When discussing a move to Europe through a property purchase, online sources often confuse investors with different terms. The most common mistake is assuming that any seaside apartment gives a right to residence. Another is confusing temporary residence with a “golden passport”.
We explain the property-based ground under Article 24(1)(19) of the Foreigners Act.
The main myth: does €306,755 buy permanent residence or a temporary residence permit?
Keep these distinctions in mind in 2026.
Property below the threshold
An apartment costing €50,000 or €100,000 allows its owner to apply for a visa to visit the property. It does not itself give a right to a one-year residence permit or a “simplified” residence route.
An investment of at least €306,755.13
The statutory threshold provides a ground for prolonged residence for up to one year, renewable annually while the qualifying ground remains.
permanent residence
Buying property no longer gives a direct permanent-residence route in Bulgaria: the fast-track investor programmes were abolished. This residence route may lead to permanent residence after a sufficiently long period of lawful residence and retention of the investment, subject to the statutory requirements.
Exact figures and less obvious conditions
The statutory amount is not “about €307,000” or a range that varies with exchange rates. From 1 January 2026 it is expressed in euros: €306,755.13, the former BGN 600,000 converted at the fixed rate.
In order for the migration service to approve the status, several conditions must be met:
Funds must pass through the banking system
The full amount must pass through a licensed Bulgarian credit institution and be paid by the application date; the bank issues a separate certificate. Cash settlement or a direct transfer to the seller’s foreign account is not sufficient. The price in the notarial deed cannot be below the threshold.
Loans are limited.
The property-based ground under Article 24(1)(19) of the Foreigners in the Republic of Bulgaria Act [lex.bg]
requires the foreign national to acquire property for the specified amount. If a loan finances the purchase, the outstanding loan may not exceed 25% of the property’s value.
A mortgage may therefore finance the purchase, but the outstanding balance on the application date must not exceed 25% of the property’s value. The remaining investment must actually have been paid and supported by documents.
What property can you buy, and where?
The law does not bind an investor to a particular region or type of facility; unlike some European programmes, there is no requirement to buy housing only in individual municipalities or special investment zones.
The following may qualify:
- residential property: flats, apartments, houses and villas;
- Business property: offices, shops, warehouses, hotels and other business facilities;
- several properties at once, including properties in different Bulgarian cities.
For example, an investor could buy a flat in Sofia for €180,000, an apartment in Burgas for €90,000 and commercial premises in Varna for €40,000. If the aggregate meets the statutory threshold, the properties may be considered as one investment.
In practice, the purchase price is not the only consideration. The property must be suitable for lawful ownership, with documents that do not prevent residence registration. Resort complexes, aparthotels and properties with a special designated use require particular care.
Where investors most often buy
Most applicants choose one of three options:
- Sofia for the preservation of capital and rental income;
- Burgas and Varna for a combination of personal residence and investment;
- Coastal holiday property for seasonal use and letting.
Under immigration law, location alone offers no advantage. What matters is the investment value, the lawful origin of funds and whether the property meets residence registration requirements.
Buying personally or through a company
The purchase may be made personally or through a Bulgarian company in which you hold more than 50% of the capital, with the company purchasing the property using your invested funds.
An important point for 2026.
Bulgaria has fully adopted the euro, so the threshold, administrative fees and notarial valuations are now officially expressed
in euros.
Hidden conversion losses have disappeared,
and the threshold is no longer a fluctuating figure.
A practical point that can determine the application’s outcome
The property must have an administrative address at which address registration is possible. Without this, residence cannot be arranged even if the amount and other documents meet the requirements. Some coastal complexes do not satisfy this condition; finding out after the notarial transaction is too late. Check it before buying.
A property purchase of at least €306,755 requires
Choosing the wrong property can cost time and money and lead to refusal of a residence application.
Our specialists help select property that meets Bulgarian immigration requirements,
check its documents and complete the transaction safely.
View current properties, photographs,
floor plans and prices in our catalogue:
