A growing gem in the mountains of Bulgaria

Bansko, primarily known as a winter sports destination, has become an attractive market for real estate investment. The town combines a rich historical heritage with modern amenities and breathtaking natural beauty. Here you'll find a mix of traditional houses, modern apartments, and commercial properties, ideal for investing in a rental property or finding a second home.

The region offers year-round activities: from skiing and snowboarding in the winter to hiking, cycling, and golfing in the summer.
Thermal springs and wellness facilities also make Bansko one of Bulgaria's leading spa towns.
This combination of tourism, nature, and relaxation also attracts an international community of digital nomads and remote workers.

Why invest in Bansko?

Popular tourist destination.
Skiing in the winter, hiking, and relaxing in the summer: Bansko attracts tourists year-round, offering stable rental potential.
Affordable real estate prices.
Compared to Western Europe, apartments and houses remain very affordable, while the standard of living is high.
High rental potential.
The annual influx of tourists and digital nomads provides a stable income through platforms like Airbnb or Booking.com. As an EU and eurozone member, Bulgaria offers the security of European regulations. Joining the eurozone could further increase property values.
Growing international community.
Bansko is a hub for digital nomads, expats, and retirees, contributing to a vibrant and international real estate market with many opportunities.

Real estate opportunities in Bansko

Apartments

The most popular choice for investors are apartments in newly built complexes or hotels. They are often fully furnished and suitable for rental.

Commercial properties

Think of shops, restaurants, or studios in the town center or near the gondola lift. Ideal for entrepreneurs who want to actively manage the property.

Building land and traditional houses

Since 2012, EU citizens have been allowed to buy land in Bulgaria. This opens the doors to new construction, renovation projects, or collective investments. Many villages outside Bansko offer peace, space, and affordable prices.

Wellness and coworking

With the rise of digital nomads, there are opportunities for co-living, co-working, and wellness concepts such as spas, eco-lodges, or yoga retreats.

Who is investing in Bansko?

Private investors: small apartments or houses for rental or personal use.
Entrepreneurs in tourism and hospitality: hotels, B&Bs, restaurants, or sports rentals.
Professional investors: diversification of real estate portfolios within Europe.

Why invest now?

Growing demand and rising prices: supply can't always keep pace.
EU membership and the eurozone: property values will increase after joining the eurozone in 2026.
Diverse offerings: apartments, houses, building plots, and commercial properties in various price ranges.
Seasonal rentals: income in both winter and summer.

Bansko uniquely combines lifestyle and returns. It's a place where you can live yourself, rent to tourists, or actively invest in the tourism and digital nomad market.

How does buying property work?

Below you will find the steps in the property purchase process in Bulgaria, supplemented with important considerations and documents. This gives you a clear overview of what's involved in buying a house or apartment there.

These are the steps in the process:

Selecting a region and property type.
Determine the city/region you want to buy in (e.g., mountainous, coastal, urban) and whether you prefer an apartment, house, or building plot.
For example, visit Realting.com.
Searching for and viewing properties.
Find suitable properties, view them in person if possible, and discuss amenities, location, and state of repair.
Preliminary agreement/reservation.
Once you've found a property, a reservation/deposit is often paid (e.g., €500 – €2,500) and a preliminary purchase agreement is signed.
Due diligence/legal and technical inspection.
Have a lawyer or legal advisor check the legal status, including ownership rights, land registration, debts or mortgages, permits, and the property's technical condition.
Possibly establishing a Bulgarian entity (for non-EU buyers or when purchasing land).
If you are buying land or if you are not an EU citizen, you may need to establish a Bulgarian company to be able to purchase.

Negotiations and final agreement (Notarial deed).
Once all checks have been completed, the final purchase agreement (notarial deed) is signed before a Bulgarian notary. The remaining balance is usually paid at that time.
Payment and transfer of ownership.
The remaining purchase price is transferred (usually via a Bulgarian bank account), and after signing, the transfer of ownership is registered.
Registration and tax return.
After the transfer, the property must be registered with the Bulgarian land registry/registry office. You must also declare your property for property tax and related municipal charges.
After purchase: maintenance, rental, and operation.
If you intend to rent out or operate the property (e.g., as a holiday home), it is wise to take care of management, maintenance, and administration (shared costs, utilities, insurance).

Important documents & costs

Passport or EU ID: Identification is required.
Bank account in Bulgaria is recommended for payment.
Certificate of no registration, debts, or mortgages on the property.
Cadastral plan/drawing of the property.

Costs to consider:

Transfer/purchase tax: often between ~0.1% and 3% of the purchase price, depending on the municipality.
Registration and notary fees: registration is often ~0.1%; notary fees vary.
Any real estate agent commission, translations, and legal fees.

Considerations & tips for investing in Bansko

Make sure you understand whether the property consists of land and buildings, and whether there are any restrictions for non-EU buyers (for land, for example).
Check the state of repair: older buildings may incur additional costs.
Consider the location factor: accessibility, infrastructure, and seasonal rental potential.
Obtain reliable legal support: an independent lawyer prevents many risks.
Pay via an official bank account, keep all documents, and have contracts translated if necessary.
Consider annual costs (municipal taxes, waste/sewage, and common charges).

The price tag for mountain bliss

Real estate in Bansko is considerably cheaper than in the UK or other parts of Europe. Not only house prices, but also taxes and daily expenses are lower.

Purchase prices

The average house price in Bansko ranges from €1,100 to €1,500 per m², depending on location and finish.

Studio (furnished): from €25,000–€35,000
One-bedroom apartment: from €40,000–€60,000
Two-bedroom apartment: from €100,000
Houses: average around €220,000
Hotels or shops: highly variable, depending on condition and location.

These prices apply to Bansko itself. Cheaper properties are often located a little further from the center or in the surrounding villages.
For those who primarily want to use their property themselves, these villages offer a perfect mix of low entry costs, authenticity, and a true mountain atmosphere.

An overview of the costs

Foto door micheile henderson van Unsplash

One-time purchase costs

Notary: 1–1.5% of the purchase price
Transfer tax: 2–3%
Lawyer: €500–€1,000
Real estate agent: 3–5% of the purchase price

Ongoing costs

Service charges: €5–€20 per m² per year (depending on amenities such as an elevator, swimming pool, or security)
Utilities: Electricity and water are inexpensive
Municipal taxes: Lower than in Western Europe
Management/rental (optional): 10–25% commission on rental income, possibly a €20–€50 fixed monthly fee

What's in it for you?

Occupancy in Bansko is high, especially in the winter season. In the summer, tourism grows rapidly, which also increases rental prices.
Property in Bansko can increase in value over the long term, as the region becomes increasingly popular.
You'll benefit from returns and have your own private place in the mountains to enjoy.

These are the advantages of investing in Bansko

Why can investing in real estate in Bansko be attractive?
Below is an overview of the main advantages when considering real estate in Bansko.

Relatively low entry prices.
Real estate prices in Bansko are still much lower than in many Western European ski resorts. This makes it more accessible to buy a holiday home or investment property with a lower threshold.
Bansko is known as a ski resort, with modern infrastructure and an easily accessible location.
Tourist attraction, in both winter and summer.
Increasing tourism outside the winter season (hiking, wellness, nature). Thanks to this "four-season" character, the rental potential can be better than a purely seasonal resort.
Rental and investment potential. Due to tourism, there is demand for holiday rentals or short-term rentals (e.g., via platforms).
The region is also emerging for digital nomads, which opens up an additional market.
Low tax burden in Bulgaria: for example, a fixed income tax of around 10%.
Investments in the region (e.g. in ski resort, facilities) can lead to value development.

Are you looking to invest in Bansko? We're happy to help

If you're looking to buy property in Bansko, there are several key advantages, such as: affordable entry, strong year-round tourism potential, and low tax rates.

Owning a property in this region is ideal for holidays, building passive income, dreaming of owning a hotel, or as an investment for the future. This region offers a unique opportunity in Europe!