Compared to the Greek Golden Visa Program
Let’s start with the basics — the investment amount is practically the same.
In Bulgaria, you invest EUR 312,000 in real estate. That’s it.
You don’t need to go hunting for a former office turned into a “residential apartment.” You also don’t have to worry about confusing regional variations — this amount here, that amount there. The investment threshold is fixed at EUR 312,000 (over BGN 600,000), no matter the property type or location.
That’s right — you can buy a factory, shopping mall, or any other property that qualifies. (And if you happen to buy a mall, our team might just help you get naturalized in a few months!)
Now, yes — in some Greek regions, the minimum investment starts at EUR 250,000. But the truth is, you usually get less property value in return compared to Bulgaria.
And let’s not forget about the long backlogs in Greece, where applications can take years to move forward.
Compared to the Portugal Golden Visa
Portugal has become a sensation — but unfortunately, not for the right reasons. The program barely works anymore, and many investors have been waiting 3–4 years with no result.
Promoters keep saying, “Yes, go ahead and invest in these closed-end funds.” They earn their commission, and once you invest, you’re locked in — no refunds, no progress, no guarantees.
Let’s be honest:
- Portugal’s program doesn’t work. You invest, and then you wait indefinitely.
- You also need to invest EUR 512,000 — for temporary residency!
Now think about it — if you’re going to invest EUR 512,000 anyway, wouldn’t you rather do it in Bulgaria, where you get permanent residency within 8 months, not temporary status?
No backlog. No excuses. The Bulgarian program works.
And if your budget is lower, you can still achieve a Schengen residency equivalent to Portugal’s — through property investment in Bulgaria for just EUR 312,000.
That’s EUR 200,000 less, processed in 3–4 months, instead of waiting 3–4 years (with no guarantee) in Portugal.
Bulgaria Golden Visa Compared to Turkey’s Citizenship by Investment Program
The Turkish program definitely delivers — and the number of successful applicants holding Turkish passports is impressive.
However, the main downside is overpricing. Many “Golden Visa” properties in Turkey are heavily inflated.
Even when the real value is around EUR 50,000, investors often end up paying EUR 200,000 just to secure citizenship.
Bulgaria’s advantage? The real estate market is far more transparent and prices are realistic. You pay what the property is truly worth, not a speculative number.
Will Bulgarian Real Estate Appreciate Over Time?
Bulgaria’s property market has been rising steadily since 2013 — and it hasn’t slowed down.
The reasons are clear:
- Historically low mortgage rates (around 2.5%)
- Rising incomes among Bulgarians, boosting local demand
- Schengen accession and the upcoming adoption of the euro
- A growing number of non-EU workers and foreign students, especially in medical universities
All these factors continue to fuel the real estate market’s growth — and investor confidence along with it.
How Long Will This Continue?
It’s difficult to say exactly how long the appreciation trend will last. The market remains driven by strong fundamentals — and yes, some speculation — following Bulgaria’s entry into Schengen and the upcoming euro adoption.
However, property appreciation shouldn’t be the sole reason for your decision. The Bulgaria Golden Visa by Property Investment program stands strong on its own — combining affordability, efficiency, and real EU residency benefits.
Summary of the Bulgaria Golden Visa by Real Estate Investment
- No restriction on nationality – applicants from all countries are eligible.
- No restriction on property type or location – residential, commercial, industrial, or mixed-use properties all qualify.
- Minimum investment amount: EUR 312,000.
- Processing time to residency: approximately 4 months.
- Source of income requirements: only a declarative regime applies, unlike the fund investment route, which requires official financial documentation.
What Is the Best Way to Purchase a Golden Visa Property in Bulgaria?
We recommend completing the purchase through a ready-made company.
A ready-made company is a newly incorporated legal entity registered specifically for your property transaction. This method simplifies the process, ensures full compliance with Bulgarian regulations, and allows the purchase to be completed entirely remotely.
The company can be transferred to your name with a certified Power of Attorney (POA). Once we receive the POA, we will proceed with the company transfer, which takes up to 7 working days.
A second POA will then be required to finalize the property acquisition.
After the purchase is complete, our team will prepare the full set of D-visa application documents within one week and courier them directly to your address abroad.
The D visa is processed within approximately 2 months, after which you can travel to Bulgaria to apply for residency, which is typically issued within 14 calendar days.
Can I bring my family to Bulgaria?
Yes, you can. Your spouse and children under the age of 18 are eligible to join you as dependents under your Bulgarian residency.
For more information, please visit our dedicated FAQs page.
Bulgaria Has a Lot to Offer
Bulgaria offers an exceptional variety of real estate opportunities to suit every lifestyle and investment goal. You can find beachfront properties just meters from the sea or ski resort homes located steps from the lifts. Choose from modern new-build apartments with excellent transport connections and amenities, or vintage, old-world luxury homes nestled in the historic city centers.
If your interests lean toward business, Bulgaria also features high-rise office spaces in vibrant urban districts. For those seeking tranquility, there are farms and countryside villas in peaceful villages that remain conveniently close to major cities.
Whatever your preference—coastal, mountain, urban, or rural—Bulgaria truly has it all, offering exceptional quality and diversity at remarkably reasonable prices.
Why Bulgaria
Bulgaria is truly unique. It is one of the few places in the world where you can visit a church, mosque, and synagogue within a single kilometer, reflecting centuries of peaceful coexistence and cultural harmony.
The country offers diversity without the drawbacks often found elsewhere. Bulgaria is safe, calm, and welcoming, combining traditional values with modern comfort. In many regions, you can feel the Mediterranean influence in both the climate and the lifestyle.
From the Black Sea coast to the mountain resorts of Pamporovo, Borovets, and Bansko, Bulgaria provides year-round opportunities for leisure and relaxation. A short drive from Plovdiv or Southern Bulgaria brings you to the Greek golden beaches, offering an easy weekend escape.
Connectivity is another advantage. Sofia Airport is well-connected to major European cities, while Istanbul International Airport is just a 2–4-hour drive away, depending on your location. Families will also find quality education options, including international high schools in Sofia.
In short, Bulgaria combines safety, accessibility, natural beauty, and cultural balance—making it one of Europe’s most underrated yet rewarding destinations for living and investment.
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