Finding Home by the Sea: Why I Bought an Apartment in Bulgaria as a Ukrainian Buyer

by Emily Carter | Apr 30, 2025 | Real Estate Insights

Can Ukrainians Buy Property in Bulgaria in 2024–2025?
A Personal Story by Emily Carter

When I first considered buying a property abroad, I never imagined how deeply I would fall in love with Bulgaria. And yet, here I am — living just minutes from the Black Sea coast, surrounded by warm sun, friendly neighbors, and a beautiful apartment I now proudly call my own.

So, can Ukrainians buy property in Bulgaria in 2024–2025? The answer is a resounding yes! And as someone who’s just gone through the process, let me walk you through it.

Ukrainians Are Welcome to Buy

Bulgaria allows foreign nationals — including Ukrainians — to purchase real estate freely. Whether it’s a cozy apartment, a modern studio, or a charming resale flat, the process is open and relatively simple.

The only exception? If you want to buy land or a house with a land plot, you’ll need to register a company in Bulgaria. That’s a small formality if you have your heart set on a private villa.

What About Prices?

Prices have been gradually increasing in the past few years, especially in resort areas like Sunny Beach, Saint Vlas, Ravda, and Nessebar. But they’re still very accessible compared to Western Europe.

Here’s a rough idea for 2024:

Sunny Beach: €800–€2,000/m² in new builds.
Saint Vlas: Starting at €900, with sea-view properties reaching up to €2,500/m².
Ravda & Nessebar: Around €700–€2,000/m².
Varna: From €1,500 up to €3,000 in prime new developments.
Burgas: From €900 in less popular areas, averaging €1,050–€2,500.

I chose Fort Noks — a developer with wonderful complexes in both Sunny Beach and Saint Vlas. Their apartments start at €1,000/m², and their service is top-notch.

Why So Many Ukrainians Choose Bulgaria

In 2023–2024, Ukrainian interest in Bulgarian property grew by 25–30%. And it’s no surprise. Bulgaria is not only affordable, but also home to a vibrant Ukrainian community. From coffee shops and bars to schools, clubs, and retreats — Ukrainians are building a life here. You’re not just buying a home; you’re joining a welcoming neighborhood of fellow dreamers and doers.

Perks of Owning Property as a Foreigner

Here’s what truly warmed my heart:

Address Registration: Buying property can help with getting temporary protection or residence. (Although more is needed for permanent residence.)
Lifestyle by the Sea: Pools, beaches, shops, security — seaside complexes are like small, sun-kissed cities.
Affordable Maintenance: On average, it’s €10–€20 per square meter annually. Fort Noks charges €14.5 — very fair for the peace of mind they offer.
Great for Investment: I plan to rent my apartment during tourist season — a perfect way to generate passive income. Foreign investment in Bulgarian real estate jumped 23% in 2023 alone!

How the Buying Process Works

I was amazed at how smooth it all was:

Preliminary Agreement: Once I chose my apartment, I signed a preliminary deal and paid a small deposit (€1,000–€2,000 or 10% of the price).
Notarial Signing: We finalized the deal in front of a notary. Legal fees? Around 5% of the purchase price.
Ownership Registration: The final step was official registration — and then the place was mine!

What About Taxes?

Property Tax: Only 0.15–0.45% of the cadastral value — incredibly reasonable.
Rental Income Tax: A flat 10% if you choose to rent.
Maintenance Fees: Most complexes charge €10–€20/m² per year for services and upkeep.

My Final Thoughts

Buying property in Bulgaria was one of the best decisions I’ve ever made. It was not just an investment — it was a step toward peace, freedom, and building a new life. Whether you dream of morning swims in the sea, peaceful evenings on your balcony, or the joy of hosting friends in your own coastal home — Bulgaria might just be the perfect place for you too.

And if you’re curious, Fort Noks offers free info tours: you’ll get a chance to view properties, enjoy a free stay, and feel the atmosphere firsthand.

