Does buying real estate grant a residence permit in Bulgaria in 2026 - up-to-date information

Bulgaria Avenue provides full support in obtaining a Bulgarian residence permit. We accompany clients at every stage - from selecting the grounds for the residence permit and arranging a D visa to obtaining the residence authorisation.

The issuance of a residence permit (authorisation for long-term stay) on the basis of purchasing real estate is regulated by the Law on Foreigners in the Republic of Bulgaria (Закон за чужденците в Република България - ЗЧРБ). The applicable grounds are set out in Article 24, paragraph 1, item 19 (чл. 24, ал. 1, т. 19 ЗЧРБ).

A Bulgarian residence permit through real estate can be obtained in two ways - by acquiring property outright or by purchasing a share package (of no less than 50%) in a Bulgarian company that subsequently uses that same amount to acquire housing or a plot of land for construction. In both cases, the amount invested must be equal to or exceed 307,000 euros.

Key requirements according to the wording of the law:

• Investment amount: No less than €307,000.
• Form of ownership: The property may be registered directly to a natural person or to a Bulgarian company in which the foreigner owns more than 50% of the capital.
• Payment terms: By the time the residence permit application is submitted, the full amount must be paid in full to the seller and must have passed through an account at a licensed Bulgarian bank.
• Use of credit: The law permits raising borrowed funds, but the outstanding portion of the loan at the moment of application must not exceed 25% of the value of the property. That is, at least 75% must consist of the investor's own money.

The full current text of the normative act can be verified on the official Bulgarian legal portal Lex.bg.

Path to permanent residence: the programme offers the prospect of obtaining permanent residence and, subject to meeting the conditions, citizenship. Please note that real estate does not automatically grant permanent residence. Purchasing housing from €307,000 (600,000 BGN) still grants only a renewable residence permit (продължително пребиваване), not permanent residence outright.

Procedure for submitting a residence permit application

• Type D visa: Submitted at the Bulgarian consulate in the investor's country of residence. Processing time - about 2 months.
• Submission of documents in Bulgaria: After receiving the D visa, the investor travels to Bulgaria and submits an application for long-term stay. Processing time — up to 14 days.
• State fees: Moderate administrative fees are payable for issuing the visa, the residence permit and the personal ID card.

Rights and stages of obtaining the status

• Temporary residence permit: Issued for a term of 1 year with the possibility of renewal, provided the conditions continue to be met.
• Permanent status: After 5 years of lawful residence under this category, the investor may apply for long-term or permanent residence.
• Family members: The investor's spouse and minor children may obtain a residence permit as family members.

Advantages of this programme

• EU residence permit: Holders of the permit acquire the right of residence in Bulgaria, access to EU-wide guarantees and the possibility of visa-free entry into the Schengen area.
• Low investment threshold: The amount is significantly lower than in a number of other EU countries, and the procedure is transparent and predictable.
• The programme offers the prospect of obtaining permanent residence and, subject to meeting a number of conditions, Bulgarian citizenship.

Frequently asked questions

A Bulgarian residence permit for pensioners through the purchase of real estate. 

Since a separate, much simpler and cheaper programme is available for pensioners in Bulgaria that does not require investments of €307,000, we recommend that pensioners use precisely the pension programme.

What multiple-entry visa rights are granted by purchasing real estate cheaper than 300,000 euros.

A multiple-entry visa to Bulgaria for property owners who do not wish to arrange a full residence permit but plan to buy an inexpensive flat for summer holidays and are applying for a long-term visa.

The purchase of any residential property in Bulgaria (even an inexpensive seaside studio for €30,000) grants the owner and their family the lawful right to obtain a short-term multiple-entry Schengen visa (category C multi-visa).

Your Bulgarian residence permit through investment: expert legal support

Handling the arrangement of European status on your own always carries the risk of running into bureaucratic pitfalls. Any inaccuracy in the documents, an incorrectly processed bank transfer or an error in the notarial deed can result in refusal and lost time. To protect your investment and be guaranteed a result, entrust this process to professionals. We provide full legal support at every stage of obtaining a Bulgarian residence permit through the purchase of real estate.

Our services for arranging a Bulgarian residence permit through real estate

• Document analysis: a detailed check of the cleanliness of the transaction and the property's compliance with the requirements of Article 24 of the ЗЧРБ.
• Transaction control: correctly processing investment payments through licensed Bulgarian banks.
• Visa support: preparing and submitting a flawless case for the mandatory category D visa.
• Final processing: support at the Bulgarian migration service right up to your receipt of the plastic residence permit card.

The many years of experience of our lawyers and their in-depth knowledge of EU migration legislation allow us to anticipate every nuance in advance and minimise any risks.

You invest in real estate - we take on all the bureaucracy.