Article

Selling your Bansko property from abroad: power of attorney, documents and tax on the sale (2026)

Authors: Milena Kostadinova Yuleva, Yuliya MisyukPublished: 24 September 2026

How to sell a house or flat in Bulgaria from abroad: the power of attorney (signature and content certified together, apostille), the documents buyers ask for, and taxes on selling property for residents, EU and non-EU sellers. Not legal or tax advice.

Many owners of Bansko apartments live in London, Tel Aviv, Warsaw or Dubai. When they decide to sell, the first question is always the same: how do I sell a house in Bulgaria without spending weeks there? The good news is that Bulgarian law lets the whole deal run through an attorney-in-fact. The less good news is that a badly drafted power of attorney, or a surprise at the tax stage, can delay the sale or make it more expensive.

This guide covers the three things you need to get right when selling property in Bulgaria from abroad: the power of attorney, the documents and the tax. It is general information, not legal or tax advice.

Can you sell a property in Bulgaria without travelling?

Yes. A property sale is signed as a notarial deed (Art. 18, Obligations and Contracts Act) before a notary for the district where the property is. For Bansko that is the Razlog district. An attorney-in-fact can sign for you: a relative, a friend or a lawyer you trust. You do not need to attend viewings or the notary appointment.

The power of attorney: the form is everything

Article 37 of the Obligations and Contracts Act requires a power of attorney for a deal that needs notarial form to carry notarial certification of both the signature and the content, done at the same time. A simple signature witness is not enough.

Where to sign it

At a Bulgarian consulate. Under Art. 84 of the Notaries Act, consular officers certify the signature and content of documents in Bulgarian, including documents presented by foreigners if they are meant to take effect in Bulgaria. For property, the Ministry of Foreign Affairs asks for two identical copies of the power of attorney, plus the Notaries Act declaration on citizenship and civil status (Art. 25(8)).
Before a local notary abroad. The document then needs an apostille if your country is a party to the Hague Convention (the UK, the US, Israel and Ukraine are), or legalisation, or it must follow a bilateral legal-assistance treaty. It is then translated into Bulgarian, and a Bulgarian notary certifies the translator's signature. Before you sign, send the draft to the Bulgarian notary and confirm that the foreign certification covers both signature and content.

Since 3 May 2024 sellers no longer sign a written declaration of "no public debts" under Art. 264 of the Tax and Social Insurance Procedure Code. The notary checks this electronically.

What the power of attorney should say

An exact description of the property: address, cadastral identifier and title deed number.
Authority to sign the preliminary contract, accept a deposit and sign the final deed.
A minimum price, and a clear statement that the price is paid into your own bank account.
Authority to obtain documents from the municipality, the cadastre and the building manager, to file tax returns with the National Revenue Agency and the municipality, and to transfer the utility accounts.
Whether the attorney may deal with themselves. By default a representative may not contract with themselves without your consent (Art. 38).

If you bought the property while married, your spouse may also need to sign or give a power of attorney. Ask the notary.

Documents you will need

Title deed (notarial deed) or another ownership document.
Tax assessment certificate (данъчна оценка) from the municipality. In Bansko this is service 2396. The buyer's municipal acquisition tax is calculated on the higher of the agreed price and this assessment (Art. 46, Local Taxes and Fees Act).
Cadastral sketch or scheme. The notary will tell you which one is needed.
Paid local property tax and waste fee for the property, so nothing surfaces at the last minute.
Written confirmation that maintenance fees are paid, from the complex's manager or maintenance company. The notary does not require it by law, but buyers in complexes almost always ask. See our guide to maintenance fees and household power.
Building documents you have (for example Act 16). They make viewings easier.

Selling property in Bulgaria: taxes depend on tax residence, not passport

Which regime applies depends on whether you are a Bulgarian tax resident (Art. 4 of the Personal Income Tax Act: permanent address, more than 183 days in any 12 months, or centre of vital interests in Bulgaria). Your nationality is not the test.

Bulgarian tax residents

The taxable income is sale price minus the documented purchase price, reduced by 10% for expenses. It is taxed at 10% and declared in the annual return by 30 April of the following year. Exempt (Art. 13(1)(1)) is income from selling:

one residential property held for more than 3 years;
up to two properties, plus agricultural and forest land in any number, held for more than 5 years.

A property you inherited is also exempt (Art. 13(1)(26)).

Non-residents from the EU/EEA

The same exemptions apply to you (Art. 37(7)). You prove it with a tax-residence certificate from your country and a declaration that the Art. 13 conditions are met.

Non-residents from outside the EU/EEA (UK, US, Israel and others)

You owe a 10% final tax on the positive difference between the sale price and the documented purchase price, less 10% for expenses. The holding period does not change this. If the buyer is a business, it withholds and pays the tax. If the buyer is a private person, you or your attorney file a declaration under Art. 55 and pay by the end of the month after the quarter of the sale. On request the National Revenue Agency issues a certificate of tax paid. Ask your home-country adviser whether you can credit it there.

Illustration only: bought for €80,000, sold for €100,000. The gain is €20,000, minus 10% leaves €18,000, and the tax is €1,800.

By law the buyer pays the municipal acquisition tax unless agreed otherwise (Art. 45, Local Taxes and Fees Act).

How to sell property in Bulgaria from abroad: the steps

1. Price assessment and photos. If you are abroad, the agency runs the viewings. 2. Documents: tax assessment, sketch, fee confirmations. 3. Power of attorney under Art. 37, at a consulate or with a notary, apostille and translation. 4. Preliminary contract and deposit by bank transfer. 5. Your attorney signs the notarial deed and the price arrives in your account. 6. Tax: annual return or an Art. 55 declaration, depending on your status.

FAQ

How to sell a house in Bulgaria if I live abroad?

Through an attorney-in-fact holding a power of attorney whose signature and content are certified together. You don't have to attend.

What are the taxes on selling property in Bulgaria?

Tax residents of Bulgaria and the EU/EEA: 10% on the gain after a 10% expense deduction, with exemptions after 3 or 5 years. Non-EU/EEA non-residents: a 10% final tax on the gain after the 10% deduction, with no holding-period exemption.

Is there Bulgaria flat income tax on a property sale?

Yes. The flat rate is 10%. The base is the gain after a 10% expense deduction, not the full price.

Who pays the transfer tax when I sell?

By law the buyer pays the municipal acquisition tax, unless the contract says otherwise.

What if the property is owned by my company?

Different rules apply to company sales. Speak to the company's accountant.

Sell with Nova Keys

Nova Keys works with sellers who are not in Bansko. We handle pricing, photos and viewings and, where needed, connect you with a notary and an accountant. If you are thinking of selling, **get in touch via our contact page**. If your buyer is from outside the EU, send them our guide on buying in Bansko as a non-EU citizen.

*This article is general information, not legal, tax or notarial advice. Laws and practice change. Confirm your situation with a notary, lawyer or accountant.*