Foreign Ownership -- EU vs Non-EU Two-Tier Regime
RestrictiveBulgaria operates a two-tier foreign ownership regime. EU/EEA citizens have full equality with Bulgarian nationals and can buy any property type in personal name (transitional restrictions ended in 2014). Non-EU citizens face a constitutional restriction on direct land ownership -- they can buy apartments freely (because apartments transfer building rights, not separate land title), but cannot directly own houses, villas, plots, or agricultural land. The standard workaround is a Bulgarian EOOD (single-shareholder LLC), which holds the land while the foreign buyer owns 100% of the company shares.
- EU/EEA citizens: full equality with Bulgarian nationals -- no restrictions on any property type
- Non-EU citizens: can buy APARTMENTS directly in personal name
- Non-EU citizens: CANNOT directly own land -- houses, villas, plots, or agricultural land require an EOOD structure
- EOOD setup costs typically EUR 500-1,000 plus EUR 300-600 annual accounting
- Agricultural land has additional acquisition restrictions even for EU citizens (5-year residency or use requirements)
- Property ownership does NOT grant Bulgarian residency rights -- a separate visa or residency application is required
