Vitaliy Ivanovich Pepelyashkov
Managing Director of VOTCHINA · Lawyer by training, 6 years of practice in law enforcement · over 2,600 properties checked
Legal security · 7 min read · Checked against the Obligations and Contracts Act, Notaries Act, Tax and Social Insurance Procedure Code, Local Taxes and Fees Act, Cash Payments Act, Anti-Money Laundering Act and BULSTAT Register Act – October 2026
In short: buying property in Bulgaria goes through 7 stages – from the holding deposit to the declaration at the municipality. A cash purchase usually takes 3 to 6 weeks; with a mortgage it takes longer, depending on the bank. The most important part happens before the first payment: checking the property.
Here we describe the full path of the deal – what happens at each stage, how long it takes and what to watch out for. What the agency takes on at each stage, see Legal support when buying property.
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Message us on WhatsApp| Stage | What happens | Approximate time |
|---|---|---|
| 1. Choice and holding deposit | Deposit agreement with an offer price. If the seller accepts, the property is taken off the market and the price is fixed. | 1–3 days |
| 2. Property check | Property Register search, ownership, encumbrances, heirs, marital status, building documents (the 5-step protocol). If you work with your own lawyer, they will usually also ask for a search for enforcement cases against the seller. | First check – within 1 working day |
| 3. Mortgage (if you buy with a loan) | Bank approval, valuation by a licensed valuer, insurance. In practice banks also require a certificate under Art. 87 of the Tax and Social Insurance Procedure Code that the seller has no debts to the National Revenue Agency – we prepare it in time (credit consultant). | Depends on the bank |
| 4. Preliminary contract | Contract under Art. 19 of the Obligations and Contracts Act: price, deadlines, penalties, who provides which documents. A down payment is made – from 10% of the price. | Within the term of the deposit agreement |
| 5. Payments | Payments of 5,112.92 euro (10,000 BGN) or more – by bank transfer only. The buyer declares the origin of the funds. | According to the contract |
| 6. Notarial deed | Signing at the notary and registration at the Registry Office. The notary checks the seller's debts to the National Revenue Agency electronically. With a mortgage, the bank transfers the balance after the mortgage is registered. | Usually a few working days with a mortgage |
| 7. After the deal | Declaration under Art. 14 of the Local Taxes and Fees Act at the municipality, transfer of utility accounts, BULSTAT registration for foreigners without a Bulgarian personal number. | Declaration – 2 months; BULSTAT – 7 days |
How much is the holding deposit
| Property | Usual amount |
|---|---|
| Standard property | from 1,000 euro |
| Higher-priced property | from 2,000 to 5,000 euro |
The amount does not always depend on us: in deals with a partner agency, or when the seller sets a firm condition, they decide the amount.
Important: do not pay a deposit or down payment directly to the seller on a verbal agreement. Every payment – only under a written contract and after the property has been checked.
Approximate timelines
| Situation | Time from deposit to notary |
|---|---|
| Cash purchase, documents ready | 3–6 weeks |
| Mortgage | Longer – depending on the bank's approval and valuation |
| Buying from abroad with a power of attorney | Add time for the power of attorney – consulate or apostille and translation |
| Inheritance or the seller is a company | Add time for the additional documents |
Timelines are approximate and depend on the seller, the bank and the notary.
Which documents are needed at each stage? Documents needed to buy a property in Bulgaria
Which stage are you at? Check in 1 minute
If any answer is "no" – message us before you pay.
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WhatsApp+359 876 111 535Email office@votchina.euSources: Obligations and Contracts Act (Art. 19, Art. 93); Notaries and Notarial Activity Act; Tax and Social Insurance Procedure Code (Art. 87, Art. 264); Local Taxes and Fees Act (Art. 14); Cash Payments Limitation Act; Measures Against Money Laundering Act (Art. 66); BULSTAT Register Act. Texts of the laws – at lex.bg. This article is general information, timelines are approximate, and it is not a substitute for legal advice on a specific case.
