Foreign Buyer Restrictions in Bulgaria: What Non-EU Citizens Can and Cannot Own

I am a non-EU citizen looking to invest in real estate in Bulgaria, specifically a holiday apartment near the coast and a small plot of agricultural land. I've heard conflicting information about whether foreigners are allowed to own land directly or if I need to set up a local company first. Could someone clarify the exact legal restrictions on property ownership for third-country nationals in Bulgaria?

As a non-EU citizen, you can definitely buy the apartment directly in your own name without setting up any company. Buildings and apartments are fully accessible to foreigners.

However, the agricultural land is a completely different story. Under Bulgarian law, third-country nationals are strictly prohibited from owning land directly, which includes agricultural plots and forests.

To get around the land restriction, most non-EU buyers set up a Bulgarian EOOD (single-person limited liability company). The company can legally purchase the agricultural land for you.

Before you jump into buying land through a company, make sure you understand the ongoing accounting and tax maintenance costs. If you are also looking at urban areas, you might want to read up on Long-Term Rental Yields in Bulgarian Big Cities: Realistic Calculations and Taxes to see if city properties offer better returns than the coast.

Make sure you hire a reputable local independent lawyer who specializes in property law for foreigners. Do not rely solely on the agency selling you the property.

It is also worth noting that owning property in Bulgaria does not automatically grant you residency rights, though it can sometimes help with a long-term visa application if you invest a significant amount.

If you ever decide to pivot from the coast to the mountains for investment, you should check out Borovets vs Pamporovo: Which Bulgarian Ski Resort Offers Better Real Estate ROI? for some great comparative insights.

Just keep in mind that maintaining a Bulgarian company just to hold a small plot of agricultural land might end up being more expensive and bureaucratic than it is actually worth.

The holiday apartment process is very straightforward, though. Once you find a notary and the title checks out, the transaction can be completed in just a few days.