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Each option has its logic, but direct purchase eliminates the brokerage commission of 2 to 3.6 percent, provides access to staged payment plans, and ensures a construction warranty backed by the builder. Following Bulgaria's accession to the eurozone on 1 January 2026, all transactions are conducted in euros, which simplifies budgeting for both local and international buyers.
What does buying from a developer mean in practice
A developer is the company that owns the land, finances the construction, and sells the completed apartments. When you buy directly, there is no intermediary. The price you see in the price list is the price you pay, without a broker's commission added on top. The developer handles the entire sales process: viewings, documentation, preliminary contract, staged payments, and the notarial deed.
In Sofia and Burgas, TV Property operates as both developer and seller across multiple projects. This means the buyer communicates with a single entity from the first enquiry through to key handover. There is no chain of intermediaries, no conflicting information, and no markup from third parties. For a detailed overview of completed and ongoing projects, visit the TV Property portfolio of buildings in Sofia and Burgas.
The financial advantage of direct purchase
The brokerage commission in Bulgaria is typically 2 to 3.6 percent of the purchase price, paid by the buyer. For an apartment worth 200,000 euros, this means 4,000 to 7,200 euros in additional costs. At a direct purchase from the developer, this cost simply does not exist. The saved amount can cover: legal fees and notary costs (1,500 to 2,500 euros), the first year of building maintenance fees (1,200 to 2,400 euros), or a significant portion of the finishing costs if the apartment is purchased in shell condition.
Staged payments and how they reduce financial pressure
Most developers offer staged payment plans tied to construction milestones. The standard structure is: 30 percent at preliminary contract, 30 percent at Act 14 (completed structural works and roof), and 40 percent at notarial deed (after commissioning). This allows the buyer to spread the financial burden over 12 to 18 months during construction.
For buyers using a mortgage, the bank typically disburses the loan at the notarial deed stage. This means the buyer needs to cover only the first one or two instalments from personal savings, while the bank finances the final payment. The staged approach also creates a natural checkpoint: if construction is delayed or quality issues arise, the buyer has leverage because the final payment has not yet been made.
With Bulgaria now in the eurozone, staged payments are simpler for international buyers. SEPA transfers arrive within one business day with no currency conversion fees. There are no exchange rate differences between payment dates, making the total cost fully predictable.
Construction warranty and legal protection
Under Bulgarian law, the developer is liable for hidden structural defects for 10 years and for finishing defects for 5 years after handover. This warranty applies automatically and does not need to be explicitly stated in the contract, though reputable developers include it. The warranty covers: roof and facade leaks, cracks in load-bearing elements, defects in communal installations, and waterproofing failures.
When buying from an agency on the secondary market, the seller is typically a private individual who provides no construction warranty. Any defects discovered after purchase are the buyer's responsibility. This is a significant risk factor, especially for apartments older than 10 years where hidden problems (outdated electrical wiring, deteriorated plumbing, insufficient insulation) are common.
A red flag to watch for: developers who refuse to provide a written handover protocol or who discourage buyer inspections before the notarial deed. Reputable developers welcome inspections and provide detailed protocols documenting the condition of every element. For more on evaluating developer reliability, see our analysis of warning signs in new-build contracts.
The preliminary contract: what to check before signing
The preliminary contract is a legally binding document that fixes the terms of the purchase. Before signing, verify the following: exact identification of the property (cadastral number, floor, apartment number, net area, gross area), total price with VAT in euros, payment schedule with specific dates or milestones, completion deadline with penalty clause for delays, standard of handover (shell or turnkey), and conditions for contract termination by either party.
An important detail after the eurozone transition: all prices must be stated in euros. Contracts denominated in Bulgarian leva from before 1 January 2026 are automatically converted at the fixed rate of 1.95583 BGN per 1 EUR. No additional payments or recalculations are permissible due to the currency change.
Mortgage financing when buying from a developer
Bulgarian banks offer mortgage products for new-build purchases with terms of up to 30 years. After joining the eurozone, interest rates are directly influenced by the ECB base rate and EURIBOR. Current fixed rates for the first 3 to 5 years range from 2.8 to 3.8 percent, while floating rates are between 2.5 and 3.5 percent.
The standard down payment is 20 percent. For an apartment priced at 200,000 euros, this means 40,000 euros from personal funds. The remaining 160,000 euros is financed by the bank. At 3.2 percent interest over 25 years, the monthly instalment is approximately 775 euros. For a detailed comparison of current mortgage conditions, see our analysis of mortgage rates in Bulgaria for 2026: fixed vs. floating.
When to apply for a mortgage
The optimal timing is immediately after signing the preliminary contract. This gives the bank 4 to 6 weeks to process the application, conduct the property valuation, and prepare the loan offer. If you wait until the notarial deed stage, there is a risk of delays that could jeopardise the transaction. Pre-approval is also advisable: it establishes your budget before you start viewing properties and strengthens your negotiating position with the developer.
Why Burgas is attracting growing investor interest
Burgas offers new-build apartments at 1,600 to 2,400 euros per square metre, compared to 2,200 to 3,200 in central Sofia. For the price of a one-bedroom in Sofia, a buyer can acquire a two-bedroom apartment in a prime Burgas location. The rental yield is also attractive: long-term rental during winter combined with short-term holiday rental in summer generates a higher relative return on capital than Sofia.
The coastal climate and proximity to the sea add lifestyle value that is difficult to quantify but easy to sell. Pikadili Residence in central Burgas is attracting interest from buyers in Germany, Austria, and the Netherlands, drawn by the combination of seaside living, low entry prices, and eurozone convenience.
Tax environment for property buyers in 2026
Bulgaria has one of the lowest property tax regimes in the EU. The annual property tax is 0.1 to 0.45 percent of the assessed value. The tax on rental income is 10 percent for individuals, with a 10 percent standard deduction for expenses. The local transfer tax (paid once at purchase) is 3 percent in Sofia and 2.5 percent in Burgas.
For international buyers, these rates are significantly lower than in most Western European countries, where rental income tax can reach 30 to 50 percent. Combined with the low purchase prices and the stability of eurozone membership, Bulgaria offers a compelling investment proposition for property buyers across the EU.
How to start the process
The first step is defining your budget, preferred location (Sofia or Burgas), and purpose (personal use, rental investment, or both). Contact the developer directly to receive a current price list, floor plans, and payment schedule options. If you are an international buyer, the entire process can be conducted remotely until the notarial deed, which requires physical presence or a notarised power of attorney.
Browse current listings and availability from TV Property and contact the team for a personalised budget calculation tailored to your requirements and financial goals.