Real Estate in Burgas region

🇧🇬 Burgas region property for sale in Bulgaria — coastal towns, prices, plots

Burgas region on Bulgaria’s Black Sea coast combines wide sandy beaches, a functioning regional economy and straightforward property law, which makes it one of the most practical locations in the country to buy property in Burgas region for private buyers and international investors alike. The area spans seaside resorts such as Sunny Beach and Sozopol, a mid‑sized regional capital in Burgas city, and fast‑growing airport suburbs like Sarafovo, giving buyers a choice between holiday rental potential, year‑round residential demand and long‑term capital growth. If you are looking to buy property in Burgas region, this guide covers the transport links, market numbers, legal steps, financing and realistic buyer scenarios.

🌍 Geography and connectivity in Burgas region

Burgas region stretches along the southern Bulgarian Black Sea coast from Primorsko and Tsarevo in the south up to Ahtopol, including major resorts such as Sunny Beach (Nessebar municipality), Pomorie and Sozopol. Burgas city population is roughly 200,000 and the province serves as a commercial and services hub for the wider southeast region. The coastline offers both wide sandy beaches (Sunny Beach, Pomorie) and protected historic towns (Nessebar Old Town, Sozopol Old Town).

Burgas Airport (BOJ) is an international airport handling seasonal and scheduled flights from most European markets; the airport’s throughput routinely reaches into the low millions of passengers during busy seasons, making tourism and short‑stay rentals viable. The A1 Trakia motorway provides direct access to Sofia and Plovdiv, while the E87 coastal road links Burgas to Varna and the Turkish border; the Port of Burgas is among Bulgaria’s largest ports, handling tens of millions of tonnes of cargo annually and supporting local industry and logistics employment.

Burgas region’s infrastructure includes higher education and medical facilities: Burgas Free University and Prof. Dr. Asen Zlatarov University provide local tertiary education; the region hosts multi‑profile hospitals and specialist clinics in Burgas city and Pomorie. Everyday lifestyle infrastructure — large supermarkets (Kaufland, Lidl), shopping centres, modern marinas (for example in Sozopol proposals and marina facilities in Pomorie), and the Burgas Sea Garden park — supports both family life and a tourist economy.

💶 Property prices in Burgas region

Prices in the region vary by town, view and new build versus secondary market status. As a rule, new build property in Burgas region in coastal resorts commands a premium over older apartments inland, while Burgas city offers the best balance for long‑term rental and year‑round demand. Typical price bands per square metre (EUR) are:

• Burgas city (apartments): 900–1,600 EUR/m² for city centre and sea‑front locations.
• Sarafovo and Pomorie: 900–1,700 EUR/m² depending on sea view and finishing.
• Sunny Beach and Nessebar New Town: 700–1,300 EUR/m² for mass‑market complexes; Nessebar Old Town premium 1,800–3,500+ EUR/m².
• Sozopol, Chernomorets, Primorsko: 1,200–3,000 EUR/m² for coastal and luxury segments.

Typical unit sizes and pricing outcomes:

• Studios and one‑bedrooms: 25–50 m², common price range 20,000–70,000 EUR in resorts for resale inventory.
• Two‑bedrooms and family units: 60–120 m², often 70,000–250,000 EUR depending on town and finish.
• Villas and premium seafront houses: from 200,000 EUR up to several million for unique plots in Sozopol and Chernomorets.

Market dynamics show steady seasonal demand for short‑term rentals in Sunny Beach and long‑term rental and resale activity in Burgas city and Pomorie; foreign buyers account for up to 25–30% of transactions in resort municipalities, supporting liquidity in resale and new build markets.

🎯 Best areas in Burgas region to buy property

Burgas city centre and the Sea Garden suit buyers seeking permanent residence, family amenities and steady long‑term rentals; the historic centre, Meden Rudnik and Lazur are frequently sought after for schools and hospitals. Sarafovo is a top pick for airport access, sea views and a mix of year‑round residents and expatriates; it offers quick commutes to Burgas Airport and direct ferries/boats in the summer season.

Sunny Beach and Nessebar are the primary options for short‑term holiday rental investors, with large apartment complexes and established tourist infrastructure; expect strong seasonal yields but high management and seasonal vacancy considerations. Sozopol and Chernomorets cater to premium buyers seeking villas, boutique apartments and quieter beaches — these locations typically see slower turnover but stronger capital preservation and higher per‑square‑metre values.

Pomorie is often underrated but offers a mix of wellness tourism (thalassotherapy and salt lake facilities), continuous rental demand and family living close to Burgas city; Primorsko and Primorsko‑Kiten area are attractive for nature and national park proximity, and for moderate priced beachfront listings.

🏗️ Major developers and projects in Burgas region

National construction groups and regional developers maintain the bulk of new builds in Burgas region; one of the better known national contractors active across coastal Bulgaria is Glavbolgarstroy, which has been involved in large residential and resort projects. Real estate agencies such as Bulgarian Properties and local Burgas developer firms list new build complexes and off‑plan opportunities in Sunny Beach, Pomorie and Sozopol.

Notable large‑scale areas and projects that dominate local supply include:

• Sunny Beach resort complexes (mixed residential‑tourist blocks) and ongoing expansions on the western strip of Nessebar municipality.
• Pomorie beachfront developments and rehabilitation projects around the Pomorie salt lake that combine wellness hotels and residential units.
• Burgas city centre regeneration and Sarafovo seafront apartment schemes that target mid‑market buyers and expatriates.

