Notaries and Notary Fees in Bulgaria – Complete Guide

Published on October 1, 2025 and written by Cyril Jarnias

Navigating the complex world of real estate transactions can be confusing, especially in a foreign country like Bulgaria. The crucial role of notaries in these procedures cannot be underestimated, as they guarantee the legality and security of transactions. However, the topic of notary fees, often a source of confusion, deserves special attention to avoid any unpleasant surprises. This article provides a comprehensive guide to how notaries operate in Bulgaria, detailing not only their responsibilities but also the various associated costs, to help readers anticipate and optimize their budget during their real estate investments.

Understanding the Notary’s Role in Property Purchase in Bulgaria

The Crucial Role of the Notary in Bulgarian Real Estate Transactions

In Bulgaria, the notary plays an essential role in the property purchase process, acting as a guardian of the transaction’s legality and security. Their main function is to meticulously verify all legal documents related to the property, including deeds of ownership, cadastral certificates, and building permits. This thorough verification ensures there are no disputes or encumbrances on the real estate.

The Bulgarian notary also serves as an impartial intermediary between the buyer and seller. They supervise the exchange of documents and funds, thereby ensuring that both parties’ interests are protected throughout the transaction. This mediation is particularly important for foreign buyers who may not be familiar with the nuances of the Bulgarian legal system.

Key Stages of Notarial Intervention

The notary’s intervention is particularly crucial during the signing of the deed of sale. At this stage, the notary verifies the parties’ identities, ensures all prerequisites have been met, and confirms that the deed’s content accurately reflects the agreement between the parties. Once the deed is signed, the notary proceeds with registering the property with the Registry Agency, thereby formalizing the property transfer.

Compliance with Local Regulations

The notary plays a key role in ensuring the transaction complies with all Bulgarian laws and regulations. They ensure that restrictions on land ownership for foreigners are respected and that all required taxes and fees are paid. This expertise is particularly valuable for international buyers who might not be aware of the subtleties of Bulgarian property law.

Costs and Fees of Notarial Services

Notary fees in Bulgaria are generally calculated as a percentage of the property’s value. They range between 0.1% and 1.5% of the purchase price, with a maximum cap of approximately 3,000 euros. These fees cover the preparation and certification of the deed of sale, as well as property registration. It’s important to note that a 20% VAT applies in addition to these fees.

Comparison with Other EU Countries

The notary’s role in Bulgaria is similar to that in other European Union countries, but with some notable differences. For example, unlike some countries where lawyers can perform certain notarial functions, in Bulgaria, only state-licensed notaries can authenticate real estate documents. Additionally, the Bulgarian system places greater emphasis on preliminary verification by the notary, providing an extra layer of security for real estate transactions.

Analysis of Notary Fees in Bulgaria

Definition and Nature of Notary Fees in Bulgaria

Notary fees in Bulgaria represent all costs associated with a notary’s services to legally authenticate and register transactions or documents. These fees are governed by the Notary and Notarial Activities Law, as well as the Notary Fee Schedule. They typically consist of the notary’s fees, administrative costs, and government taxes.

Composition of Notary Fees

The notary’s fees constitute compensation for their professional services. They are calculated according to a decreasing scale based on the transaction value.

Administrative fees cover costs related to document preparation, necessary research, and deed registration.

Government taxes notably include registration tax and property transfer tax, which are paid to the state.

Fee Calculation for Common Transactions

For purchasing real estate in Bulgaria, total notary fees generally represent between 2% and 5% of the sale price. For example, for an apartment valued at 100,000 BGN:

• Notary fees: approximately 1,000 BGN
• Administrative fees: 300 BGN
• Registration tax: 0.1% of the value, or 100 BGN
• Transfer tax: 2-3% of the value, or 2,000 – 3,000 BGN

The total notary fees would therefore amount to approximately 3,400 – 4,400 BGN, or 3.4% – 4.4% of the purchase price.