Don’t wait. Your seaside story could begin today. Fill in the form — and take that first step.

How I Bought a Beachfront Apartment in Bulgaria with Just 10% Down

by Chad Sterling | Apr 30, 2025 | Real Estate Insights

Can You Really Buy a Place in Bulgaria With Just 10% Down?

By Chad Sterling 🥂🌴

Look, I like to keep things smooth — a good beach, a great party, and zero stress. So when I found out you can actually snag a sweet apartment in Bulgaria with just 10% down, I had to share.

Yeah, you heard that right — ten percent. Some developers along the Black Sea coast are offering crazy flexible payment plans. Normally, you’d throw down 30–50% up front, but I’ve seen offers starting at just 10%, and the rest? Spread out over years. No interest, no catch. Just chill quarterly or annual payments, depending on the deal.

Some developers even stretch the payment plan to 10 years. Imagine owning your own seaside pad, paying like it’s Netflix. No rush, no pressure.

What’s the Move?

Bulgaria in 2024? Tons of properties, whether you’re into beach vibes or city scenes. Places on Sunny Beach go from €70K to €150K depending on how close you wanna be to that sweet shoreline. In hotspots like Sveti Vlas or Nessebar, prices run higher — but it’s totally worth it. Last year, demand spiked and prices jumped 10–12%. Lots of buyers from Ukraine and Russia, FYI.

So here’s how you lock it down:

Step 1: Scout the Scene

First, know what you want. Then…

Step 2: Hit Up a Developer or Agent

A lot of them — like Fort Noks — are pros at this. One of their 2023 projects? Seven years interest-free, just 10% down. That’s smoother than a bottle of Dom. Most of their buyers are from abroad, so they’re ready for you. Around 70% of real estate deals on the coast go to foreign investors.

Picking a developer? It’s like choosing a phone: you want it to perform, but without blowing up with messages every five minutes.

Step 3: Get Your Docs in Order

Over 40% of property deals are done through agents, who’ll check the paperwork so you don’t get stuck in legal limbo. Bad contracts can take years to untangle — and that’s a buzzkill.

Step 4: Sign the Pre-Contract

Stats say over 80% of international buyers sign a pre-contract after dropping the initial payment. It keeps everything on the level. Then, within 5–7 days, the rest of the deal gets moving.

Step 5: Drop That 10% Like a Boss

If your place is €100,000, that’s €10K up front. That’s like… one less luxury watch this month. By the end of 2023, the average apartment on Sunny Beach was going for €85K — not bad at all.

Once you’ve paid up, enjoy the sea view — just don’t forget the other 90%, yeah?

Step 6: Open a Local Bank Account

Super standard for foreign buyers. Over 50,000 of us have one in Bulgaria now, just to make payments easier.

Step 7: Register It and Make It Yours

Once your deal’s registered in the Bulgarian land registry, you officially own the place. That takes 5–7 working days depending on where you are. More than 60% of deals close that fast. Pretty slick.

Installment plans here are hot — especially among foreigners. Some stretch up to 7 years, interest-free. So, say your apartment’s €100K — you’re paying around €1,200/month. Easy math. In 2023, 35% of buyers went for that kind of setup.

Oh, and once you’re the owner — guess who’s also the proud payer of utilities? You.

Featured Deal: Green Fort Suites 🌊

Let me hit you with something fresh — the Green Fort Suites complex. It’s in a baller location on Sunny Beach, in a top district called Zorya (which means “Sunrise” — poetic, right?). Just a 2-minute walk to the beach, mountain views in the back, sea in the front. Fresh air, luxury vibes, and a legendary investment.

Construction wraps end of 2025 — so get in now, while the terms are fire. You get interest-free payments all the way through January 2031. Only 78 apartments, so you better move.

What’s on the Menu?

From Fort Noks, you’ve got:

Studios from €81,500
1-bedroom from €135,000
2-bedroom from €158,000

Payment terms are a dream:

10% on contract
10% more within 3 months
The rest (80%)? Split into payments over 7 years — no markup.