Developers often collaborate with banks and local municipalities on infrastructure upgrades (roads, water and sewage) as part of project delivery; when assessing new build property in Burgas region, confirm builder track record, warranty terms and structural guarantees.

🏦 Mortgages and installment plans for property in Burgas region

Banks in Bulgaria offer mortgage products to foreigners, subject to tighter loan‑to‑value (LTV) limits than for nationals; common lending practices are LTV 60–70% (meaning 30–40% down payment) for EU citizens and slightly lower LTV for non‑EU nationals. Major banks providing mortgage in Bulgaria for foreigners include UniCredit Bulbank, DSK Bank, Raiffeisenbank Bulgaria and Postbank, each offering fixed or variable rates and loan terms up to 25–30 years for certain borrowers.

Interest rates depend on currency, term and borrower profile; current market ranges commonly sit between 3.5% and 6% for mortgage products, though exact offers vary with market conditions and borrower documentation. Developers in the region frequently provide interest‑free installment plans during construction, commonly:

• Developer installment plans: 12–36 months interest‑free on deposits and stage payments.
• Bank financing: mortgage bridging or completion loans once a notary deed is prepared.

Buyers should budget for mortgage arrangement fees, evaluation costs and notarial expenses; working with a bilingual mortgage adviser and checking cross‑currency exposure (EUR, BGN) reduces risk when financing property for sale in Burgas region.

📋 Property purchase process in Burgas region

Selecting a property usually begins with reservation via a deposit, which typically ranges from 1,000 to 5,000 EUR for resale and can be a percentage (5–10%) for off‑plan contracts. The next step is a preliminary agreement or sales promise that defines payment schedule, completion date and sanctions for delay; many buyers engage a local lawyer to run title searches at the Registry Agency and review municipal zoning and building permits.

The notarial purchase is formalised via a Notarial Deed signed in front of a Bulgarian notary; buyers must present passport, Bulgarian tax number (a UIN for foreigners where required) and proof of funds. Transfer taxes and fees are payable — municipal transfer tax typically around 2%, plus notary and registration fees (these vary by property value). After the notarial deed is signed, the property is registered at the Bulgarian Registry Agency and the buyer receives ownership title.

Payment methods commonly used are bank transfers in EUR or BGN; escrow arrangements are available with reputable law firms or notaries. For non‑EU buyers wishing to acquire land plots rather than built apartments, setting up a Bulgarian company or using special legal mechanisms is often required — this is a standard part of the purchase process in Burgas region for certain property types.

⚖️ Legal aspects, residence permit and citizenship by real estate investment in Burgas region

EU citizens enjoy the same rights to purchase real estate as Bulgarian nationals, including apartments and land. Non‑EU nationals can buy apartments and buildings but may need to use a Bulgarian company structure to buy freehold land plots; local legal advice clarifies whether the intended property is agricultural land, a building plot or part of a condominium. Annual property tax rates vary by municipality and are calculated on the tax valuation of the property; typical effective rates fall in the range 0.1–0.5% of tax value for municipal property tax.

Buying property in Burgas region does not automatically grant residency or citizenship; residence permit through property purchase in Burgas region is possible only under specific immigration or investor schemes and is not an automatic entitlement. Bulgaria has had investor immigration and fast‑track pathways in the past, but these programs require substantial capital thresholds and formal application through immigration authorities; citizenship by real estate investment in Burgas region is not a straightforward or guaranteed pathway and must be pursued with specialized immigration counsel and compliance checks.

Taxation on rental income is generally flat 10%, with allowable expenses reducing taxable base; capital gains treatment depends on holding period and tax structure, so consult a tax adviser for planning.

📈 Investment advantages and buyer scenarios in Burgas region

Investors seeking short‑term seasonal income typically target Sunny Beach and Nessebar where holiday rentals can deliver high summer occupancy; gross seasonal yields commonly exceed inland rentals, though net yields vary after management and vacancy costs. Long‑term rental investors and families favour Burgas city, Sarafovo and Pomorie for year‑round tenants, predictable demand from local industry, the port and university staff, and stable rental yields (typical long‑term gross yields 4–6%).

Buyers seeking capital growth may prefer limited‑supply locations such as Sozopol, Chernomorets and Nessebar Old Town, where beachfront plots and restored historic properties preserve value and appreciate slower but more consistently. Remote workers and relocating families often choose Sarafovo or Burgas city for airport access, reliable internet and international school options; properties near Burgas Free University and central hospitals work well for family purchases and future residence for children.

Scenarios summary:

• Short‑term rental and holiday lets: Sunny Beach, Nessebar New Town.
• Long‑term rental and relocation: Burgas city centre, Sarafovo, Pomorie.
• Premium investment and lifestyle: Sozopol, Chernomorets, Nessebar Old Town.
• Value entry and development upside: plots near infrastructure upgrades, peripheral suburbs of Burgas and Pomorie.

If you are planning to buy property in Burgas region, balancing location, finish quality and legal certainty will determine whether you prioritise immediate cashflow, capital preservation or lifestyle use.

Deciding where and how to buy property in Burgas region comes down to clear objectives, local due diligence and realistic budgeting for down payment, taxes and running costs. Working with a trusted local agent, an English‑speaking lawyer and a mortgage broker will streamline the purchase process, help you assess developer warranties and compare new build property in Burgas region versus secondary market property in Burgas region, and ensure your investment matches the lifestyle, income or residency goals you have for this part of the Bulgarian coast.