Comparison with Other EU Countries

Notary fees in Bulgaria are generally lower than in many Western European countries. For example, in France, these fees can reach 7-8% for purchasing older properties, while in Germany, they’re around 5-6%. Bulgaria therefore positions itself competitively in terms of notary costs within the EU.

Tips for Optimizing Notary Fees

Negotiate fees: Although rates are regulated, it may be possible to negotiate certain aspects of the notary’s fees, particularly for complex transactions.

Bundle deeds: If multiple deeds are necessary, having them drafted simultaneously can reduce overall fees.

Check eligibility for reductions: Certain categories of people, such as young couples or first-time buyers, may benefit from reductions on some notary fees.

Compare notaries: Rates can vary slightly from one notary to another, so comparing several offers can be advantageous.

Carefully prepare documents: Providing all necessary documents from the start can reduce the notary’s working time and potentially associated fees.

Decoding Hidden Costs of Property Purchase in Bulgaria

Hidden Costs of Property Purchase in Bulgaria

Acquiring real estate in Bulgaria may seem attractive due to relatively low prices compared to other European countries. However, buyers should be aware of various hidden costs that can add to the initial purchase price. These additional fees can represent a significant portion of the total budget and must be considered from the beginning of the purchase process.

Notary Fees and Taxes

Notary fees in Bulgaria are generally between 0.1% and 1.5% of the property value, with a maximum cap of approximately 3,000 euros. It’s important to note that a 20% VAT applies in addition to these fees. Property transfer taxes, also called conveyance duties, vary between 0.1% and 3% depending on the municipality. In Sofia, for example, the rate is set at 3% of the higher value between the tax assessment and purchase price.

Real Estate Agency Fees

Agency fees in Bulgaria are generally higher than in many Western countries. They can range between 3% (just for viewings, no follow-up or quality control of the property and notarial deeds) and 10% of the sale price, with a minimum often set at 2,000 euros for low-value properties. These fees are decreasing for high-value properties. It’s crucial to clarify from the beginning who will pay these fees, as they can be the responsibility of the seller, buyer, or shared between both parties.

Costs Related to Land Registration

Registering a real estate transaction with the Bulgarian cadastre incurs additional fees. These fees generally amount to 0.1% of the property value. Additionally, costs for obtaining various administrative documents necessary for registration should be anticipated, such as cadastral extracts and property certificates.

Additional Administrative Expenses

Buyers should also anticipate other administrative expenses, including:

• Costs for certified document translation (approximately 300-500 euros)
• Legal fees for property title verification (500-1,000 euros)
• Costs for establishing a limited liability company (EOOD) if purchasing through a legal structure (2,000 euros)

Regional and Urban Differences

Costs can vary considerably depending on the region and property type. In large cities like Sofia or popular Black Sea resorts, agency fees and municipal taxes tend to be higher. Conversely, in rural areas or small towns, these costs can be significantly lower. It’s therefore essential to inquire about local rates before committing to a purchase.

Impact on Overall Budget

For foreign buyers, these hidden costs can represent an unpleasant surprise if not properly anticipated. On average, one should plan for between 7% and 10% of the purchase price in additional fees. This amount can have a significant impact on the overall budget, particularly for those purchasing with tight financing.

The Importance of an Experienced Notary

Engaging a notary experienced in international transactions is crucial to avoid financial surprises. A good notary can not only explain all involved costs in detail but also help negotiate certain fees and ensure all legal procedures are correctly followed. It’s recommended to choose an independent notary, rather than one suggested by the real estate agency or seller, to guarantee impartial representation of your interests.

Tips for Managing Hidden Costs

To better manage these additional fees, buyers can:

• Request a detailed estimate of all costs before committing
• Negotiate with the seller to share certain fees
• Compare offers from multiple real estate agencies and notaries
• Plan a safety margin of at least 10% of the purchase price to cover unexpected expenses

By considering these aspects and planning carefully, buyers can avoid unpleasant surprises and complete their property purchase in Bulgaria with peace of mind.