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.

Finding a Taste of Home: Ukrainian-Owned Cafés and Restaurants in Sunny Beach and Nessebar

by Emily Carter | Apr 26, 2025 | Living Abroad

Cafés and Restaurants Owned by Ukrainians: Sunny Beach, Nessebar, and Sveti Vlas

Over the past few years, Bulgaria — especially its beautiful coastal towns of Nessebar and Sunny Beach — has become a welcoming haven for Ukrainian entrepreneurs, particularly in the hospitality industry. The hardships of war and economic instability have inspired many Ukrainians to build new lives abroad, leading to a remarkable rise in cafés and restaurants proudly owned and operated by Ukrainians.

According to Bulgaria’s hospitality market data, since the beginning of 2022, the number of food establishments opened by Ukrainians has grown by more than 15%, especially in tourist-favorite coastal regions. These charming venues are more than just places to eat — they are little islands of home, crafted with love and nostalgia.

Why Are Ukrainian Entrepreneurs Choosing Bulgaria?

Bulgaria offers a business-friendly environment with affordable rental options and attractive tax conditions. Sunny Beach and Nessebar, being vibrant tourist hubs, ensure a steady flow of visitors from all over the world — including a large number of Ukrainians. This creates a natural demand for places that serve familiar tastes from home, a comforting reminder of one’s roots.

At present, there are over 30,000 dining establishments in Bulgaria, with around 2% proudly owned by Ukrainians. And this heartwarming number continues to grow, not just yearly, but month by month.

9 Wonderful Spots to Visit for a Taste of Home

Sunny Beach

Pizza, Doner, Sushi: Located right across from the bus station, this cozy spot offers delicious sets, vibrant cocktails, and even sushi-making masterclasses! Just a 20-minute stroll from the Fort Noks complex.
Sunrise: A two-story restaurant near Sveti Vlas and the Emona bus stop. They offer sushi delivery too! Close to the Green Fort complex — about a 15-minute walk.
Rollhouse: A small, vibrant venue right in the center, featuring a cocktail menu and a lovely summer terrace. Newly opened in mid-2024, it already feels like an old favorite.

Sveti Vlas

Oreha: A heartwarming Ukrainian restaurant hosting lively Ukrainian parties. Here you’ll find delicious borscht, varenyky, dumplings, and stuffed cabbage rolls — all at reasonable prices. It boasts two floors, with a sunny rooftop terrace.
Stella: A charming, slightly more upscale restaurant offering mouthwatering borscht and a variety of European dishes. Live music evenings add to its inviting atmosphere.

Nessebar

Mario: Opened in September 2024, this place has quickly become a gem for pizza lovers. Expect live music and poetic performances on weekends, all wrapped up in the cozy charm of Ukrainian quality and Italian soul. The summer terrace is the perfect spot to enjoy it all.
Noar: A lively bar-club offering karaoke nights on Thursdays and Sundays, and Ukrainian DJ sets with dance parties on Fridays and Saturdays. Just a stone’s throw from Mario.
Mistral: A delightful coffee shop in the heart of New Nessebar. Great coffee, tasty desserts, and a wide selection of teas. Many Ukrainians have even made it their favorite coworking spot.
Khinkali Bar: A welcoming Georgian eatery at the entrance to New Nessebar, boasting beautiful sea views and a relaxed promenade atmosphere. Affordable prices and a wonderful selection of khachapuri and khinkali make it a must-visit.

A Home Away from Home for the Ukrainian Community

For many Ukrainians who have found themselves in Bulgaria due to war or economic hardship, these cafés and restaurants have become precious sanctuaries — places where you can savor familiar flavors, reconnect with your culture, meet fellow countrymen, and catch up on the latest news from home.

Looking Ahead with Hope

The future is bright for Ukrainian-owned businesses in Sunny Beach and Nessebar. Many plan to expand, opening new locations and introducing exciting new dishes. There’s a growing demand for business breakfasts and community events, and entrepreneurs are actively supporting charitable initiatives, especially for Ukrainian refugees. Expect even more cultural celebrations in the future!

If You’re Searching for a Piece of Ukraine on the Bulgarian Coast…

…be sure to visit these wonderful establishments! You’ll be greeted with delicious food, warm smiles, and an atmosphere that feels just like home.

A Place That Feels Like Home

It’s truly comforting to know that even thousands of kilometers away from Ukraine, under the golden Bulgarian sun, you can find a little piece of home — a place where traditions, flavors, and the warmth of the Ukrainian spirit live on. Don’t be afraid to start your new chapter in Bulgaria — you’ll find plenty of familiarity, warmth, and community here.

And if you’re considering making the move even easier, we warmly invite you to join a real estate info tour with Fort Noks. It’s a wonderful opportunity to explore the best housing options along the coast, visit residential complexes, and find a place where you can live and relax comfortably.