Prices start at €1,400/m², which means your 10% down could be just €7K. Seriously.

Ready to Live That Dream?

Got questions? Hit us up anytime. We’re here to make your real estate glow-up smooth.

Buy with One Click 🖱️

Wanna feel like a property boss in Bulgaria? Sign up for our Info Tour. It’s four days, three nights in comfy apartments, with airport pickup, full property viewings, and personal assistance picking your dream pad.

Included in the tour:

🛏️ 4 days / 3 nights stay
🚗 Airport or bus station transfer
🏘️ Visits to Fort Noks properties
💼 Tailored apartment selections just for you

Limited spots. Don’t wait too long, legend.

Smart Property Investment in Bulgaria: How Ukrainians Can Save in 2024–2025

by Richard Harrington | Apr 29, 2025 | Real Estate Insights

How to Save Money When Buying Property in Bulgaria: Smart Strategies and Programs for Ukrainians (2024–2025)

Acquiring property in Bulgaria can be more than just a dream — it can be a sound and profitable investment. Yet, to navigate the real estate landscape wisely and avoid overpaying or falling into the trap of hidden costs, one must be informed and strategic. In this guide, I’ll share proven insights and financial strategies tailored for Ukrainians looking to invest smartly in 2024–2025.

Regional Price Trends: A Strategic Comparison

Real estate prices in Bulgaria vary significantly by region. Urban hubs like Sofia and Plovdiv tend to command higher prices, while coastal resort areas along the Black Sea offer more competitive opportunities. As of 2023, the average price per square meter in Sofia reached €1,500. Meanwhile, in resort towns like Nessebar, prices range from €800 to €1,200 per square meter.

Coastal Opportunities:

Sunny Beach: New developments start at €800/m², reaching up to €2,000 depending on location and infrastructure.
Sveti Vlas: Apartments begin at €900/m². Properties with sea views can exceed €2,500/m².
Ravda & Nessebar: Expect a range of €700–€2,000/m².
Varna & Burgas: Varna properties start at €1,500/m², going up to €2,500–3,000 in premium complexes. In Burgas, prices range between €1,050–2,500/m², though less popular districts offer options from €900.

Notably, prices can drop by 5–10% during the off-season, particularly for pre-construction properties. Complexes like Fort Noks, with locations in both Sveti Vlas and Sunny Beach, offer starting prices around €1,000/m² — an attractive entry point.

Primary vs. Secondary Market: Strategic Trade-offs

Your approach — new development or resale — will define your investment roadmap. Purchasing early in the construction phase (e.g., during foundation work) on the primary market can yield savings of 20–30%. However, investors must weigh this against completion risks and ensure the developer reaches Act 16 — the official commissioning stage.

Secondary market properties, by contrast, often come fully finished and furnished — a compelling option for those who want to move in or rent immediately, reducing post-purchase expenses.

Mortgage Strategy & Tax Optimization

Beyond the property’s list price, buyers must factor in taxes and fees. In 2023, Bulgaria’s property transfer tax ranged from 2% to 3%, depending on the municipality.

Some special economic zones offer preferential tax conditions for foreign investors — a valuable opportunity for those aiming to minimize ownership costs.

Mortgage benefits for foreign buyers:

Loan terms of up to 30 years
Competitive interest rates
Low initial down payments (10–20%)

These lending conditions can substantially reduce the capital burden and improve long-term returns.

Developer Loyalty Programs: Built-in Savings

Certain developers offer installment payment plans with zero interest, spanning several years — an excellent tool for cash flow-conscious buyers. Discounts of up to 10% are also common for full pre-construction payments.

Additional bonuses may include:

Complimentary parking
Furniture vouchers at partner showrooms
Lowered fees for early commitments

If you’re seeking a zero-interest installment plan for a beachfront apartment, this is an ideal time to act.

Seasonal Promotions & Price Incentives

During the off-season or promotional campaigns, developers frequently introduce discounts of up to 15% on select listings — particularly within large coastal complexes.

