Unusual features of Bulgarian flats

Every country has its own peculiarities of life, habits, traditions and culture. When a person considers purchasing property abroad, it is essential to know the subtleties of the housing.

Today we will discuss with you the peculiarities of  Bulgarian flats that you may encounter, and even if you do not, you will in any case be aware of them before you decide to buy a flat/apartment  in a new-build or in an old brick or panel building in Bulgaria.

Peculiarities of calculating floor area in Bulgaria

In the Republic of Bulgaria there are 2 concepts – “built-up” (zastroena) and “total” (obshta) area.

The total area of a flat consists of the living area and the common parts. “Built-up” or “living area” is the metric area of the property measured by its perimeter (number of rooms, corridor, interior walls, bathroom and toilet, balcony). One half of the wall thickness is included in the living area. “Common parts” are what is used in common throughout the building: the landing, the shaft, the corridor and so on. These calculations are carried out throughout Bulgaria in accordance with the law adopted in 2003.

Let us give an example: the total area of a flat is 60 sq.m. On average, the percentage of common parts in Bulgaria is 15%. The living area will be 51 sq.m.

The living area includes everything that is within the perimeter of the flat: the corridor, the living room with kitchen, the bedroom, the bathroom, the terrace, as well as half or the full thickness of the wall (25/50 cm).

Peculiarities of flat layouts in old and new construction 

In old construction, up to 2003, in brick or panel buildings the layout of the rooms was different from what it is today and has its own peculiarities.

In an old building, the kitchen by layout is a separate room. In new-builds the kitchen is more often a corner, rather than a separate room, and is combined with the living room.

Often Bulgarian families have, in addition to the main kitchen, a summer kitchen on the balcony where a skara (grill) is placed. Fish, meat and vegetables grilled on the skara, cooked right on the balcony (terrace), are a popular summer meal for Bulgarians.

In old (and sometimes new) construction, it happens that the kitchen is set up on a glazed balcony, where a cooker with a gas cylinder is installed.

Window sills are a rarity in Bulgarian new-builds, but there are often large panoramic floor-to-ceiling windows instead.

In old construction the bathroom is divided into two parts, the bathroom and the toilet. In new-builds the bathroom and toilet are combined. A bathtub is a great rarity; most often the shower and toilet are in the same room, and there is not always a shower cubicle – sometimes water drainage is simply provided by a drain hole in the tiled floor.

Heating in old and new construction, types of heating in Bulgaria

Central heating is available only in old panel buildings or in new-builds in the central part of the country. In old construction, stove heating can also be found. 

In new-builds, air conditioners or convectors and underfloor heating systems are most often used for heating.

In gated complexes/new buildings on the coast, apartments are heated and cooled by air conditioner.

Some complexes are equipped with centralised climate control systems (Peter House, Emerald, etc.).

Over the last few years, offers with gas heating have also appeared on the Bulgarian property market.

What influences the price per sq.m of a flat

In Bulgaria the price per sq.m is influenced by the floor level, orientation, view, location, status and quality. 

A flat in the city or at a resort on the ground floor will be cheaper. The ground floor has its own advantages, and for several years now builders have been offering as a bonus an English courtyard of 10–20 sq.m. On the open veranda you can place chairs, a table, a sun lounger and a barbecue and spend the whole summer on your own terrace.

With each floor the price per sq.m increases. The top floors with a regular-shaped layout, a sea view and a spacious terrace are the most sought after on the Black Sea coast. Top floors also have their own peculiarities – the sloping walls. Whether this is convenient depends on the area: if the flat/apartment is spacious, the slopes add cosiness, but a small area with sloping walls makes the room seem even smaller.

The most sought-after orientation is south-east/west. The price per sq.m with a sea view increases by around 20 per cent or more. 

In Bulgaria some properties have the status of atelier, studio, apartment or tavan (attic).

The lowest statuses are atelier and tavan; they are considered non-residential premises suitable for creative activity. The local population actively buys flats with such a status, as the price per sq.m is 15–20 per cent cheaper than that of properties with flat/apartment status.

The Bulgaria Avenue company will be glad to answer all your questions and will select the most advantageous and interesting options on the Bulgarian property market.