The Euro and the Property Market: What Has Changed Since 1 January 2026

The irrevocable conversion rate of BGN 1.95583 per one euro was set by Council Regulation (EU) 2025/1409, and the Law on the Introduction of the Euro in the Republic of Bulgaria governs its application in the country. The euro became the national currency on 1 January 2026. According to the official portal evroto.bg, from 1 to 31 January 2026 the lev and the euro were legal tender at the same time, and after that period the lev ceased to be legal tender.

Prices of goods and services were displayed in both leva and euro from 8 August 2025 to 8 August 2026. During this period, traders had to set their prices in good faith, and any increase had to be justifiable by objective economic factors.

• 1 January 2026 – the euro becomes the national currency.
• 31 January 2026 – end of the period of dual circulation of the lev and the euro.
• 8 August 2026 – end of the mandatory dual display of prices.

Many listings and market reports from past years are in leva. To compare them correctly with today's prices, divide the amount in leva by the fixed rate of 1.95583 and round to the second decimal place. For example, BGN 500 equals EUR 255.65 – this is also the example given by evroto.bg.

The conversion itself does not change the value of a property: an apartment that used to cost a certain amount in leva costs exactly the same when expressed in euro at the fixed rate. If the price in euro is higher than the converted old price, the reason lies in the market – demand, interest rates, construction costs – and not in the change of currency.

Contracts already concluded do not need to be re-signed. Amounts in leva are converted at the fixed rate, and the result is rounded according to the rules of the law. This also applies to preliminary purchase agreements and rental contracts.

As for loans, evroto.bg states that from the date the euro was introduced, all loans granted in leva are considered loans in euro and are converted at the official rate. If the interest rate is fixed, the bank must continue to apply a fixed rate afterwards. If it is variable, it is converted using a methodology that guarantees an equivalent interest payment. The introduction of the euro cannot be grounds for the bank to place the customer in a less favourable position.

The Local Taxes and Fees Act now provides that the tax base for the acquisition of property is the valuation of the property in euro at the time of transfer (Art. 46, para. 1 of the Local Taxes and Fees Act). The percentage limits have not changed: the municipal council sets the tax between 0.1 and 3 percent.

The Registry Agency states the minimum registration fee as EUR 5.11 (BGN 10); the fee itself is 0.1 percent of the price in the deed, according to the Tariff of State Fees. If you have old calculations in leva, convert them at the fixed rate.

The euro removes currency risk for buyers and investors from the eurozone and makes it easier to compare prices with other European markets. At the same time, the price of a specific property continues to depend on location, condition, demand and loan terms.

Do not rely on general claims that "the euro pushes prices up" or "brings them down". Compare specific data: the price per square metre in the neighbourhood, the number of active listings and the time it takes to sell. On our market price pages you will find the current values by city and district.

If you are keeping savings in leva for a purchase, the BNB (Bulgarian National Bank) exchanges leva banknotes and coins into euro without limits on time or quantity. According to evroto.bg, banks exchange them free of charge during the first six months, and from 1 July to 31 December 2026 they may charge a fee for the service.

• Council Regulation (EU) 2025/1409 – conversion rate for the Bulgarian lev
• evroto.bg – Questions and answers for citizens
• BTA – Conversion, dual price display and deadlines for the introduction of the euro
• Local Taxes and Fees Act (Art. 46, 47) – Ministry of Finance
• Registry Agency – How to register a deed for real estate

This article is not legal or tax advice. The information is general and current as of the publication date.