Astute investors capitalize on these seasonal windows to lock in quality assets at below-market prices.

Income Potential: Real Returns from Coastal Rentals

Beachfront properties in Bulgaria offer not just capital preservation, but also rental yield. In 2023, monthly rents in popular resorts ranged from €300 to €700.

Properly positioned assets can generate reliable income during peak tourist months, potentially offsetting the full purchase price over time.

Ownership Costs & Maintenance Fees

Don’t overlook annual maintenance costs, which typically fall between €5 and €28 per m². These fees usually cover communal services — such as security, landscaping, pool maintenance, and cleaning.

These managed service programs are a key advantage of modern complexes, offering peace of mind to international owners.

Professional Representation: A Must for Foreign Buyers

Working with experienced legal advisors and real estate professionals is non-negotiable. My team collaborates exclusively with vetted Bulgarian attorneys to ensure all transactions are compliant, transparent, and secure.

From contract review to ownership registration, you’ll have expert guidance at every step — eliminating risk and shielding your investment from common pitfalls.

We also offer a complimentary property inspection tour, providing an on-the-ground look at available listings. During this visit, our consultants will explain all legal and financial nuances to help you make an informed decision — confidently and without unnecessary costs.

Interested in personalized guidance or a detailed financial proposal? Fill out the form to receive curated listings and offers tailored to your investment goals.

Why Fort Noks Orchid & Holiday Feels Like Home: A Local’s Guide to Coastal Living in Bulgaria

by Emily Parker | Apr 29, 2025 | Living Abroad

Where to Buy Property in Bulgaria?

If you’ve ever dreamed of owning a place by the sea, the Fort Noks residential complex might be just what you’re looking for — whether you’re thinking of a solid investment or simply a comfortable new home. Built by a trusted developer, this community offers modern living on Bulgaria’s beautiful Black Sea coast, with a full infrastructure that makes both vacationing and year-round living a joy. Today, I’d love to share some of the latest apartment offers with you.

Let me introduce you to a place that truly feels like a hidden gem:
Welcome to Fort Noks Orchid & Holiday, a charming coastal community in one of the most picturesque parts of Bulgaria.

Invest in Comfort and Peace of Mind

If you’ve been dreaming of your own apartment by the Black Sea, where summer feels endless and the lifestyle is easy and relaxed, Fort Noks Orchid & Holiday is the place. It combines comfort, security, and thoughtful infrastructure for families, couples, and retirees alike.

Why Choose Fort Noks Orchid & Holiday?

Gated territory with 24/7 security so you always feel safe and cared for.
Just 500 meters from the heart of Bulgaria’s most popular resort, Sunny Beach.
Only 27 km from Burgas Airport and 100 km from Varna Airport.
Right across the road is the largest aquapark in Bulgaria — ranked among the world’s top 20 by Tripadvisor.
With 49 buildings and a reputation as the “greenest” resort complex in Sunny Beach, it’s a place where nature and comfort meet.

A Lush Green Oasis

Over 4.5 hectares (that’s 45,000 sq.m!) of the territory is dedicated to greenery — more than 67% of the complex! Picture yourself strolling through manicured lawns, breathing fresh ocean air, and even trying your swing on the mini-golf course. But this isn’t just about leisure.

Studies show that people living in greener areas experience 15% less stress and anxiety than those in dense city environments. Even more impressively, proximity to parks or natural spaces can reduce the risk of cardiovascular disease by 20%.

The lush flora here doesn’t just beautify the landscape — it cleans the air, reduces noise, and fills the surroundings with oxygen. These peaceful green spaces have a real and positive effect on your physical and emotional well-being, making every day feel a little more like a retreat.

Everything You Need, Right at Home

There’s no chance of getting bored here — for kids or adults.

