A Bulgarian apartment is often sold as a shortcut to a European residence permit. This formula dangerously simplifies reality. An apartment for €80,000, €150,000, or even €250,000 does not by itself create a right to a Bulgarian residence card. It can become a home, an asset, or proof of housing for another migration basis. But that's a different story.
There is indeed a separate basis related to real estate. It is described in Art. 24(1)(19) of the Foreigners Act: a foreign applicant must invest at least 600,000 Bulgarian levs in real estate ownership. The law requires full payment by the time of application, the passage of money through an account in a licensed Bulgarian credit institution, and limits the outstanding loan to 25% of the amount. The same threshold applies to each foreign applicant, not the entire family. It is worth reading the text of the norm before any deposit.
After Bulgaria switches to the euro on January 1, 2026, the fixed exchange rate is €1 = 1.95583 BGN. Formally, 600,000 BGN corresponds to €306,775.13. The European Commission confirms both the transition date and this rate on a separate page. For a search, you can say "about €307,000", but for a transaction it is safer to keep a margin and get a written assessment of the applicable amount from a Bulgarian lawyer in advance.
The short answer: what buying gives, and what it doesn't
If you buy a regular apartment below the threshold, a residence permit for real estate does not arise. Even an object over roughly €307,000 doesn't automatically turn into a card. It creates a potential basis for prolonged residence, which is usually issued for a period of up to a year and then renewed if the conditions are maintained.
Beyond the price of the object, there are still three independent tasks left: obtaining a D visa, confirming the source of funds, and going through the migration procedure. You will need housing, insurance, living funds, correctly executed personal documents, and no grounds for refusal. A personal interview is required for a D visa applicant; the basic requirements and documents are published by the Bulgarian Ministry of Foreign Affairs.
The card grants legal residence in Bulgaria and short-term trips across Schengen under the 90/180 rule. Separate procedures apply for EU citizenship, permanent status, work, or moving to another Union country.
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How the property basis works
Direct purchase in the applicant's name
The applicant acquires real estate in Bulgaria and invests at least 600,000 BGN in it. By the date of application, the required amount must be fully paid and transferred through an account of a licensed Bulgarian credit institution. If the purchase is financed by a loan, the outstanding balance cannot exceed 25%.
Purchase through a Bulgarian company
There is also a corporate path. A foreigner must own more than 50% of the capital of a Bulgarian trading company, contribute at least 600,000 BGN to its capital, and the company must acquire real estate for the corresponding amount. Exactly 50% of the share is not enough here.
