Reform of access to notarial deeds in Bulgaria: what has changed for real estate buyers

In 2026, important changes came into force in Bulgaria concerning access to copies of notarial deeds and other property documents. The new rules for obtaining copies of notarial deeds in Bulgaria in 2026 directly affect the real estate market, the work of brokers, lawyers and the buyers themselves.

The changes are linked to amendments to the Pravilnik za vpisvaniyata (Regulation on Property Registration) and are aimed above all at combating fraud in the real estate market and protecting the personal data of owners.

Reasons for the reform of the rules on access to notarial deeds

Until 2026, the system of access to property information was very open. Any person could obtain an uncertified copy of a notarial deed for someone else's property if the document was registered in the Property Register.

This meant that from the copy one could learn:

• the transaction price
• the personal data of the parties
• the terms of the contract
• the history of the transfer of ownership

Such free access became one of the reasons for the growth of fraudulent schemes involving real estate. The data could be used to forge documents and attempt the unlawful alienation of property.

For this reason, the Bulgarian government decided to change the rules on access to copies of documents.

The amendments were published at the end of 2025 and came into force on 15 January 2026.

The changes were introduced by a government decree into the Pravilnik za vpisvaniyata, which governs the operation of the Property Register and the issuance of ownership documents.

Who can now obtain a copy of a notarial deed in Bulgaria

The main change is the restriction of the circle of persons entitled to obtain copies of notarial deeds.

Copies of documents are now available to:

• The parties to the transaction. These are the owners of the property or persons who took part in the transaction.
• Authorised representatives: lawyers, notaries, private bailiffs, representatives of state bodies.
• State and judicial authorities.

When applying, it is necessary to confirm one's status or provide a power of attorney.

Investigative bodies, the prosecutor's office, the court and other state structures retain full access to the documents.

What has changed for third parties

Before the reform, any person could obtain an uncertified copy of a notarial deed, even if they were not the owner or a party to the transaction.

After the reform:

• free access to copies is restricted,
• it is necessary to prove a legal interest,
• in a number of cases a power of attorney will be required.

In effect, the state has restricted the ability to study the details of other people's real estate transactions.

Bulgaria Avenue — a reliable real estate agency in Varna with many years of experience on the Bulgarian market

We provide a full range of services related to the purchase, sale and legal support of real estate.

• arranging the obtaining of copies of notarial deeds through trusted lawyers
• legal due diligence on properties prior to a transaction
• support of purchase and sale transactions at all stages
• drawing up powers of attorney for remote transactions
• consultations on all matters concerning real estate in Bulgaria

If you have lost the original of your notarial deed or urgently need a copy of it for a transaction, we will organise the whole process quickly and competently, taking into account the current legal requirements.

Submit a request.

How to obtain a copy of a notarial deed in Bulgaria on your own in 2026

The procedure has become more formalised.

To obtain a copy it is necessary to:

• Submit an application to the Registry Agency (Agentsiya po vpisvaniyata),
• Indicate your status (for example, lawyer or representative),
• If necessary, provide a power of attorney,
• Confirm the right of access to the document.

When submitting an electronic application, it is also necessary to indicate a registration number in a professional register (for example, of a bar association).

How the new rules affect real estate buyers

For buyers and investors, the changes have several important consequences. And above all — this is an increase in the security of transactions

Restricting access to documents reduces the risk of:

• forgery of documents,
• unlawful sale of someone else's property,
• use of owners' personal data.

A more professional property due diligence process

Previously, buyers sometimes checked documents on their own.

Now the involvement of the following is more often required:

• a lawyer,
• an advocate,
• a licensed broker,

This makes the due diligence process more professional.

Greater protection of personal data

The new rules are also linked to the requirements of European legislation on the protection of personal data.

Information about the transaction price, personal data and contractual terms is no longer freely available to any person.

The impact of the reform of access to notarial deeds on the Bulgarian real estate market

The reform has become part of a broader policy of modernising the property registration system.

Experts note several key effects:

Increased trust in the market

Buyers receive more guarantees of security.

Reduction of fraud

Restricting access to documents makes fraudulent schemes more difficult.

Professionalisation of the market

The involvement of lawyers and brokers becomes even more important.

The new rules for obtaining copies of notarial deeds, which came into force in 2026, have become one of the most notable changes in the Bulgarian real estate sector in recent years.

The main aim of the reform is to protect property owners and improve the security of transactions.

For buyers this means more protection against fraud, a more transparent market, and the need for professional legal due diligence on real estate

In the long term, these changes make the Bulgarian real estate market more stable and secure for local and foreign investors.