Bulgarian residency through property investment: the truth and the conditions

This is the question I hear most often: "If I buy a flat in Bulgaria, will I get residency?" The honest answer is no, not if the flat costs a normal amount. Owning property lets you come and live in it under the usual entry rules, but it does not give you a residence permit. For residency through property, the law requires a large investment.

How much you need to invest

The Foreigners Act requires an investment of at least 600,000 leva in Bulgarian real estate. Since the switch to the euro, that is €306,775. It can be one expensive flat, a house or a commercial property, or several properties adding up to that sum.

Strict conditions

• The money is transferred through a licensed Bulgarian bank to the seller's account, and the bank certifies receipt.
• The investment must be new; earlier purchases do not count.
• A loan is allowed only in part; most of the amount must be your own money.
• You can buy through your own Bulgarian company if you own more than half of it.
• Ownership is registered in the Property Register before you apply for the visa.

How the process works

1. Buy the property and register ownership.
2. Get a letter from the bank confirming the funds.
3. A D visa at a Bulgarian consulate.
4. The permit at the Migration Directorate for 1 year, renewed every year while you own the property.

Your spouse and children can get permits with you. After 5 years you can apply for permanent residence.

What if the amount is smaller

A €60,000 flat by the sea is a great buy, but not a route to residency.

If you buy a cheaper home, you can get residency on another basis: a pension, remote work, your own business or family. The flat then becomes your address for the paperwork, which matters a lot too. For very large investments (from 1,000,000 leva in shares or bonds of Bulgarian companies), the law grants permanent residence straight away, but that is a separate conversation with a lawyer.

My advice

Before you invest €300,000, compare this route with the others: a pension or nomad permit often solves the question more cheaply, and your money can go where it earns an income. I can help you find properties that qualify and check every detail with a lawyer.