result, mandatory transaction costs typically amount to around 3.5–4.5% of the property price, excluding any real estate agency commission.
How much is the real estate agency commission in Bulgaria
The agency commission is not a tax, but a commercial fee for intermediary services. Buyers have the right to decide whether to use an agency or to search for and purchase property independently.
- On the secondary market, the commission is usually between 2–3.6% of the property price (often with a minimum fee of €800–€1,000).
- When purchasing new-build property directly from the developer, the buyer’s commission is often zero.
All terms of cooperation should be clearly stated in the agreement with the agency before proceeding.
On the HOMIO platform, you will find a wide selection of new-build properties across Bulgaria, where buyers can interact directly with listings without overpaying agency fees. Our mission is to ensure transparency, accessibility, and trust in the real estate market.
How to calculate your total purchase budget
For Sofia and Varna, a simple guideline can be used:
Property price + 4–6% = estimated total purchase cost
If a mortgage is used, it is advisable to add an additional 0.5–2% to cover bank fees, property valuation, and mandatory insurance.
What are the risks of ignoring additional costs
Underestimating transaction-related costs can lead to a lack of funds at the final stage, delays in completing the deal, difficulties with mortgage approval, and significant financial pressure after the purchase. The best approach is to request a detailed cost breakdown in advance from both the notary and, if applicable, the bank.
What is important to consider before buying property
The costs of buying property in Bulgaria are transparent and predictable when the buyer is well informed. For Sofia and Varna, you should generally plan for around 3% local tax, 1–1.5% notary and registration fees, and a possible agency commission of 2–3.6%.
Proper financial planning and a clear understanding of the process make the property purchase safer and significantly more comfortable.
FAQ — Frequently Asked Questions
What is the property purchase tax in Sofia and Varna?
Approximately 3% of the price stated in the notarial deed.
How much are notary fees?
Usually between €300 and €1,500 depending on the property value.
How much does property registration cost?
0.1% of the property value.
What is the real estate agency commission?
On the secondary market, typically between 2% and 3.6%.
How much more expensive is a purchase with a mortgage?
On average, an additional 0.5–2% due to bank fees, valuation, and insurance.