Fill out the form on our website to learn more about your new home on Bulgaria’s stunning Black Sea coast!

Comparing Regions: Finding Your Ideal Home in Bulgaria as a Ukrainian Relocator

by Emily Carter | Apr 7, 2025 | Living Abroad

Choosing Housing in Bulgaria: How to Find Your Region, Comparing It to Ukraine

Warm climate, advantageous location, and a standard of living that combines European quality and affordability—this is Bulgaria. If you are considering relocating, comparing regions is a must. This is how you find the perfect area for your life.
Here, we’ve gathered not just dry facts—this is the starting point for your comfortable and beneficial new life. Let’s begin!

Odessa—Varna

Capital Alternative: Varna is Bulgaria’s maritime capital, just as Odessa is Ukraine’s maritime capital. It boasts developed infrastructure, modern residential complexes, and plenty of job opportunities in the business sector.
Sea and Entertainment: Varna is the center of beach tourism in Bulgaria, while Odessa is a popular summer destination for tourists in Ukraine. Both cities have developed recreational infrastructure, with restaurants, hotels, and entertainment venues. The Summer Theater in Varna might remind Odessa residents of the Green Theater, an open space for concerts and performances during warm weather.
Multinational Culture: Both cities have historically been multicultural centers, and Varna and Odessa are home to diverse nationalities.
Standard of Living: Expenses in Varna are lower than in Odessa, especially for housing and food, but European-quality living standards attract Ukrainians.
Varna’s Sea Garden and Odessa’s Primorsky Boulevard are favorite spots for both locals and tourists alike.
For suburban housing near Kyiv, Saint Vlas and the five-star complexes in Ravda offer similar vibes.

Lviv Region—Plovdiv

Cultural Heritage: Plovdiv, like Lviv, is a cultural center with rich history, ancient architecture, and numerous museums. Both cities exhibit European influence and a passion for the arts. In 2019, Plovdiv was chosen as Europe’s cultural capital.
Non-resort Tourism: Lviv attracts visitors with narrow streets, cozy coffee shops, and old-town ambiance. Plovdiv also has ancient Roman ruins and historical districts drawing European tourists.
Housing: Apartments in Plovdiv are cheaper. In 2024, economy-class one-bedroom apartments in Lviv cost €40,000–60,000, while in Plovdiv, they range from €30,000–45,000.
Lviv’s cobblestones, authentic bars downtown, and range of cultural activities make it reminiscent of cities away from the coastal resort towns, like Plovdiv.

Kherson, Mykolaiv—Burgas

Coastal Access: Both Burgas and Kherson Region have access to the Black Sea, but Bulgaria’s infrastructure is more developed, making it more popular among tourists.
Climate: Burgas enjoys warmer and milder weather thanks to the sea breeze, offering comfortable living year-round, unlike Mykolaiv’s heatwaves.
Industry: Both Mykolaiv and Burgas are known for their industries. Mykolaiv excels in shipbuilding, while Burgas has oil refineries and chemical industries.

Ivano-Frankivsk Region—Gabrovo

Mountains: Gabrovo is nestled in the Balkan Mountains, similar to Ivano-Frankivsk Region near the Carpathians. Both areas attract mountain hikers and eco-tourists.
Climate: Bulgaria’s mountainous areas have a milder climate with less severe winters than the Carpathians. Gabrovo might feel more pleasant for year-round living.

Kamianets-Podilskyi, Uzhhorod—Veliko Tarnovo

Uzhhorod is a small yet historically rich town with similar landscapes and beautiful views. Like Veliko Tarnovo, Uzhhorod has a unique historic charm that draws tourists. Kamianets-Podilskyi, with its ancient fortress, picturesque slopes, and old-town feel, resembles Veliko Tarnovo in its architecture and medieval atmosphere.

Zakarpattia Region—Bansko, Pamporovo

Ski Resorts: Bansko is one of Bulgaria’s largest ski resorts, comparable to Zakarpattia’s famous Bukovel. Both regions are winter tourist magnets.
Infrastructure: Bansko boasts modern hotels, restaurants, and entertainment, appealing to international investors. Zakarpattia, including Bukovel, is catching up to this level but not as developed yet. Pamporovo stands out as modern and well-equipped.

Kyiv—Sofia

Capital Status: Both cities are capitals with vibrant lifestyles. Sofia, like Kyiv, is the largest economic, political, and cultural hub, with over a million residents.
Housing Prices: Apartments in Sofia are cheaper than in Kyiv, though this depends on the district. Overall, the cost of living in Sofia is slightly lower.
If a one-bedroom apartment in Kyiv costs €50,000–100,000 now, in Sofia, it’s slightly less: €40,000–90,000.
International Relations: Like Kyiv, Sofia hosts numerous international companies and diplomatic missions, giving it global significance. Travelers can fly to Italy or Northern Europe on direct flights for €20–30, making it particularly attractive.

