Buying Property in Bulgaria: Buyer Guide

Two separate journeys

How far has construction progressed, and where are you in your purchase?

The construction stage and your stage as a buyer are not the same. Consider them separately so you don't jump to conclusions.

01 · Building and project

New construction

Eight stages, from preparing the site to handing over the property. Learn what is being built, which documents matter and what you need to check.

View all construction stages

02 · Your decision

The buyer's journey

Guidance for the decision ahead of you. Start at any stage, go back or skip a topic that does not apply to your situation.

Explore the buyer's journey

By property typeSee which checks are different

Completed homePurchase of a completed home House · LandBuying a house or a plot of land

Common starting points

Start with the question you have right now

ResearchingI'm just getting startedCriteria, budget and comparison ComparingI have a shortlistIdentity, condition and total cost Before paymentI'm about to pay a depositWho receives the payment and when it is refundable Before a contractI've received a draft to signProperty, appendices, payments and termination terms After signingI'm waiting for the next paymentCheck the conditions and evidence required by your contract Before completionI'm preparing for the notarial transferTitle, encumbrances and payment method Before receiving the keysMy property is about to be handed overInspection, handover record, defects and meter readings After the purchaseI'm already an ownerUtilities, warranties and common areas

Choose the topic closest to your situation. Opening it will not change your personal plan. If you're unsure where to start, answer three quick questions.

Documents and terms

Find a clear explanation

Check what a document proves or what an unfamiliar term means before relying on it for a decision.

Documents

What does this document prove?

Cadastral sketch and schemeA sketch is issued for a land parcel or building, while a scheme is issued for a self-contained unit. Both help identify the exact property, but neither proves ownership.Encumbrance certificateAn official document showing registrations, annotations and cancellations for a specified property, person and period. Its usefulness depends on the exact scope requested.Preliminary contractThe contract in which the parties commit to a future transaction. It should clearly set out the property, price, payments, deadlines and protections for the buyer.Building permitThe administrative act authorizing a precisely described construction project under specified conditions and approved designs. It is important, but not sufficient for a complete check."Act 16" and commissioning"Act 16" is a colloquial name for various documents. It is important to distinguish between the Form 16 Protocol, the use permit and the commissioning certificate.Property handover recordRecords the property's condition at handover, the keys and documents received, meter readings and any defects found.

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Terms

What does this term mean?

Cadastral identifierUnique code for a land parcel, building or self-contained unit in the cadastre. You can use it to compare documents, but not to establish ownership.Undivided sharesA share in a jointly held right, not a particular room, part of the yard or parking space. Exclusive use requires a separate legal basis or allocation.Property encumbranceA general name for rights, restrictions and entries that may affect the property. It is important to always specify their exact type and action.Earnest money, deposit and reservation feePre-transaction payments with various possible functions; the legal effects come from the contract and terms, not just the title of the amount.Off-plan purchase and future propertyA common term for buying before a property is completed. It is not a legal status and may involve different contracts and rights.Obvious and hidden defectsDefects that may be visible on a normal inspection or appear later; acceptance must document the facts without turning into a hasty waiver of rights.

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