Real Estate Residence by Investment in Bulgaria

Private Clients Insights, Citizenship and Immigration, Citizenship by Investment

Overview

Bulgaria offers a structured and accessible route for obtaining residence permits via direct investment in real estate. This pathway, grounded in the Aliens in the Republic of Bulgaria Act and related national regulations, is particularly attractive to non-EU nationals seeking legal residence in an EU country with practical advantages for business, family stability, and mobility.

Legal Framework for Real Estate Residence by Investment

The rules for residence by investment are set out mainly in the Aliens in the Republic of Bulgaria Act. The legislation allows non-EU citizens to obtain temporary residence by making a qualifying real estate investment. These provisions have been periodically updated to clarify eligibility and to ensure conformity with EU standards.

Investment Requirements

• Minimum Amount: Applicants must acquire real estate in Bulgaria valued at least BGN 600,000 (~€310,000). The property can include residential, commercial, or mixed-use premises. Direct ownership is usually necessary, though company structures are sometimes used to comply with land ownership restrictions for foreigners.
• Financing: The law allows a portion of the transaction to be financed with a loan, but at least 75% of the property’s value must be financed with the investor’s own funds. A maximum of 25% can be borrowed.
• Via Company: Applicants may also make their investment through a Bulgarian-registered company in which they hold at least 50% of the share capital, provided the company acquires qualifying real estate.

Application Process

1. Type D Visa: Investors apply at a Bulgarian consulate in their country of residence. The visa processing period is usually around 2 months.
2. Submission in Bulgaria: Once the Type D visa is granted, the applicant travels to Bulgaria to apply for a temporary residence permit. The decision usually takes up to 14 days.
3. Fees: The procedure involves modest administrative fees for the visa, residence permit, and ID card.

Residence Rights and Progression

• Temporary Residence: The temporary permit is valid for one year and is renewable as long as the qualifying conditions continue to be met.
• Permanent Status: After five years of legal residence under this permit, the investor can apply for a long-term or permanent residence status. 
• Family Members: Spouses and dependent children under 18 can also obtain residence permits as dependents of the main investor.

Benefits of the Bulgarian Programme

• EU Residency: Permit holders gain rights of residence in Bulgaria, access to EU-level protections, and can travel visa-free within the Schengen area
• Low Barriers: The real estate investment threshold is notably lower than in many other EU countries, and the process is generally clear and predictable.
• Path to Permanency: The pathway allows committed investors a route to long-term residency and, potentially, citizenship in the future.

Professional Advice

The process is well-defined and NBLO’s expert team can help with structuring the purchase, and managing the full residence permit application to avoid common pitfalls and ensure compliance with Bulgarian law.

Bulgaria’s residence-by-investment option is a practical, straightforward solution for those seeking residence in an EU member state, offering a balanced combination of affordability, security, and opportunities for long-term settlement.