Bulgaria’s Second Home Market: 2025 Trends

Published on October 1, 2025 and written by Cyril Jarnias

Bulgaria, a multifaceted Balkan country, stands out as a prime destination for investors seeking second homes in Europe. With its golden beaches along the Black Sea, majestic mountains, and rich cultural heritage, this Eastern European gem offers exceptional living conditions at still very attractive prices. In this article, we will explore the reasons that make Bulgaria a promising real estate market, the best investment areas, strategies for acquiring property, and the profitability prospects available to savvy investors.

Bulgaria, Land of Opportunity for Real Estate Investors

The Bulgarian real estate market has experienced remarkable growth for several years, attracting more and more foreign investors seeking quality properties at competitive prices. Several factors contribute to making Bulgaria a preferred destination for acquiring second homes:

Exceptional value for money: Real estate prices in Bulgaria remain significantly lower than those in many Western European countries, offering unique investment opportunities. For example, it’s possible to purchase a seaside apartment for less than €100,000, a budget that would only buy a studio in some major European cities.

Significant growth potential: The Bulgarian real estate market is expanding rapidly, with interesting capital appreciation prospects in the medium and long term. The country’s economic stability, its EU membership, and massive infrastructure investments contribute to increasing property values year after year.

Favorable tax environment: Bulgaria offers one of Europe’s most attractive tax systems, with a flat 10% tax rate on personal income and corporate profits. This advantageous taxation allows investors to maximize their rental returns and capital gains.

A booming tourist destination: With its renowned beach resorts, modern ski resorts, and rich cultural heritage, Bulgaria attracts millions of tourists each year. This growing influx offers excellent prospects for seasonal rentals for second homeowners.

Pleasant and varied climate: Bulgaria enjoys a temperate climate, with hot sunny summers on the Black Sea coast and winters suitable for winter sports in the mountains. This climatic diversity allows you to enjoy your second home throughout the year.

Second Home Real Estate Hotspots in Bulgaria

Bulgaria is full of attractive destinations for acquiring a second home. Here’s an overview of the areas most sought after by investors:

The Black Sea Coast: The Beach Paradise

The Bulgarian Black Sea coastline stretches nearly 400 kilometers and is home to many renowned beach resorts. Among the most sought-after destinations are:

• Sunny Beach: Bulgaria’s largest beach resort, famous for its fine sandy beaches and vibrant nightlife.
• Golden Sands: An elegant resort offering exceptional natural surroundings and quality infrastructure.
• Nessebar: A historic town listed as a UNESCO World Heritage Site, combining ancient charm and dream beaches.
• Sozopol: An ancient Greek city with authentic charm, prized for its bohemian atmosphere and tranquil beaches.

These beach resorts offer a wide choice of properties, ranging from studios in residences with pools to luxury villas with sea views. Prices per square meter generally range between €2,000 and €3,000, depending on location and amenities.

Mountain Resorts: A Four-Season Investment

Bulgaria’s mountain ranges, particularly the Rhodopes and Pirin, are home to modern ski resorts that are attracting more and more investors. The leading destinations include:

• Bansko: Bulgaria’s largest ski resort, offering quality slopes and vibrant nightlife.
• Borovets: A historic resort located in the Rila mountain range, just 70 km from Sofia.
• Pamporovo: A family-friendly resort nestled in the Rhodopes, benefiting from exceptional sunshine.

These mountain resorts have the advantage of being attractive year-round, with outdoor activities in summer (hiking, mountain biking, golf) and winter sports in season. Real estate prices there generally range between €1,000 and €1,900 per square meter (Borovets at the base of the slopes) depending on the resort and location.

Major Cities: A Promising Urban Investment

Bulgaria’s main cities are experiencing rapid development and offer interesting opportunities for rental investment or purchasing an urban pied-à-terre:

• Sofia: The capital, undergoing rapid transformation, attracts many expatriates and students.
• Plovdiv: The country’s second city, renowned for its historical heritage and dynamic cultural life.
• Varna: The main port on the Black Sea, combining tourist appeal and economic dynamism.

In these cities, prices per square meter range between €800 and €2,500, with interesting capital appreciation prospects in the medium term.

