Can foreigners get a mortgage in Bulgaria without residency?
Yes, in many cases. Bulgarian banks assess foreign applicants individually, looking at citizenship, residence, income earned abroad, existing debts and the property itself. Some published products are designed for Bulgarian citizens or residents with income from abroad, so ask the bank to confirm in writing which product fits your situation.
Within the EU, nationality alone is not a reason to refuse a borrower, according to the European Commission's Your Europe guidance. Banks do look closely at where you live and earn, so a well-prepared application with clear income records makes a real difference.
Which Bulgarian banks offer mortgages to foreign buyers?
UniCredit Bulbank, Postbank, Fibank and DSK Bank all advertise housing loans. Each bank sets its own criteria for applicants who live or earn abroad, so compare the published products and ask each bank directly.
Bank products change often. Ask for current written terms before you reserve a property.
What mortgage rates and loan-to-value ratios can foreigners expect in Bulgaria?
Bulgarian mortgage rates are low. The Bulgarian National Bank reported an average interest rate of 2.41% and an annual percentage rate of charge (APRC) of 2.76% on new housing loans in September 2026. DSK Bank displayed standard mortgage rates of 2.25–3.45%, and Fibank advertised variable rates from 3.15% for its income-from-abroad product. Your own rate depends on the bank's assessment.
National rules set the outer limits. Since 1 October 2024, the Bulgarian National Bank has capped loans at 85% of the property's value, monthly repayments at 50% of income and the term at 30 years. Products for borrowers abroad usually lend up to 70%, so plan for a deposit of about 30% plus purchase costs.
Compare written APRC quotations rather than headline rates. For the taxes and fees on top of the price, see Kavaleo's guide to the cost of buying property in Bulgaria.
What documents do foreigners need for a Bulgarian mortgage?
Banks ask for identification, proof of income and existing debts, and documents showing that the property is suitable security. Fibank and UBB publish their checklists, and each bank decides which documents it accepts. A typical file contains:
- Identity: passport or ID card, residence details and marital status.
- Income: employment contract or tax returns, bank statements and existing loans.
- Property: title deed, cadastral documents, encumbrance certificate and valuation.
- Translations: certified or legalised translations where the bank requests them.
Fibank's checklist asks for 12 months of income evidence and bank statements. An independent Bulgarian lawyer can review the loan and purchase contracts alongside the bank's own checks.
Can EU citizens, non-EU citizens and self-employed buyers get a Bulgarian mortgage?
EU citizens can buy a house with land in their own name, and banks assess them like other borrowers with income from abroad. Non-EU buyers usually buy a house with land through a Bulgarian company, so ask the bank early whether it lends to that structure. Self-employed buyers should prepare tax returns and accounts for the period the bank requires.
Can you get a mortgage on a property under construction in Bulgaria?
Some Bulgarian banks finance property before completion; the stage depends on the bank and the type of property. DSK Bank, for example, advertises financing for certain apartments at rough-construction stage, while Fibank's income-from-abroad product requires a completed, commissioned property.
Act 14 confirms the acceptance of the structure, Act 15 readiness for commissioning, and Act 16 – or, for many houses, the commissioning certificate – the final permission for use. Read Kavaleo's Act 14, Act 15 and Act 16 guide for the details. For the stage of each Kavaleo house, see the homes page, and agree a payment schedule that matches when your bank releases the funds.
Is borrowing against a property at home easier than a Bulgarian mortgage?
For many buyers it is the simplest route. Your bank at home already knows your income and history, and you may be able to release equity or extend the mortgage on your existing home. Compare the terms with a Bulgarian offer: Bulgarian rates are low, while a loan at home can be quicker to arrange.
What should foreigners check before paying a property deposit?
Line up your financing before you sign. Four checks cover it:
- Eligibility: confirm the bank's nationality, residence and income criteria.
- Figures: request the rate, APRC, fees and valuation requirements in writing.
- Timing: confirm when the bank releases the funds.
- Protection: have an independent lawyer review the deposit and financing clauses.
For the full buying sequence, see Kavaleo's step-by-step guide to buying property in Bulgaria.
What do foreign buyers most often ask about Bulgarian mortgages?
Can I get a mortgage with a small deposit?
Plan for a deposit of about 30% plus purchase costs if you use a product for borrowers abroad. The national ceiling of 85% of the property's value is a maximum, not a standard offer, so ask your bank how much it will lend.
Are Bulgarian mortgages now in euros?
Yes. Bulgaria adopted the euro on 1 January 2026, so mortgages and property prices are in euros. If you earn in euros, your repayments carry no exchange-rate risk. If you earn in another currency, such as pounds sterling, exchange-rate movements can change what your monthly repayment costs you.
Does mortgage pre-approval guarantee the purchase?
Pre-approval confirms that the bank is willing to lend to you in principle. The final loan also depends on the valuation and legal checks of the property, so match your deposit terms to the bank's timetable and have your lawyer review the financing clause.
What if a Bulgarian bank refuses my application?
Ask the bank for its reasons and apply to another one – each bank sets its own criteria. Borrowing against your home or adjusting your budget are good alternatives.
The bottom line
Financing a home near Burgas comes down to choosing the right route. Bulgarian rates are low and in euros, borrowing at home is often simple, and cash buyers can complete fastest. Confirm your financing in writing before you sign, and the rest of the purchase follows the usual steps.
See current homes on the homes page and read how a purchase works on the buying process page. To ask about a home or arrange a viewing, write to info@kavaleo.eu or call +359 888 909 188.