Accommodation in Bulgaria

The standard of accommodation in Bulgaria varies, and expats can easily find something that suits their needs and budget. Property prices have been rising dramatically, with Bulgaria experiencing one of the highest price increases in Europe. While still among the more affordable EU countries with prices about 40 percent below the European average, the rapid price appreciation has significantly impacted affordability. Foreign buyer interest remains strong, although foreign direct investment saw a slight decline in 2024 compared to 2023.

There are many things to consider when deciding where to live in Bulgaria. Many expats prefer to live on the outskirts of Bulgarian cities, as this provides greater access to the famed Bulgarian countryside. This can be seen outside of Sofia, where expats have invested in luxurious modern villas.

Expats with cars will discover that parking can be scarce in the cities, and finding accommodation with parking bays is an essential consideration. Those hoping to use Bulgaria’s public transport should ensure their homes are close to the public transport network.

Types of accommodation in Bulgaria

Expats can find luxury homes on the outskirts of Bulgaria’s urban centres, while apartments are typical throughout most cities. Shared accommodation does exist and is especially popular in cities such as Sofia, due to its large student population.

Apartment styles range from Soviet-era blocks to apartments in historical buildings. Construction and renovation costs are relatively low compared to Western Europe, but recent increases in building material prices have impacted renovation costs. Many expats still purchase fixer-uppers for renovation, although they should budget for current material cost increases when planning projects.

In rural areas and smaller towns, expats might find traditional Bulgarian houses. These homes are typically made of wood, stone or bricks and feature unique architectural elements such as wooden verandas and carved ornaments. Expats interested in a more authentic Bulgarian living experience might consider renting or purchasing such a property.

Furnished or unfurnished

Apartments for rent in Bulgaria are generally fully or partially furnished, but there are also listings for unfurnished flats. ‘Furnished’ may mean various things in Bulgaria, but large appliances would usually be included.

Short lets

For expats seeking temporary accommodation in Bulgaria, short-term leases offer a flexible and convenient solution. These are fully furnished properties that can be a comfortable short-term home away from home. Expats can find various short-let options throughout the country, from modern city apartments to charming rural cottages, ensuring a perfect match for every lifestyle and budget.

Short-term rental websites for Bulgaria include BgStay.com, Airbnb.com and HomeToGo.com.

Finding accommodation in Bulgaria

Expats can find accommodation online, but they are advised to look out for property scammers targeting the expat property market. Language barriers might also affect accommodation negotiations, and for these reasons, many expats prefer to find their accommodation through accredited real estate agents.

In Bulgaria, many real estate agents speak English, and there are a number of agencies that specialise in catering to the expat market. Tenants should be aware that they will have to pay agency fees for securing a rental, typically equal to half a month’s rent or up to one month’s rent. When buying a property, tenants are responsible for an agency fee, typically around 3 percent of the property price.

When choosing accommodation, expats should consider the security measures provided by the building or complex, such as access control, security guards or surveillance cameras. Additionally, enquire about the maintenance of common areas, including cleaning, gardening and shared amenities like gyms or pools.

Useful links

• Imot.bg, Imoti.net, Bulgarian Properties and Property.bg are popular Bulgarian rental websites.
• Popular international rental websites with Bulgarian properties include Realtor.com and HousingTarget.com.

Renting accommodation in Bulgaria

Renting accommodation in Bulgaria is the best option for expats who are either not ready to commit to purchasing property or prefer the flexibility of renting. Expats renting in Bulgaria can find a wide variety of accommodation options, from modern city flats to traditional houses in quaint villages.

Renting here can be quite affordable compared to other European countries, but expats need to familiarise themselves with the renting process and local regulations to ensure a smooth transition to their new home. Expats typically make use of real estate agents to find accommodation in Bulgaria. It is recommended that expats narrow down their preferred neighbourhoods based on their budget. Once they have chosen their ideal neighbourhood or area, they can schedule an appointment with an agent to view the available properties.

