Bulgarian City Real Estate Price Comparison

Published on October 1, 2025 and written by Cyril Jarnias

Bulgaria, a Balkan country with multiple assets, is attracting more and more foreign real estate investors. With its popular seaside resorts, picturesque mountains, and advantageous cost of living, this European Union member offers interesting opportunities for property purchases. Whether you’re looking for a vacation home on the Black Sea coast or a rental investment in the capital Sofia, it’s essential to understand the dynamics of the Bulgarian real estate market. Let’s take a closer look at the prices in the country’s main cities and the trends emerging for the coming years.

The Bulgarian Real Estate Market in 2025: A Contrasted Panorama

The Bulgarian real estate market shows significant disparities between major cities, seaside resorts, and rural areas. Prices vary considerably depending on location, property quality, and local and international demand.

Sofia, the dynamic capital, remains the most expensive and active market in the country. Average prices per square meter in the city center range between 1200 and 1800 euros in 2025. Popular neighborhoods like Lozenets or Iztok can even reach peaks of 2000-2500 euros/m². Demand remains strong, driven by a dynamic economy and the city’s appeal to young professionals and businesses.

The Black Sea resorts like Sunny Beach, Golden Sands, or Nessebar also show high prices, particularly for luxury properties with sea views. New apartments in luxury residences can trade between 1500 and 2500 euros/m². However, the market there is more volatile, heavily dependent on tourism and foreign buyers.

Secondary cities like Plovdiv, Varna, or Burgas offer a good compromise between economic dynamism and more affordable prices. Average prices there vary between 700 and 1200 euros/m² depending on neighborhoods and property quality. These markets are attracting more and more investors seeking attractive rental returns.

In rural areas and small towns, prices can drop drastically, with houses needing renovation available starting from 20,000-30,000 euros. However, these markets have low liquidity and require good knowledge of the local context.

Top 5 Bulgarian Cities: Price Comparison per m²

Here’s an overview of average prices per square meter in major Bulgarian cities in 2025:

• Sofia: 2000-5000 €/m² (downtown core)
• Varna: 1500-2000 €/m² (new waterfront developments)
• Burgas: 1200-1800 €/m²
• Plovdiv: 1000-1500 €/m²
• Ruse: 800-1300 €/m²

Sofia, the undisputed capital, largely dominates the ranking with prices significantly higher than the rest of the country. Economic dynamism, the presence of numerous international companies, and quality of life attract affluent clients, both local and foreign. Central neighborhoods like Oborishte or Sredets are particularly sought after, with prices that can exceed 5000 €/m² for exceptional properties.

Varna, the “maritime capital”, positions itself in second place. This coastal city benefits from both its status as a regional economic hub and its tourist appeal. Apartments with sea views in the city center or in the Golden Sands resort easily reach 1500-2000 €/m².

Burgas, another important coastal city, shows prices slightly lower than Varna but remains attractive to investors. Proximity to popular resorts like Sunny Beach or Nessebar drives prices upward, especially for quality properties.

Plovdiv, the country’s second city, offers excellent value for money. European Capital of Culture in 2019, the city is experiencing a revival reflected in its real estate market. Prices remain more affordable than in Sofia or on the coast, making it a destination of choice for savvy investors.

Ruse, the border city with Romania, closes this top 5 with more moderate prices. Its strategic positioning and architectural heritage nevertheless make it a city to watch in the coming years.

Focus on Seaside Resorts: A Distinct Market

The Black Sea resorts deserve special attention, as they constitute a specific market with its own dynamics. Prices there are generally higher than in inland cities, but vary considerably depending on the resort’s reputation and property quality.

Sunny Beach, the most popular Bulgarian resort, shows average prices of 1500 €/m². New apartments in luxury complexes with pools and sea views can reach 2000-2500 €/m². However, the market there is very seasonal and dependent on mass tourism.

Golden Sands, more upscale, sees its prices oscillate around 2000 €/m². Exceptional properties in prestigious residences can exceed 3000 €/m². The clientele there is more affluent and international, which supports prices even in the off-season.

Nessebar and Sozopol, historic coastal towns, attract a clientele seeking authenticity. Prices in historic centers can reach 2000 €/m² for renovated charming properties. These markets are less volatile than those of major seaside resorts.

