Find a Commercial Space in Bulgaria for Your Business

Published on September 29, 2025 and written by Cyril Jarnias

Bulgaria, with its rapidly growing economy and strategic position at the gates of the European Union, is attracting more and more foreign entrepreneurs. Whether you’re an ambitious startup or an established company looking to expand, finding the right location for your business is crucial. This article will guide you through the essential steps to find the ideal commercial space, office, or warehouse in Bulgaria, taking into account the specifics of the local real estate market and the opportunities offered by this dynamic country.

Needs Assessment: The Key to Successful Establishment

Before you start searching for commercial space in Bulgaria, it’s essential to clearly define your needs. This step, often overlooked, is nevertheless the foundation of a successful establishment.

Carefully analyze your business and project into the future. What type of space suits you best? A modern office in Sofia’s business district for a service company, a storefront commercial space on a busy street in Plovdiv for a retail business, or a large warehouse in Varna’s industrial zone for a logistics company? The nature of your business will largely dictate your space requirements.

Also consider the necessary size for your business. According to data from the Bulgarian National Statistical Institute, the average area of commercial spaces in Bulgaria varies considerably by sector. For example, in retail, the average is about 80-100 m², while for offices, it ranges between 150 and 200 m². For warehouses, we’re talking about areas ranging from 500 to several thousand square meters.

Don’t forget to account for your growth projections. Bulgaria shows stable economic growth, with a rate of 3.4% in 2024 according to the World Bank. This positive dynamic could translate into rapid expansion of your business. Therefore, plan for space that will allow you to grow without having to relocate in the near future.

Property Search: Navigating the Bulgarian Real Estate Market

Once your needs are clearly defined, it’s time for active searching. The Bulgarian real estate market offers many opportunities, but it’s essential to know where and how to look.

Real estate agencies specialized in commercial property are often the best starting point. Companies like Colliers International or Cushman & Wakefield have an established presence in Bulgaria and possess a wide portfolio of commercial properties. They can provide you with a market overview and save you valuable time.

Online platforms are also an essential resource. Websites like Imot.bg or Bulgarian Properties offer numerous listings for commercial spaces, offices, and warehouses throughout the country. These platforms allow you to filter your searches according to your specific criteria and easily compare offers.

Don’t hesitate to explore Bulgaria’s economic development zones. The country has several industrial and technology parks, like Sofia Tech Park or the Trakia Economic Zone near Plovdiv, which offer modern infrastructure and tax benefits to businesses that set up there. According to the Bulgarian Investment Agency, these zones have attracted over 2 billion euros in foreign direct investments over the past five years.

Finally, word-of-mouth and networking can prove valuable. The French-Bulgarian Chamber of Commerce and Industry, for example, regularly organizes events that can be opportunities to meet other entrepreneurs and gather information about the best real estate opportunities.

Lease Negotiation: Mastering Bulgarian Legal Subtleties

Lease negotiation is a crucial step that can significantly impact your company’s profitability and flexibility. In Bulgaria, as elsewhere, it’s essential to thoroughly understand the contract terms and know how to negotiate.

Lease duration is an important point to consider. In Bulgaria, commercial leases are typically concluded for periods of 3 to 5 years, but it’s possible to negotiate longer or shorter durations according to your needs. According to a CBRE Bulgaria study, 60% of companies opt for leases of 5 years or more, thus seeking to secure their location long-term.

Indexation clauses are common in Bulgarian commercial leases. They allow for rent adjustments based on inflation or other economic indicators. It’s important to thoroughly understand these clauses and negotiate increase caps to avoid unpleasant surprises.

Pay particular attention to lease charges. In Bulgaria, it’s common for tenants to bear certain maintenance and upkeep costs, in addition to rent. Ensure that the distribution of charges between the owner and tenant is clearly defined in the contract.

Don’t forget to negotiate early exit options or subletting rights. Flexibility is crucial, especially in an uncertain economic context. According to a survey by Cushman & Wakefield, 40% of companies in Bulgaria consider lease flexibility as a determining factor in their choice of location.