Odessa Region—Sunny Beach

Climate: Both regions enjoy warm climates with 28–30-degree summers and mild winters. Sunny Beach is slightly warmer in the winter months, as there are no severe frosts.
Tourism: Sunny Beach is Bulgaria’s most popular resort, just as Odessa Region is Ukraine’s key tourist area. Both places boast well-developed tourist infrastructure.
Real Estate: Property prices in Sunny Beach are affordable, starting at €48,500 for studio apartments. The high standards of new buildings, with no Soviet-era high-rises, attract Ukrainians.

Sunny Beach is a small town bustling in season but calm during the colder half of the year. Casinos and shows make it a destination often referred to as Bulgaria’s Las Vegas.

Which Region Is Best for Buying a Home?

Let’s be honest: most people love the sea and sun. For those who don’t, they’ve long since moved to Germany or the UK. Owning an apartment in a coastal region is a joy for any age or family situation.
How can we help you find the perfect place?
We’ll handle all the “unpleasant” and “boring” processes while exciting you about Bulgaria if you’ve never been here!

Sign up for our info tour and choose the best home for your family! Even if your family consists of just one person—you.
We’ll help you not only explore apartment options but find the ideal place to live, considering all your preferences and budget. Learn more about regions, discounts, and special offers during the tour.

Treat yourself to:
— a trip abroad;
— three nights in a luxury hotel;
— informative meetings about real estate;
— sightseeing tours along the eastern Black Sea coast.

No matter which region of Ukraine you’re from—fill out the form and make your dream of a home by the sea come true today!

Discover Bulgaria: Low Taxes and High Potential for Business and Living

by Emily Carter | Apr 2, 2025 | Finance and Investment

Bulgaria and Taxes: What Will Surprise You?

Personal Income Taxes
In Bulgaria, there is a single flat tax rate for personal income—10%, regardless of the income amount. This fixed rate makes Bulgaria attractive to foreign investors and freelancers alike.

Corporate Profit Tax
The corporate profit tax is also a fixed 10%. Bulgaria offers tax incentives for new enterprises and investments in specific regions, encouraging business activity.

VAT (Value Added Tax)
Bulgaria’s standard VAT rate is 20%. However, there is a reduced VAT rate of 9% for the hospitality and restaurant sector, an appealing factor for foreign investors. Unfortunately, Ukraine does not offer such privileges.

Social Security Contributions
Social contributions are divided between the employee and the employer, totaling approximately 18% (12.9% paid by the employee and 5.1% by the employer). Bulgaria’s social contribution system is less burdensome for businesses compared to Ukraine.

Freelancers and Sole Traders
Freelancers in Bulgaria pay 10% of their income plus social contributions. This legal form, known as ET (Ednolichen Targovets), is analogous to Ukraine’s sole proprietor status (FOP). ET comes with a fixed tax rate of 10%, applied to net profit (after deducting expenses). Registration is quick and relatively affordable.

Key Statistics

As of 2023, Bulgaria boasts one of Europe’s lowest tax rates.
The overall tax burden for businesses in Bulgaria is approximately 27%, while in Ukraine it is closer to 41%. This makes Bulgaria an attractive option for relocating businesses or working as a freelancer.
Both countries require regular tax filings. In Bulgaria, this is done once a year.

Tax Systems Compared: Ukraine vs. Bulgaria
Taxes in Bulgaria for both individuals and businesses are significantly lower compared to Ukraine and many other European countries.

Personal Income Tax:
- Bulgaria: 10% (flat rate).
- Ukraine: 18% + 1.5% military tax.
Corporate Profit Tax:
- Bulgaria: 10%.
- Ukraine: 18%.
VAT (Value Added Tax):
- Bulgaria: 20% (9% for hotels and restaurants).
- Ukraine: 20%.
Social Security Contributions:
- Bulgaria: Approximately 18%, with 12.9% paid by the employee.
- Ukraine: 22% (paid by the employer).
Property Tax:
- Bulgaria: 0.15%-0.30% of the property value.
- Ukraine: Up to 1.5% per square meter.
Rental Income Tax:
- Bulgaria: 10%.
- Ukraine: 18% + 1.5% military tax.
Overall Tax Burden:
- Bulgaria: Approximately 27%.
- Ukraine: Approximately 41%.

Bulgaria’s tax system is more attractive for entrepreneurs and investors, thanks to lower rates on income, corporate profits, and social contributions. Ukraine’s system is more complex and demanding.

Property Tax
The final percentage is determined by local authorities and can range from 0.15% to 0.25% of the assessed tax value of the property. Notably, the tax assessment is usually lower than the market value and can differ by half from the latter. The tax applies from the moment the property is put into use and is mandatory, whether the property is occupied or vacant.