Guarantors

Expats should be aware that some landlords may require a Bulgarian guarantor to co-sign the lease, particularly if the tenant doesn’t have a local employment contract or a strong financial history in Bulgaria. In such cases, expats might need assistance from a friend, colleague or employer to act as a guarantor. Expats may also be able to find a rent guarantee service, although they’re not very widespread in Bulgaria.

Leases

Once a suitable property has been found and an agreement has been made with the landlord, the estate agent will draw up the contract. Expats should have the lease translated into English to ensure they know precisely what’s expected of them.

Rental contracts in Bulgaria are typically signed for a fixed term, usually one or two years, but expats may be able to negotiate this with an understanding landlord. When signing a lease, it’s crucial to understand the terms related to rent increases. Ensure that any rent increase provisions in the lease are clear and acceptable before signing the agreement.

Costs and fees

Tenants may be responsible for additional costs like property maintenance and management fees. Ensure these responsibilities are clearly defined and included in the lease agreement. Some leases may also include a parking bay at an additional cost.

Deposits

A security deposit is customary when renting accommodation in Bulgaria, and it generally ranges from one to three months’ rent, alongside the first month’s rent. This deposit protects the landlord in case of property damage or unpaid rent.

Upon lease termination, if the property is in good condition and all outstanding bills are settled, the deposit should be returned to the tenant in full. Inspect the property thoroughly before you move in, and take photos of any pre-existing damage.

Terminating the lease

Bulgarian rental agreements typically require a notice period of one to three months for either party to terminate the lease. Make sure you include a termination clause in the lease agreement, and specify the notice period and any potential penalties for early termination. Expats who need to leave the country unexpectedly should be mindful of these provisions, as landlords might withhold part or all of the security deposit if the tenant breaks the lease agreement without proper notice or justification.

Either party can legally terminate the contract early if the other party doesn’t comply with the terms set out in the lease agreement.

Utilities in Bulgaria

Expats moving to Bulgaria should be aware of the various utilities in Bulgaria. These include electricity, gas, water supply, waste removal and internet and phone services. Utility bills are seldom included in the lease price, and the tenant is generally responsible for paying bills such as water and electricity. The registrations of utility meters aren’t usually transferred to the tenant’s name, and if the tenant falls behind on paying utilities, the landlord might use the deposit to cover these.

Electricity and gas

The main electricity providers in Bulgaria are CEZ, Energo-Pro, and EVN. There are also several gas providers, including Overgas and Bulgargaz. In most urban areas, gas is piped directly into homes, while in rural areas, expats may need to rely on canister gas for cooking and heating purposes. Tenants have various payment options at their disposal. They can pay their bills online, set up direct debit payments through their bank or visit designated payment offices in person.

Water

Water usage is usually metered. The water supply in Bulgaria is managed by regional water and sewerage companies (ViK). Billing frequency varies depending on the area, with some companies issuing monthly or bi-monthly invoices. Payment methods include online payments, direct debit or at a local pay office.

Bins and recycling

Waste removal is generally not covered in the rent and is considered an additional cost for tenants. Collection schedules depend on the municipality, with most areas offering weekly or bi-weekly pickup. Bins are provided for general waste and recycling; some areas may have green waste collection for garden waste.

Internet

Expats moving to Bulgaria may be pleasantly surprised by the high-speed internet and competitive mobile phone services available in the country. Bulgaria has excellent internet infrastructure with some of the fastest mobile internet speeds in the world, with fibre optic connections widely accessible in urban areas. Bulgaria’s leading internet and phone service providers include Vivacom, A1 and Yettel (formerly Telenor Bulgaria). It is common to find bundle packages that combine internet, landline and mobile services, often at discounted rates.

Useful links

• Electricity providers: Energo-Pro and EVN
• Gas providers: Overgas and Bulgargaz
• Water and sewerage companies: ViK Sofia, ViK Plovdiv and ViK Varna
• Internet and phone providers: Vivacom