It’s highly recommended to engage a lawyer specialized in Bulgarian real estate law to assist you in negotiating and drafting the lease. Local legal subtleties can be complex, and an expert will help you avoid potential pitfalls.

Setup and Equipment: Creating an Optimal Workspace

Once the lease is signed, it’s time to set up and equip your space to make it operational and suited to your business. This step is crucial for creating a productive and attractive work environment.

Comply with local standards for workspace setup. Bulgaria, as an EU member, applies strict regulations regarding workplace safety and health. For example, the Bulgarian Labor Code stipulates that each employee must have a minimum of 10 m³ of workspace. Ensure your setup complies with these standards to avoid any legal issues.

Optimize space utilization according to your business. If you choose offices, the trend in Bulgaria, as elsewhere in Europe, is toward open and flexible spaces. According to a JLL Bulgaria study, 65% of Bulgarian companies adopted flexible office configurations in 2024, promoting collaboration and adaptability.

For equipment, prioritize local suppliers. Not only will this allow you to benefit from competitive prices, but it will also facilitate maintenance and after-sales service. Bulgarian companies like Ergotrade or Office 1 Superstore offer a wide range of furniture and office equipment adapted to local standards.

Don’t forget the importance of technological infrastructure. Bulgaria benefits from excellent internet connectivity, ranking 25th globally in terms of connection speed according to the 2024 Speedtest Global Index. Ensure your space is equipped with fiber optic connection and a robust Wi-Fi network to support your activities.

Finally, consider the energy efficiency of your space. Bulgaria, like all EU countries, emphasizes sustainability in the real estate sector. Opting for LED lighting, efficient heating and cooling systems can not only reduce your operating costs but also improve your brand image.

Strategic Location: The Crucial Factor

The location of your commercial space, office, or warehouse in Bulgaria can make all the difference between your company’s success and failure. It’s therefore crucial to choose a strategic location that meets your specific needs and offers a competitive advantage.

Analyze existing business clusters in Bulgaria. Each city has its specialties and areas of excellence. For example, Sofia is recognized for its dynamic technology ecosystem, with neighborhoods like Mladost concentrating many IT companies. According to the Bulgarian Association of Technology Parks, the IT sector represents over 3% of the country’s GDP and continues to grow rapidly.

Consider accessibility for your employees and clients. Bulgaria has significantly improved its transport infrastructure in recent years, but disparities remain significant between large cities and rural areas. If you set up in Sofia, for example, proximity to the metro can be a major asset. Sofia’s metro network transported over 90 million passengers in 2024, according to municipal statistics.

For export-oriented businesses, proximity to logistics infrastructure is crucial. Bulgaria has several important ports on the Black Sea, like Varna and Burgas, as well as free zones that offer tax and customs benefits. The port of Varna, for example, handled over 10 million tons of goods in 2024, according to port authority data.

Don’t forget to account for real estate costs in your decision. Prices vary considerably between cities and neighborhoods. According to Colliers International data, the average rent for Class A offices in Sofia was about 15 euros per m² per month in 2024, while it was about 10 euros in Plovdiv or Varna.

Finally, consider the overall economic environment of the area where you’re setting up. Bulgaria offers attractive tax incentives in certain less developed regions. For example, companies that invest in municipalities where the unemployment rate is above the national average can benefit from a corporate tax reduction.

Conclusion

Finding the ideal commercial space, office, or warehouse for your business in Bulgaria is a complex but crucial process for your success. By carefully assessing your needs, conducting thorough research, skillfully negotiating your lease, wisely setting up your space, and choosing a strategic location, you’ll lay solid foundations for your establishment in this dynamic country.

Bulgaria offers many opportunities for foreign businesses, with its growing economy, strategic position, and competitive costs. However, as with any foreign investment, it’s essential to thoroughly understand the local market and surround yourself with experts to navigate the legal and cultural subtleties.

Remember that choosing your commercial space is not just a real estate decision, but a strategic one that will significantly impact your company’s performance. Take the time to carefully weigh all factors and don’t hesitate to seek help from local professionals to guide you through this process.