Residence by investment in BulgariaOverview
Bulgaria's investor residence rules are contained in the Foreigners in the Republic of Bulgaria Act, read with the Investment Promotion Act. The statutory thresholds were originally set in leva. With Bulgaria's entry into the euro area on 1 January 2026, amounts are converted at the fixed rate of 1.95583 leva per euro, so BGN 1,000,000 equals approximately €511,292 and BGN 600,000 approximately €306,775. Investors should check the exact euro-denominated figure in the instrument or contract they use, as rounding varies.
The permanent residence route under Article 25 is the most direct. It is available, for example, to investors who acquire at least BGN 1,000,000 in units of a Bulgarian alternative investment fund licensed by the Financial Supervision Commission, or who carry out an investment project certified under the Investment Promotion Act. Permanent residence gives an open-ended right to live in Bulgaria, and family members can obtain residence on that basis. There is no minimum stay attached to the investor status, although long absences from Bulgaria can affect permanent residence in the ordinary way.
The property route under Article 24 confers long-term rather than permanent residence. The investor must buy Bulgarian real estate worth at least BGN 600,000 with funds transferred from abroad, and the permit is renewed annually while the property is held. After five years of continuous long-term residence the holder may apply for permanent residence. Bulgaria's former citizenship-by-investment provisions were repealed in 2022; naturalisation now requires five years of permanent residence, a basic command of Bulgarian, a clean record and, as a rule, release from other nationalities, with limited exceptions.
Bulgaria became a full member of the Schengen Area on 1 January 2025, when internal land border checks were lifted, and adopted the euro on 1 January 2026. Tax residents pay a flat 10% personal income tax and a 5% tax on dividends, and corporate profits are taxed at 10%. Residence is a separate question from tax residence, which generally follows more than 183 days in Bulgaria in a twelve-month period or a centre of vital interests in the country.
Key benefits
- Direct permanent residence through a qualifying fund investment
- Full Schengen membership since January 2025, with free movement for up to 90 days in any 180 elsewhere in Schengen
- Euro-area member since 1 January 2026, removing currency risk on euro-based investments
- Flat 10% personal income tax and 5% dividend tax for tax residents
- No minimum stay requirement for investor status
- Spouse and minor children can be included
- A route to EU citizenship after five years of permanent residence
Requirements
- Non-EU national aged 18 or over with a valid passport
- Qualifying investment made with funds transferred from abroad through a Bulgarian bank
- For permanent residence: at least BGN 1,000,000 (about €511,292) in a qualifying instrument such as licensed AIF units, held for the required period
- For long-term residence: Bulgarian real estate worth at least BGN 600,000 (about €306,775)
- Clean criminal record and no entry bans in Bulgaria or the Schengen Area
- Long-stay type D visa obtained before the residence permit application
- Health insurance and proof of accommodation in Bulgaria
- Documented lawful origin of funds acceptable to the bank and authorities
Investment options
Alternative investment fund units
€511,292 (BGN 1,000,000)
Units in a Bulgarian alternative investment fund licensed by the Financial Supervision Commission. Leads to permanent residence.
Certified investment project
Per certificate class
An investment certified under the Investment Promotion Act, typically a substantial business project creating local jobs. Can lead to permanent residence.
Real estate
€306,775 (BGN 600,000)
Purchase of Bulgarian real estate with funds from abroad. Grants long-term residence renewed annually, with permanent residence possible after five years.
Step-by-step process
- 1
Structure the investment
We review eligibility, family members and source of wealth, and select the route that matches the client's objectives for status and liquidity.
- 2
Make the investment
Funds are transferred from abroad, and the fund units, certified project or property purchase are completed and documented.
- 3
Type D visa
The investor applies for a long-stay type D visa at a Bulgarian consulate on the basis of the investment.
- 4
Residence application
After arrival, the residence application is filed with the Migration Directorate, with biometrics taken in Bulgaria.
- 5
Permit issue
The permanent or long-term residence card is issued; family members apply on the basis of the investor's status.
- 6
Maintain and progress
The investment is maintained; long-term residents may move to permanent residence after five years, and permanent residents may seek naturalisation after five years.
Typical documents
- Valid passports for all applicants
- Type D visa
- Fund subscription statements, investment certificate or notarial deed of purchase
- Bank confirmation that the funds were transferred from abroad
- Criminal record certificates, apostilled and translated into Bulgarian
- Health insurance policy
- Proof of accommodation in Bulgaria
- Marriage and birth certificates for family members
- Source of wealth documentation
How Legal Wealth helps
Legal Wealth helps clients assess whether Bulgaria's investor routes match their residence, tax and mobility goals, and works with independent Bulgarian counsel, licensed fund managers and banks to put the investment in place correctly. We pay particular attention to source-of-wealth documentation, the euro conversion of statutory thresholds and the difference between long-term and permanent status, so that clients know exactly what they are obtaining. Every mandate is handled discreetly and aligned with the family's wider succession planning.
Enquire with Legal WealthFrequently asked questions
Has the euro changed the investment thresholds?
The legal thresholds were set in leva and are converted at the fixed rate of 1.95583. BGN 1,000,000 is about €511,292 and BGN 600,000 about €306,775. The economic amount has not changed.
Does buying property give permanent residence?
No. Real estate of at least BGN 600,000 gives long-term residence, renewed annually. Permanent residence can be requested after five years of continuous long-term residence.
Can I still obtain Bulgarian citizenship by investment?
No. The accelerated citizenship-by-investment provisions were repealed in 2022. Naturalisation requires five years of permanent residence and other conditions.
Is Bulgaria fully in Schengen?
Yes. Bulgaria joined for air and sea borders in March 2024 and became a full member on 1 January 2025.
How is a Bulgarian resident taxed?
Tax residents pay a flat 10% on most personal income and 5% on dividends. Holding a residence permit does not by itself create tax residence.
Who can be included?
The spouse and minor children can obtain residence on the basis of the investor's status.
Last reviewed: 2026-10. Requirements, fees and timelines change. Information is general, reviewed on the date shown, and is not legal or tax advice.
