In recent years, buying property in Bulgaria has become one of the most popular investments amongst Israelis — And not by chance. A direct flight of around two hours from Tel Aviv, prices starting at a fraction of those in Israel, favourable tax laws, and, from January 2026, the euro as the official currency, which completely eliminates currency risk. In this guide, we’ll explain exactly how the process works, how much it costs, and how to avoid common pitfalls — based on our experience of Bulgaria Estate, a licensed estate agency in Varna, operating since 1999.
Can Israelis buy property in Bulgaria?
Yes — any Israeli can buy a flat in Bulgaria in their own name, without any restrictions. Flats, offices and properties in buildings are registered directly in the buyer’s name, just as they would be for a Bulgarian citizen.
The only difference concernssoil: Non-EU citizens cannot register land in their own name. The solution is simple, entirely legal and very common: setting up a Bulgarian company (a local limited liability company — EOOD), which owns the land. The registration takes just a few days and costs only a few hundred euros. In other words: a flat with a sea view — registered directly in your name; a villa with a garden — through a local company.
Why Bulgaria, of all places — and why now, of all times?
- The euro from 1 January 2026: Bulgaria has officially joined the eurozone. Prices, contracts and mortgages — everything is in euros, with no currency risk and no conversion fees.
- Affordable prices: Average price in Varna — around 1,900 euros per square metre at the start of 2026. A high-quality three-bedroom flat by the sea costs about the same as a deposit on a flat in the Tel Aviv metropolitan area.
- Favourable tax regime: A flat-rate rental tax of just 10% — one of the lowest in Europe; a municipal purchase tax of approximately 3%; annual council tax of 100–400 euros for a standard flat.
- Closeness to Israel: Direct flights from Tel Aviv to Varna and Sofia, taking just two hours — perfect for a weekend break.
- Full legal protection: A European Union Member State with a well-organised land registry (Tabu) and a regulated notarial system.
The purchasing process, step by step
1. Setting an objective and a budget
A holiday flat, a rental investment or a relocation? Your objective determines the location and type of property. It is advisable to start by reviewing Properties for sale in Varna and the surrounding area.
2. Viewing and selecting a property
It is possible to arrange a number of viewings within a day or two. Once a choice has been made, a reservation agreement is signed, secured by a deposit of 1,000–2,000 euros, and the property is taken off the market.
3. Preliminary agreement and legal due diligence
The preliminary contract sets out the price, payment schedule and completion date, and at this stage a deposit of 10%–30% is usually paid. At the same time, a full legal due diligence process is carried out: verification of ownership, checking for charges and mortgages at the Land Registry, and verification of planning permission.
4. Signing before a notary and transfer of ownership
Ownership is transferred by means of Notarial deed They are signed before a local notary and registered with the Land Registry — the Bulgarian equivalent of the Land Registry. In most cases, you will be the registered owners on the same day.
5. It is also possible to do this remotely
By means of a power of attorney certified by the Bulgarian Embassy in Tel Aviv or bearing an apostille, the entire transaction can be completed without having to fly at all.
How much does it cost? All taxes and charges
In addition to the property price, you should budget for approximately4%–6% associated costs:
- Municipal purchase tax: Approximately 3% of the property’s value (in Varna — approximately 3%).
- Notary’s fees: Penalties are set by law, usually ranging from a few hundred to a few thousand euros.
- Registration fee: 0.1% of the price.
- Brokerage and legal support fees: Standard agency fee of 2.5%–3%; independent legal review from approximately 500 euros.
Please note: There is no inheritance tax in Bulgaria for first-degree relatives, nor is there an annual “wealth tax” on property.
Common mistakes made by Israeli shoppers — and how to avoid them
- To waive a judicial review. Never pay more than the deposit before ownership and permits have been fully verified.
- To buy “on paper” without any safeguards. Purchasing at an early stage of construction (Act 14) is 10%–20% cheaper, but the payment schedule must be linked to construction milestones (Act 15, Act 16 — the local Form 4).
- Exclude management fees. In gated communities, there are annual maintenance fees — check the amount per square metre before signing.
- to work without an authorised local agency. A local agency knows the real prices and the trustworthy developers — and stands by your side during negotiations.
Frequently Asked Questions
Does buying a property grant residency or a visa?
Not automatically, but owning a property strengthens applications for long-stay visas and residency permits.
How long does a transaction take?
Buying a ready-to-move-in flat — usually 2–4 weeks from reservation to the notarised deed.
Is it possible to get a mortgage in Bulgaria?
Local banks also offer financing to foreign buyers in certain cases, at interest rates among the lowest in the EU — around 2.6%–4%. Most Israeli buyers pay with their own funds or through financing from Israel.
What about remote property management?
An agency with a property management department takes care of lettings, rent collection, maintenance and ongoing payments — you receive a report, and the property works for you.
Ready to get started?
Team Bulgaria Estate We have been assisting international buyers since 1999 — from the initial viewing right through to the notarised deed, including post-purchase management and letting. Our office is in the centre of Varna, just a short walk from the cathedral. Contact us for a free initial consultation, or get started byProperties for sale on the website.