Obzor or Byala, more family-friendly resorts, offer more affordable prices, between 1200 and 1500 €/m². These destinations less known internationally present interesting potential for long-term investors.

It’s important to note that the Bulgarian seaside resort real estate market experienced strong speculation in the 2000s, followed by a correction after the 2008 crisis. Since then, the market has stabilized and professionalized, but remains more volatile than that of major cities.

Evolution Outlook: What Trends for 2025-2026?

Analysis of recent trends and economic factors allows us to outline the evolution prospects of the Bulgarian real estate market for the years 2025-2026.

Moderate but stable growth in Sofia and major cities

The capital Sofia should continue to see its prices progress by 3 to 5% per year, driven by sustained demand and constant economic development. Secondary cities like Plovdiv or Varna should follow a similar trend, with price increases of around 2 to 4% annually.

A more contrasted market on the coast

Seaside resorts could experience more contrasted evolution. Upscale destinations like Golden Sands should maintain growth of 3 to 5% per year, while more popular resorts like Sunny Beach might see their prices stagnate or progress only weakly (1 to 2% per year).

Growing interest in medium-sized cities

We observe growing interest in medium-sized cities like Stara Zagora, Ruse, or Veliko Tarnovo. These markets, still affordable, could experience more significant price increases, around 5 to 7% per year, as they attract investors and first-time buyers.

The potential of rural areas

Rural areas, long neglected, are beginning to attract the attention of an international clientele seeking authenticity and very low prices. While volumes remain low, some picturesque regions like the Rhodope Mountains or the Rose Valley could see their prices increase by 5 to 10% per year, though starting from a very low base.

Influencing factors to monitor

• The evolution of the Bulgarian and European economy
• Bulgaria’s potential entry into the eurozone (planned for 2025-2026)
• Government policies regarding foreign investment
• The evolution of post-pandemic tourism

Tips for Investing in Bulgaria in 2025

To make the most of the Bulgarian real estate market in 2025, here are some tips to keep in mind:

Clearly define your investment objective

First and foremost, clarify your objective: are you looking for a vacation home, a rental investment to generate income, or a long-term capital gains strategy? Each approach will require a different strategy in terms of location and property type.

Prioritize liquid markets for a first investment

For a first investment in Bulgaria, it’s preferable to focus on the most liquid markets like Sofia, Varna, or Plovdiv. These cities offer a good balance between growth potential and ease of resale.

Don’t neglect additional costs

In addition to the purchase price, don’t forget to account for notary fees (approximately 1% of the purchase price), local taxes (varying by municipality), and potential renovation costs. For a condominium property, inquire about monthly maintenance fees.

Get assistance from local professionals

The Bulgarian real estate market has its specificities. It’s highly recommended to use a local lawyer to secure the transaction and a licensed real estate agent for property searches. Their on-the-ground knowledge will be valuable to avoid bad surprises.

Study rental potential

If you’re considering a rental investment, carefully study the area’s potential: rental demand, current rents, possible seasonality. In seaside resorts, for example, profitability can be high in summer but almost non-existent in winter.

Think long-term

Real estate is a long-term investment. Prioritize developing areas that benefit from public and private investments: new business districts, infrastructure projects, urban renovations, etc.

Diversify your portfolio

If your budget allows, consider diversifying your investments between different cities or property types to spread risks and opportunities.

Conclusion: Bulgaria, A Promising Real Estate Market But to Approach with Caution

The Bulgarian real estate market in 2025 offers real opportunities for savvy investors. With prices still affordable compared to other European destinations and interesting growth potential, Bulgaria is attracting more and more attention from international buyers.

Major cities like Sofia, Varna, or Plovdiv present a dynamic and relatively stable market, ideal for a first investment. Seaside resorts offer attractive rental returns but require a good understanding of seasonal dynamics. As for medium-sized cities and rural areas, they can represent interesting opportunities for investors willing to bet on the long term.

However, as with any foreign investment, it’s crucial to approach the Bulgarian market with caution and method. Good knowledge of the local context, clear definition of objectives, and professional assistance are the keys to a successful investment.

Bulgaria, with its rich heritage, advantageous cost of living, and development potential, has all the assets to attract real estate investors seeking new opportunities in Europe.