Golden Visa by Real Estate Investment in Bulgaria

The Bulgaria Golden Visa program offers an attractive real estate investment route for non-EU citizens seeking temporary residency, with a clear pathway to permanent residency and, eventually, Bulgarian citizenship. This investment option provides financial benefits, flexibility, and a streamlined process for investors who prefer real estate as their primary asset.

Investment Details

  • Total Investment Required: €312,000 (VAT included)
    • VAT Amount: €52,000
  • Investors can benefit from a VAT refund, with a 40/60 split arrangement available when the property will be used for business purposes.
    • 40% of VAT (€20,800) is paid as a service fee after residency is obtained.
    • 60% of VAT (€31,200) can be refunded to the investor or their company.
  • D Visa and Residency Permit are secured before the VAT refund is processed.

If purchasing as an individual rather than through a company, we offer a complete service package for €12,000. This includes five temporary residency renewals and conversion to permanent residency.

Compare Fund Investment and Real Estate Investment options. 

Key Benefits of the Real Estate Investment Option

✅ No Physical Residency Requirements – Investors do not need to reside in Bulgaria to convert their temporary residency into permanent residency (PR).

✅ Secure and Regulated Process – All transactions and legal procedures are handled professionally to ensure compliance.

✅ Clear Timeline to Permanent Residency – After five years of holding temporary residency, investors can apply for PR.

✅ Potential for Capital Appreciation – Real estate remains a tangible asset with strong potential for growth and rental income.

Comprehensive Services Included

Investors opting for the real estate route under the Bulgaria Golden Visa program receive full support throughout the investment and residency process:

1. Company Setup & Structuring

  • Establishing a ready-made company for property investment purposes.
  • Registering the purchased real estate under the company’s name.

2. Property Due Diligence & Purchase Assistance

  • Conducting comprehensive legal and financial checks to ensure a secure investment.
  • Assistance with negotiating and finalizing the property purchase.

3. Residency & Visa Application Support

  • Full preparation of required documents for:
    • D Visa Application (Initial Entry Visa)
    • Temporary Residency Application (Valid for one year, renewable annually for five years)

4. VAT Management & Tax Compliance

  • VAT Declarations – Monthly filings for five years (until PR is granted).
  • Annual Balance Statements – Accounting reports prepared and submitted for the same period.

5. Residency Renewals & PR Conversion

  • Annual residency renewal for five years, with a processing time of 14 days:
    • Day 1: Submit the renewal application.
    • Day 14: Provide biometrics.
    • Day 15: Receive the new residency card.
  • Converting to Permanent Residency after five years without physical residency requirements.

Additional Considerations

Family Reunification

  • Spouses and children can be included in the application for an additional €1,000 per applicant.
  • Parents and parents-in-law are not eligible under this option until permanent residency is obtained.

Residency Renewal Process

Why Choose the Real Estate Investment Option?

While the fund investment route under the Bulgaria Golden Visa program leads directly to permanent residency, the real estate pathway remains a compelling option for investors looking for tangible asset ownership, rental income potential, and long-term appreciation. You can compare both investment options

If you are interested in securing Bulgarian residency through real estate investment, our team can guide you through every step of the process, ensuring a safe, profitable, and hassle-free experience.