Real estate by the sea in Bulgaria: prospects for investors 2026
Briefly: The real estate market by the sea in Bulgaria in 2026 shows steady price growth and high demand, especially in popular resort areas. Investors should pay attention to properties with long-term rental prospects and legally transparent transactions. Careful document verification and consideration of tax specifics are important.
Introduction
The article will be useful for investors, buyers and those who are planning to move to Bulgaria and are considering buying real estate by the sea. We will take a detailed look at the current state of the market, key locations, legal and financial features of transactions, as well as risks and pitfalls in 2026.
The purpose of the material is to provide practical advice and expert review of the conditions for investing in Bulgarian coastal real estate to help you make an informed decision.
State of the real estate market by the sea in Bulgaria
In 2026, Bulgaria's coastal real estate market continues to grow due to a steady flow of tourists and infrastructure development. The average price growth for 2025 amounted to about 7-9%[1]. The greatest interest remains in the properties near Sunny Beach, Nessebar, Varna and Burgas.
The market drivers are the increase in international tourism, improved transport accessibility and investment in modernization of resorts. There is also a growing demand for housing with the possibility of remote work and long-term residence.
Key locations for investment
- Sunny Beach - the largest resort with developed infrastructure, popular for summer rentals.
- Nessebar - historic city, combination of culture and beach vacation, consistently high prices.
- Varna - the sea capital with urban comfort and business real estate prospects.
- Burgas - favorable prices and development of new tourist areas.
Terms of purchase and legal nuances
Foreigners are free to acquire real estate in Bulgariaincluding apartments and houses by the sea. However, land in the coastal zone is subject to special restrictions. The purchase of land is only possible through a Bulgarian legal entity, or subject to special rules for EU citizens.
The main stages of the transaction:
- Preliminary contract and deposit.
- Verification of the object and title documents at the notary.
- Registration of the transaction in the Imotniye Registar (Cadastar).
- Payment of taxes and fees.
Property purchase tax is 2% of the value, with an additional notary fee (about 0.1-0.5%) and registration fee (about 0.1-0.3%) payable[2]. The annual tax on seaside property ranges from 0.1% to 0.45% of the cadastral value.
Figures and facts
- The average price per square meter in Sunny Beach - from 1,200 to 1,800 euros.
- The price growth forecast is 5-8% per year for the next 3 years.
- Average summer rental yields are 5-7% per annum.
- The transaction processing time is 30-45 days.
Practice: what to check and what to look out for
When buying real estate by the sea, it is important to check:
- Title documents and absence of encumbrances (mortgage, arrest).
- Compliance of the facility with city planning and building permits.
- The actual status of the land - especially if private homes or lots are involved.
- Existence of debts on utility payments and taxes.
- The legal status of the seller and the existence of a power of attorney if the transaction is through a representative.
Common mistakes made by buyers include insufficient document verification, failure to consider tax liabilities and buying land without consulting a lawyer. Risks include changes in legislation that may limit the rights to use coastal land, as well as possible disputes with neighbors and the municipality.
Pros and cons of investing in real estate by the sea in Bulgaria
- Pros: stable price growth, developed infrastructure, favorable tax conditions for non-residents, high tourist flow.
- Minuses: seasonality of the rental market, restrictions on buying land by the sea, the need for thorough legal due diligence, possible bureaucratic difficulties.
Conclusion
Investing in real estate by the sea in Bulgaria in 2026 remains an attractive option for portfolio diversification and passive income. The market is showing stable growth and good prospects, especially in key resort areas. However, success depends on careful site selection, thorough due diligence and understanding of tax obligations.
Inreal4u Agency recommends working with proven professionals to minimize risks and maximize the opportunities of the Bulgarian real estate market.