Additionally, a municipal tax must be paid alongside the property tax. Although these are separate payments, they are generally paid together. The municipal tax rate is also determined by each municipality based on various factors.

The size of the municipal tax ranges from 0.14% to 0.45% of the property’s notarized value. On average, the total amount of property tax and municipal payments can reach up to €25 for studio owners. For a one-bedroom apartment, the owner will pay approximately €45.

For instance, in Burgas, the tax rate is 0.25% of the property’s assessment, while in Varna, it is 0.15%. In Sofia, the capital of Bulgaria, the tax is 0.325%. In smaller towns, the rate is typically even lower.

Which Properties Are Exempt from Tax?

In Bulgaria, all types of properties are subject to taxation, but there are exceptions. Land plots are not taxed if they:

Include roads, highways, or railway tracks.
Host water facilities owned by the community or state.
Are used for agricultural purposes or forested land (excluding built-up sites).

Properties with a tax assessment below 1680 leva are also exempt from taxation.

Become a Property Owner in an EU Country with the Lowest Taxes

Often, the biggest obstacle for people is simply not knowing. Because of unfamiliarity with the tax system and how things work in another country, amazing opportunities are missed, and people don’t buy property abroad.

Now you know about Bulgaria’s taxation system, including property tax. But that may not be enough to make a decision…

For this reason, we invite you to a unique info tour where you’ll see the best property options on Bulgaria’s Black Sea coast for yourself. During the tour, you’ll receive:

A comprehensive property consultation—we’ll help you navigate every detail of purchasing, from selecting apartments to legal aspects.
A review of ready and new properties—you’ll personally explore housing options, get familiar with the infrastructure, and discover attractive deals from developer Fort Noks.
Advice on lucrative investments—learn about installment opportunities and the unique lifestyle on the coast.
Gifts + discounts—receive special conditions for purchasing your chosen property.

Take the first step toward your new European home! Sign up for a free property info tour now!

The Coastal Dream: Why Living by the Sea Makes Life Healthier and Happier

by Emily Carter | Mar 28, 2025 | Lifestyle and Wellness

Why We Feel Drawn to Live by the Sea

Owning a home in a coastal region is a source of joy, regardless of age or marital status. It appeals to independent women who run their own businesses and dream of relaxing in warmth and tranquility. It’s perfect for families seeking more vitamin D for their children and shallow waters for summer fun that lasts beyond just one week per year. Retirees, drawn to nature and healing air, and men, whether for vacations or as a place to settle down with their future family, also find the allure irresistible.

Psychological Calm and Well-Being

Scientists confirm that people living near water, especially the sea, experience lower levels of stress and anxiety. Visual contact with water stimulates the brain areas associated with relaxation, triggering happiness hormones like serotonin. Studies reveal that around 72% of coastal residents report above-average life satisfaction. Experiments conducted in the UK also indicate that those who spend more time by the sea are less prone to depression and anxiety disorders. Moreover, marine climates promote longevity, with studies showing that coastal residents live an average of 2–4 years longer compared to those in urban areas with poor environmental conditions.

Physical Health and Longevity

Beyond mental health benefits, living near the sea is scientifically proven to positively impact physical health. Marine air is rich in ions that enhance respiratory function, and regular exposure to fresh air strengthens the immune system. Notably, coastal areas tend to have longer life expectancies. For example, in Italy and Greece along the Mediterranean coast, the average lifespan exceeds 85 years. The Bulgarian Black Sea coast is also recognized for its ecological benefits, promoting healthy living and longevity.

Survey Results and Research

International surveys among people who have moved closer to the sea show that 85% report improved quality of life. About 70% claim that the marine climate has enhanced their health. Moreover, coastal living encourages a more active lifestyle—swimming, beach walks, and water sports help maintain good physical condition.

Economic Appeal

In addition to psychological and physical advantages, Bulgarian seaside resorts such as Sunny Beach and Sveti Vlas offer opportunities to purchase property at attractive prices. For example, in 2024, housing prices at Bulgarian resorts are significantly lower than in many European countries. According to statistics, one-bedroom apartments near the sea range from €50,000 to €80,000, making them accessible to foreigners.

Buying Property in Bulgaria Through Info Tours

If you dream not only of vacationing but also of permanently living by the sea, Bulgaria could be an ideal choice. A special offer from the largest developer, Fort Noks, allows for the purchase of coastal properties with favorable payment terms. Info tours provide the opportunity to explore the best options firsthand, soak in the atmosphere, and receive personalized consultations to find the perfect home for your family.

Here’s what you get:

3 days by the sea (in premium apartments);
Guided tours of unique and picturesque coastal attractions;
Legal and brokerage consultations to guide your property purchase.

This is your chance to take a step toward a longer, stress-free life. Sign up for a free real estate info tour and seize this unique opportunity!