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New developments in Bulgaria

New developments in Bulgaria are concentrated in Sofia, Plovdiv, Varna and Burgas, with further projects on the coast and in the mountain resorts. Choose a city or district first, then filter by budget, rooms and construction stage, and compare projects by location, finish and price per m².

New-build prices

Prices of new homes in Bulgaria depend on the location, the developer, the construction stage and the finish. Projects are usually cheapest early and become more expensive as construction progresses. Check what the price covers – the finish, a share of the common parts, parking or a storage room – and confirm in writing whether it includes VAT.

Construction stages: Act 14, Act 15 and Act 16

Construction in Bulgaria is documented in official acts, and you will see them mentioned in almost every listing. Act 14 confirms that the rough structure of the building is complete. Act 15 is signed when the construction works are finished and the building is handed over by the builder to the developer. Act 16 (the acceptance commission's protocol), on the basis of which the use permit is issued – smaller buildings get a certificate of commissioning instead – is the final step: only then can utilities be connected permanently, residents register their address and the building be used legally. Ask which acts have already been issued, and be aware that the time between Act 15 and Act 16 can be longer than expected. Finish levels are described in the same way: "shell" with bare walls, plastered walls ready for finishing, or a complete "turnkey" finish.

Payment plans and contracts

Developers usually spread the price over several payments: a reservation deposit, a payment on signing the preliminary contract and further instalments linked to the construction stages, with the last part often due at Act 16. Make sure each payment is tied to a stage that you can verify, not just to a date. In Bulgaria, a home under construction can be transferred by notarial deed before the building is finished, so ask at which stage you will become the registered owner. The preliminary contract should describe the home, the finish, the share of common parts, the completion deadline and the penalties for delay. Check whether the price includes VAT and have this confirmed in writing, and have a lawyer read the contract before you pay.

Checking the developer and the project

Before you reserve, check the developer as carefully as the flat. Ask for the building permit and the approved design, and find out whether the developer owns the land or has a right to build granted by the landowner. A certificate of encumbrances will show whether the plot is mortgaged to a bank financing the construction, and how the mortgage will be released for your home. Look at buildings the developer has already completed: visit them, talk to residents and ask how defects were handled. Check how the area of your home is calculated – prices are usually quoted per m² of total area including a share of the common parts – and ask for a floor plan with the net living area.

New developments across Bulgaria

Most new homes in Bulgaria are built in the large cities, where demand from local buyers is steady: Sofia leads, followed by Plovdiv, Varna and Burgas, and many regional cities have smaller projects of their own. On the coast and in the ski resorts, new complexes are aimed largely at holiday buyers and investors, often with a maintenance fee for pools, gardens and security. Whatever the location, the same rules protect you: buy from a developer with a track record, tie every payment to a construction stage, check whether the price includes VAT and confirm it in writing, and have a lawyer review the documents before you commit.