Property Without Maintenance Fee | Is Cheap Actually Expensive?

A property without a maintenance fee sounds appealing—lower costs, more freedom. But is it truly cheaper in the long run? In this article, we'll explore what "no fee" really means, the risks involved, which buildings offer it, and how to determine whether such a purchase is a wise investment or a trap that could cost you dearly later.

No Maintenance Fee? Is Cheap Actually Expensive?

Or what you (don't) get when you save on property maintenance.

"I'm looking for a property by the sea, but preferably without a maintenance fee" is among the most common inquiries. "Is there anything without a fee in Ravda? What about in Vlas, Nessebar?" Yes, such properties exist, and they're not isolated cases. In recent years, especially after the COVID crisis and the war, more people are seeking apartments without maintenance fees along the Southern Black Sea coast—either for personal use or as an investment without long-term commitments.

I live and work in Nessebar, covering nearby settlements like Sunny Beach, Ravda, Sveti Vlas, Aheloy, and Pomorie, as well as neighboring villages. Such properties are increasingly offered, especially in new buildings designed specifically for this purpose. The question is: what are you actually buying? And more importantly—what are you choosing to forgo? Because, as they say, there's no such thing as a free lunch.

Entrance Fee vs. Maintenance Fee: What's the Difference?

The difference lies in the amount, but both relate to maintenance. The entrance fee typically covers minimal monthly expenses—lighting, stairwell cleaning, and possibly elevator maintenance. It's applied in regular residential buildings and organized by the condominium association or on a goodwill basis.

The maintenance fee is a more substantial annual expense, characteristic of holiday complexes. It includes pools, security, reception, video surveillance, green spaces, and maintenance of the entire infrastructure.

So when you hear "no maintenance fee," ask what amenities the building offers. Is there an elevator, regular cleaning, video surveillance, a concierge? Or will you have to manage everything yourself?

Why Do Holiday Complexes Have Maintenance Fees?

Because behind the amenities are real costs—gardeners, technicians, cleaners, consumables, electricity, video surveillance, elevators, and inspections. The fee isn't "made up"—it simply distributes these costs among all owners.

Why the Negativity Towards Maintenance Fees?

Over the years, there have been cases of abuse—money was collected, but visible maintenance was almost nonexistent. Some complexes were used by investors or managers as a source of income, without real care for the building's condition. This created distrust among buyers, and to this day, the phrase "maintenance fee" often evokes negativity.

However, the situation is gradually changing. In recent years, there's been a shift in ownership due to demographic, economic, and geopolitical reasons. New owners are increasingly active—they live in their properties or use them regularly, are interested in where funds go, and demand accountability. In some places, the fee is reduced or restructured, and where necessary, even increased with the clear goal of resolving accumulated problems or maintaining higher quality. This new wave is good news—it makes it easier to find complexes where the maintenance fee truly adds value.

What is Condominium Ownership?

Condominium ownership refers to all premises on a floor. This includes the apartments on the floor, as well as the areas connecting the individual apartments and floors. In other words, condominium ownership encompasses apartments, corridors, and staircases. Acquiring an apartment in a building under condominium ownership means sharing responsibility for the building's condition. When purchasing a property in a new building where the largest owner is still the investor, initially, order is maintained by them (not always, but quite often). After most properties are sold, the initiative should be taken over by the owners. LAW ON MANAGEMENT OF CONDOMINIUM OWNERSHIP.

What Are You Buying When There's No Maintenance Fee?

It's crucial to be clear about your purpose for buying a property. You need to understand who is responsible for common areas, whether there's a building manager, and if funds are collected for repairs. If the building is no longer under warranty—is a repair fund being set aside?

Sometimes, there are organized neighbors who collect 5–10 BGN monthly, and everything is orderly. But I've seen new buildings resemble ghettos within a few years—simply because no one wants to contribute even a lev for common needs.

If, for example, you're buying a holiday property for personal use but choose a building without a fee, you'll often find yourself among long-term tenants or permanent residents, which may not align with your vacation intentions. Instead of a resort atmosphere, you'll encounter everyday issues—glazed balconies, laundry lines, satellite dishes, and "shadows" from neighbors' carpets above you.

Is Cheap Actually Expensive?

The short answer: yes! Over time, buildings deteriorate, and if not adequately maintained, this process accelerates. This leads to lower property liquidity and devalues their price, and more importantly, makes the environment and quality of life lower and more unpleasant.

If You Still Choose Such a Property...

Be aware that you'll need to participate in meetings, repairs, and fund collection. Lower expenses today don't guarantee peace of mind tomorrow.

Properties without a maintenance fee will be increasingly sought after, but this doesn't mean you have no obligations. Differentiate between types of buildings and be interested in their individual requirements. Align your goals with your property choice. Remember, cheap can turn out to be more expensive if there's a lack of organization and care.

If you're looking for a property in Nessebar, Sunny Beach, Ravda, Sveti Vlas, Aheloy, or Pomorie, feel free to contact us!