Winning Strategies for Investing in Bulgarian Real Estate

To succeed in investing in a second home in Bulgaria, it’s essential to adopt a methodical approach and be well-informed about the specifics of the local market. Here are some tips to successfully carry out your project:

Conduct Thorough Market Research

Before getting started, take the time to analyze the Bulgarian real estate market in detail. Compare prices, rental yields, and growth prospects in different regions. Don’t hesitate to consult expert reports and inquire with reputable local real estate agencies.

Clearly Define Your Objectives

Determine precisely how you intend to use your second home: is it a pied-à-terre for your vacations, a seasonal rental investment, or a property intended for year-round rental? Your purchasing strategy will largely depend on your objectives.

Choose the Right Location

Location is a key factor in the success of your investment. Prioritize areas with high tourist or economic potential, offering good long-term capital appreciation prospects. Consider proximity to amenities, transportation, and local attractions.

Engage Local Professionals

To secure your purchase, it’s highly recommended to surround yourself with experienced professionals:

• A lawyer specialized in real estate law to verify the legality of the transaction and assist you with administrative procedures.
• A local real estate agent to help with your search and price negotiation.
• A notary to authenticate the sales deed and guarantee the property transfer.

Properly Assess Additional Costs

Don’t forget to include in your budget the additional costs associated with real estate purchase in Bulgaria:

• Notary fees (approximately 1% of the purchase price)
• Local taxes (varying by municipality)
• Real estate agency fees (generally up to 10% of the sale price depending on the level of service)
• Potential renovation or improvement work

Consider Financing Options

Although many foreign investors purchase property outright in Bulgaria, it’s possible to obtain a mortgage from local banks. Interest rates are generally higher than in Western Europe, but lending conditions may be more flexible.

Rental Profitability: Attractive Prospects

Investing in a second home in Bulgaria can prove particularly profitable, especially due to the high rental potential in tourist areas. Here are some concrete examples of rental profitability:

Seasonal Rental on the Black Sea Coast

In Sunny Beach, a 60 m² apartment purchased for €90,000 can generate rental income of approximately €4,500 per year, representing a gross yield of 5%. The tourist season generally extends from May to September, with peak occupancy in July and August.

Year-Round Rental in Major Cities

In Sofia, an 80 m² apartment in a neighborhood outside the hyper-center, purchased for €160,000, can rent for between €600 and €800 per month, representing an annual gross yield of 6%. Rental demand is strong year-round, particularly from expatriates and students.

Seasonal Rental in Ski Resorts

In Bansko, a 40 m² studio in a serviced residence, purchased for €50,000, can generate rental income of around €3,000 per year, representing a gross yield of 6%. The ski season generally extends from December to April, with growing demand in summer for mountain activities.

It’s important to note that these figures are averages and can vary depending on many factors such as the exact location of the property, its quality, the services offered, and the marketing strategy adopted.

Optimize Your Investment’s Profitability

To maximize the return on your second home in Bulgaria, here are some tips:

• Focus on quality: A well-maintained and comfortably furnished property will rent more easily and at a better price.
• Buy larger spaces: 100-150m² to rent year-round to groups or families.
• Diversify your marketing channels: Use both local agencies and online platforms to reach a broad audience.
• Adapt to local demand: Offer services appreciated by your target clientele (Wi-Fi, air conditioning, airport transfers, etc.).
• Consider professional management: If you cannot manage your property remotely yourself, use a property management company to optimize your income.

Conclusion: Bulgaria, A Real Estate Market with a Future

Investing in a second home in Bulgaria presents many advantages for foreign investors. With its attractive prices, significant growth potential, and high rental yields, the Bulgarian real estate market offers unique opportunities in Europe.

Whether you’re looking for a pied-à-terre on the Black Sea coast, a chalet in a ski resort, or an apartment in a dynamic major city, Bulgaria will meet your expectations. However, as with any real estate investment abroad, it’s crucial to research thoroughly, surround yourself with competent professionals, and adopt an investment strategy suited to your objectives.

By focusing on quality, location, and effective management, your second home in Bulgaria can not only offer you an exceptional living environment for your vacations but also become an interesting source of complementary income.