Residency in Bulgaria Through Property Investment (2026)

Investment Threshold and Requirements

Under the Foreigners in the Republic of Bulgaria Act (FRBA), foreign nationals may obtain a long-term residence permit on the basis of a real estate investment. The key requirements are:

Minimum investment value — BGN 600,000 (approximately EUR 306,775 at the fixed rate of 1 EUR = 1.95583 BGN). This is the total value of acquired properties, not the value of a single property.
New funds from abroad — the investment must be made with new funds transferred from abroad. A bank letter certifying the origin and transfer of funds is required.
Minimum 75 % own funds — at least 75 % of the investment must be financed with the investor's own funds (not through a bank loan in Bulgaria).
Multiple properties — the investment may comprise more than one property, provided the total value reaches the BGN 600,000 threshold.
Types of property — both residential and commercial properties (offices, shops, warehouses, agricultural land with restrictions) are eligible.
Ownership — the property may be acquired personally by the investor or through a Bulgarian company in which the investor holds over 50 % of the capital.

Step-by-Step Procedure

The path from the property purchase to obtaining a residence permit involves the following stages:

Purchase of real estate
Execution of a notarial deed of sale and registration in the Property Register. A legal due diligence of the property is recommended before the transaction — verification of ownership, encumbrances and zoning status.
Application for a Type D Visa
Filing of an application for a long-stay visa (Type D) at the Bulgarian embassy or consulate in the country of residence. The visa is usually issued within approximately 30 days. Required documents include: notarial deed, bank letter confirming the origin of funds, proof of clean criminal record, health insurance.
Entry into Bulgaria
After obtaining the Type D Visa, the investor enters Bulgaria. The visa is usually valid for 6 months with the right to stay for up to 180 days.
Filing an application for a residence permit
Within 14 days of entry, an application for a long-term residence permit is filed with the Migration Directorate of the Ministry of Interior. The application must be accompanied by documents evidencing the investment, a valid passport, address registration, health insurance and proof of financial sufficiency.

Long-Term Residence

The long-term residence permit based on a real estate investment has the following characteristics:

Duration — issued for 1 year and subject to annual renewal, provided the investment is maintained.
Exemption from the presence requirement — investors under this route are exempt from the 30-month physical presence requirement that applies to other categories of foreign nationals with long-term residence. This is a significant advantage for persons who do not plan to live permanently in Bulgaria.
Rights — the permit grants the right to reside, access to the healthcare system (upon insurance), opening of bank accounts and conducting business activities.

Permanent Residence and Citizenship

Permanent Residence

After 5 years of continuous long-term residence, the investor may apply for a permanent residence permit. Permanent residence is indefinite and grants almost all the rights of Bulgarian citizens (except voting rights and holding certain public offices).

Citizenship

Acquisition of Bulgarian citizenship by naturalisation is possible 5 years after obtaining permanent residence, i.e. approximately 10 years from the start of the process. Additional requirements include:

Bulgarian language proficiency at level A1/A2 (proven by examination or certificate).
Clean criminal record in Bulgaria and in the country of origin.
Proven income or occupation providing a livelihood.
Release from current citizenship (with certain exceptions for dual citizenship).

Fast-Track Procedure — ABOLISHED

It is important to note that the fast-track procedure for obtaining citizenship through investment (the so-called "golden passport") was abolished in 2022. Before its abolition, it allowed acquisition of citizenship without a residence requirement in exchange for a double investment. As of 2026, this option is not available.

Rights of Family Members

Family members of the investor (spouse and minor children) are entitled to apply for a residence permit on the grounds of family reunification. The main features are:

The spouse receives long-term residence for 1 year, renewable annually.
Children under 18 receive residence for the duration of the parent's residence.
Permanent residence for family members — through the standard procedure, usually after 5 years of long-term residence.
Citizenship for family members — after 3 years of permanent residence (for a spouse of a Bulgarian citizen) or through the standard 5-year route. This is a separate procedure from that of the investor.

Alternative: Investment Through a Fund

In addition to real estate investment, the FRBA also provides an alternative pathway to residence — through investment in certificates of a specialised investment fund:

Investment amount — approximately EUR 512,000 (BGN 1,000,000) in certificates of an alternative investment fund licensed by the FSC.
Direct permanent residence — unlike the property route, fund investment may grant a direct right to permanent residence without the need for 5 years of long-term residence.
Faster process — the overall timeline to permanent residence is considerably shorter.
Higher risk — the investment is in securities rather than real assets, which carries a different risk profile.

The choice between the two pathways depends on your individual preferences, investment horizon and plans for residing in Bulgaria.

Programme Status as of 2026

As of March 2026, the residence-through-property-investment programme remains active and operational. Key developments include:

Euro adoption — from 01.01.2026, Bulgaria is in the Eurozone, facilitating international transfers and eliminating currency risk on the investment.
No "golden passport" — the fast-track citizenship-through-investment procedure remains abolished since 2022 with no indications of reinstatement.
Real estate market — property prices in Bulgaria continue to rise, especially in major cities (Sofia, Plovdiv, Varna, Burgas), which may affect property selection and reaching the investment threshold.
No change in threshold — the investment threshold of BGN 600,000 remains unchanged.

Frequently asked questions

Can I acquire citizenship directly through property investment?

No. The fast-track citizenship-through-investment procedure (the so-called "golden passport") was abolished in 2022. As of 2026, the path to citizenship necessarily goes through 5 years of long-term residence + 5 years of permanent residence + naturalisation procedure (approximately 10 years in total).

Do I need to live permanently in Bulgaria?

No. Real estate investors are exempt from the 30-month physical presence requirement that applies to other categories of foreign nationals with long-term residence. It is sufficient to maintain the investment and renew the permit annually.

Can the investment be spread across multiple properties?

Yes. The law allows the total investment value to be distributed across multiple properties, provided the aggregate value reaches the BGN 600,000 threshold. The properties may be residential and/or commercial, in different locations.

What level of Bulgarian language is required for citizenship?

Acquisition of Bulgarian citizenship by naturalisation requires Bulgarian language proficiency at level A1/A2 (basic level). Proficiency is proven by taking an examination or presenting a certificate from an accredited institution. The requirement does not apply to persons of Bulgarian origin.