2 restaurants with delicious Bulgarian and European cuisine
9 swimming pools for both adults and children, with free loungers and lifeguards
2 fun waterslides for kids
Billiards, ping-pong, and tennis club
A supermarket and boutique shops
Currency exchange
Outdoor playgrounds and play zones
Open-air fitness zone
Hair salon, beauty studio, massages, and SPA services
Car rental services and free parking for residents and guests
Golf club with a 15-hole practice field

You can honestly live here full-time without ever needing to leave the complex — and still stay active, connected, and relaxed.

Kid-Friendly Fun and Education

Have a big family? No worries — your children will always have something to do in a safe and caring environment, supervised by staff and professional animators.

Preschool rooms with modern educational methods
Children’s discos and entertainment programs
Creative workshops: drawing, theater, and more
Sports clubs: boxing, dance, etc.
Educational programs: speech therapy, English language, and school prep

Choose the Best for You

Frequently Asked Questions

1. What are the terms for buying property at Fort Noks Orchid & Holiday?
We offer great conditions, including installment plans and investment programs. All the details are explained during our property info tour.

2. Are there apartments with sea views?
Yes! Most apartments offer panoramic views of the Black Sea or the complex’s beautiful green zones.

3. Is year-round living possible?
Absolutely. This complex is perfectly suited for both summer stays and permanent living. Everything you need is available all year long.

Join a Property Info Tour!

Want to see it all in person? We’d love to welcome you to an info tour where you can explore Fort Noks Orchid & Holiday firsthand, enjoy guided visits, and choose the perfect apartment for your needs.
We’ll take care of your hotel stay, provide legal consultations, and help you find your ideal home — all tailored just for you.

👉 Fill out the form to join us!

Bulgaria vs. Ukraine: A Comprehensive Guide for Those Considering Relocation

by Jennifer Collins | Apr 28, 2025 | Living Abroad

Bulgaria and Ukraine: Find the Similarities and Differences (Part 2)

Crime and Safety

As of 2024, Ukraine’s crime index stands at approximately 46.7, while Bulgaria’s is around 38.0. However, crime rates vary significantly across different regions.

Bulgaria remains one of the safer countries in Europe. Especially in resort towns like Sunny Beach and Varna, crime levels are notably low, making these areas particularly attractive for Ukrainian families. According to a 2024 survey, 85% of tourists visiting Bulgaria’s coastline cited high safety standards as a key reason for choosing the destination.

The Bulgarian Ministry of Interior reported a 6% decline in overall crime in 2023 compared to the previous year. The safest areas were seaside regions such as Burgas and Sunny Beach.

You’ll notice that shop owners leave merchandise outside, beverage coolers remain unlocked, and many residents don’t even lock their apartments — clear signs of a trusting, safe community.

Perfect for relocating with children, wouldn’t you agree?

Resorts and Leisure

Bulgaria’s Black Sea resorts like Golden Sands and Sunny Beach are increasingly popular among Ukrainians for both living and vacationing. Easily accessible by air or car, these locations offer stunning natural beauty, beaches, and mountain resorts.

Beyond beach holidays, Bulgaria offers diverse cultural excursions, historic towns, ancient fortresses, wellness spas, and ski resorts during the winter months. Historic sites like Nessebar and Sozopol are state-protected or UNESCO-listed, providing safe and well-maintained tourist experiences. Travelers can even purchase special travel cards — visit all locations in the catalog (most entries costing no more than 5 BGN) and receive a reward. No need to search online for your next destination!

Costs

Ski Resorts:
Bulgaria’s leading ski destinations, Pamporovo and Bansko, are currently more affordable than Bukovel in Ukraine. While Bukovel accommodations start at €100 per night, in Bulgaria, you can enjoy an “all-inclusive” stay from just €40 per night.

Summer Resorts:
Prices in Sunny Beach and Aheloy are comparable to Koblevo but more affordable than Odesa. Resorts are modern and free from old Soviet-era buildings. Accommodation in budget-friendly complexes starts from only 17 BGN per night!

