Frequently asked questions about property on the Bulgarian Black Sea coast

We keep our portfolio current. The property data — location, area, boundaries — is taken from the cadastre, the Registry Agency and the title deed, and encumbrances are checked at the time of publishing, and again before the deal when needed. Our main area of operation is Nesebar, Sunny Beach, Sveti Vlas, Ravda, Aheloy, Pomorie and the surrounding settlements along the Southern Black Sea coast — our listings reflect real properties from there. A good listing is informative enough not to mislead — it helps the right buyer recognise the property early and saves everyone time.

At a minimum: real location, area, floor, exposure, building permit status and asking price. If you see a listing — on social media, a portal or an agency site — without this basic information, it is most likely fake or a so-called "bait listing".

A listing whose purpose is not to sell that specific property, but to collect enquiries — after which "other relevant offers" start flowing to you. The property in the listing often does not exist or sold long ago. We consider this an unethical practice and do not use it.

The listing shows only the property’s asking price. On top of it there are additional transaction costs — acquisition tax, notary fee, registration fee and agency commission. For a quick rough estimate, use our notary fees calculator.

If we have relevant or better alternatives, we will offer them. If we have nothing suitable for you, we will tell you straight. We don’t send people chasing properties that no longer exist.

Yes. Most of our foreign clients buy entirely remotely. We run viewings over video call, handle the paperwork by courier, and with a notarised power of attorney — issued at a Bulgarian embassy or before a foreign notary with an apostille — the deal can be completed without you being physically present.

We carry out viewings by video call, walking you through the property live and answering questions in real time. When you do come to Bulgaria, we arrange in-person viewings of the shortlist. There is no fixed process — everything is adapted to you.

By bank transfer — which is also a legal requirement above a certain threshold. The usual practice is payment to the seller’s account, or through a special escrow account, on the day the deal is signed, so that money and ownership change hands at the same time.

Yes. If you hire us as consultants, we take on the search itself — including properties outside our portfolio and ones you find yourself — shortlist them, run video viewings, and check the documentation of whatever you choose.

Title deed, cadastral sketch, tax valuation and a reference, and subsequently a certificate of encumbrances. Each shows a different part of the picture — who the owner is, what exactly the property is, what is owed to the state, and whether there are any encumbrances on the property.

It is not about fear, but about information. The buyer should not be afraid of anything — they should simply have the data needed to make an informed decision. That is why checking encumbrances is part of our work: you get the full picture before you commit.

More common than you would expect. This is rarely a reason for a deal to fall through; in our practice these issues get resolved and the transaction completes successfully. We know where to look — what matters is finding them in time, not at the notary.

A common misconception: the notary does not guarantee the transaction — they certify it. Checking ownership, encumbrances and that the documents are in order remains a responsibility that must be done before you reach the notary. That is precisely our work.

In most cases, no. Bulgarian banks lend mainly to local residents and EU citizens with provable income; for non-EU buyers the options are very limited. On top of that, many seaside properties — especially holiday apartments in complexes — are difficult to finance even for locals. This is why the large majority of our foreign clients buy with cash. As a licensed credit intermediary, we check what is realistic for your case right at the start.

Quite the opposite. A cash buyer is in a stronger negotiating position, the deal moves faster, and there is no dependence on a bank’s timeline or approval. We make sure the transaction itself is just as secure — proper checks, clear documents, money and ownership changing hands together.

Then you are dealing with a licensed credit intermediary in Bulgaria. HomeOption works in partnership with FinCity, which is a member of ACPB (the Association of Credit Intermediaries in Bulgaria) — so we can tell you precisely what is realistic before you commit to any property.

There is one extra step for foreign owners. First, a BULSTAT number is issued for you; then the property is declared, or a correcting declaration is filed, so the BULSTAT number is recorded in the property’s declaration. This is a frequently missed detail. After that the utility accounts (water, electricity) are transferred, and within about three months local taxes and fees begin to be charged. We can handle this entire process for you.

For a foreign owner, the property declaration is tied to your BULSTAT registration, as above. From there, local property tax and waste-collection fees are assessed annually by the municipality. We take care of the registration and declarations so nothing is left hanging.

It is not mandatory, but it is strongly recommended — especially for a property that sits empty for much of the year. For a mid-sized apartment it costs around 100–120 euros a year, an amount that saves a lot of trouble. We can arrange the insurance through our partners.

You shouldn’t. The previous owner owes the complex maintenance fee at least up to the date the property is transferred. This is one of the things we check before the deal, so you don’t take on someone else’s debts.

It depends on the role we play for you. If you hire us as consultants — to search and shortlist offers, including properties outside our portfolio and ones of your choice — we charge for the work done. It is a percentage, typically around 3%, negotiable according to scope and complexity. If the property is from our own portfolio, you have no additional requirements, and the listing is marked as no buyer commission — then you owe us nothing. In both cases the terms are clear and agreed in advance.

We prepare an individual quote on request — the amount depends on many factors: the type and value of the property, the volume of work and the complexity of the case. For sellers based abroad, for example, the commitment is considerably greater — remote coordination, documents and organising the whole process at a distance. Contact us for a specific proposal for your property.