Average hotel rates:

Odesa coast: €50–150 per night
Sunny Beach: €40–80 per night during peak season

Banking System

1. Services and Mobile Apps

Ukraine:
A major advantage of Ukraine’s banking system is the advanced mobile services like Privat24, Oschad 24/7, Monobank, and the state platform Diia, which allows a wide range of administrative services via smartphone.
Money transfers between cards are instant and usually free, contributing to the highly digitalized and user-friendly banking experience.

Pros: high level of digitalization, instant transfers, broad functionality via smartphones.
Cons: dependence on internet connectivity (though basic operations often work even on weak signals).

Bulgaria:
While Bulgaria’s banking apps (such as UniCredit Bulbank, DSK Bank, Postbank) are convenient and growing in sophistication, there’s no equivalent to Diia. Transfers between banks are possible but often involve fees.

Pros: user-friendly apps, ongoing digital transformation.
Cons: fewer integrated services compared to Ukraine, and transfer fees are common.

2. Terminals and Payments

Card payments are widely accepted in Bulgaria. However, small shops might require a minimum purchase of 5 BGN for card payments. Taxis, especially in resort towns like Golden Sands and Sunny Beach, often lack terminals or taxi apps — trips are typically arranged via phone calls.

3. Money Transfers and Fees

Ukraine:
Card-to-card transfers are usually instant and free. International transfers via services like Wise or Western Union are available but can carry high fees.

Bulgaria:
Domestic transfers via bank apps are common but often come with a fee. Many residents use apps like Revolut or Wise, which are free and easy to open. However, if a Bulgarian IBAN is necessary, you’ll need a local bank account — an account application fee can be up to 200 BGN, without guarantee of approval.

Internet and Digital Services

Bulgaria boasts a well-developed internet infrastructure, ideal for remote workers and online businesses.

Options include:

Roaming: Some Ukrainians still use Lifecell with “Gigabytes Without Borders” offering 30 GB/month for around 150 UAH.
Prepaid SIMs: Providers like A1, Vivacom, and Yettel offer starter plans from 6–8 BGN/month.
Contract Internet: Promotional plans start from 20 BGN/month for unlimited data and EU calls; standard rates are around 30 BGN/month. Contracts typically last two years, offering flexibility and reliability — no sudden service cut-offs as you might experience elsewhere.

Climate and Ecology

Bulgaria’s nature reserves, clean beaches, and mountain regions provide a healthy living environment. The Mediterranean-influenced climate, especially along the coast, offers mild winters and long, warm summers — a major draw for Ukrainians seeking to avoid harsh winters.

Ukraine:
Climate varies from temperate continental to subtropical in the south (Crimea).

Average summer temperatures: +20°C to +25°C
Winter temperatures: –8°C to 0°C
Pollution remains high in industrial cities like Kyiv, Dnipro, and Kryvyi Rih.

Bulgaria:

Predominantly temperate continental climate with Mediterranean influences near the coast.
Summer temperatures: +22°C to +28°C
Winter temperatures: 0°C to +5°C along the coast; –10°C in the mountains.
Environmental improvements have been notable, with Bulgaria ranked 43rd globally in the 2023 Environmental Performance Index.

Key ecological differences:

Black Sea coastline in Bulgaria enjoys a more tropical climate compared to Ukraine’s Odesa region.
60% of Bulgaria’s water bodies are classified as good quality, compared to much lower figures in Ukraine.
Bulgaria produces fewer CO2 emissions per capita (5.4 tons vs. Ukraine’s 6.7 tons).

Living in Bulgaria — A Conscious Choice

We’ve walked you through Bulgaria’s climate, safety, internet infrastructure, banking system, and vibrant resort life. Despite some minor downsides, Bulgaria offers clear advantages.

Are you already imagining your new life here?
How to make it a reality?

The first and most crucial step is to visit Bulgaria as a tourist — for example, through a real estate discovery tour.

During the tour, you will:

Explore potential properties
Receive comprehensive legal and financial support
Experience the local infrastructure firsthand

Book your real estate discovery tour today and start a brand-new chapter of your life in beautiful Bulgaria!

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