Buying costs
- Georgia
- No tax
No transfer tax, registration from GEL 150
- Bulgaria
- 0.1 to 3%
Municipal transfer tax, plus notary and registration
Each Bulgarian municipality sets its own rate. Ask for the one where the flat is.
Georgia or Bulgaria? The same sea, different rules.
In short
Bulgaria has been in the EU since 2007 and has used the euro since 1 January 2026. Buyers there pay a municipal transfer tax of 0.1 to 3% plus notary and registry fees. Georgia has no transfer tax; the only mandatory cost is registration from GEL 150. Individuals pay 10% on rental income in Bulgaria and 5% on residential rent in Georgia.
See the comparisonFor EU citizens, Bulgaria offers free movement and EU law. Georgia offers lower buying costs and a residence permit through property.
Buying a flat in BatumiComparison
The main differences.
The legal position for a foreign private buyer of a new-build flat, as of November 2026.
The comparison describes the general legal situation, not a guarantee for individual projects.
Legal framework and currency
- Georgia
- Lari, prices in dollars
EU candidate since December 2023
- Bulgaria
- Euro since 2026
EU member since 2007, EU law applies
Buyers from the euro area carry no currency risk in Bulgaria. In Georgia you deal in US dollars.
Land
- Georgia
- Building land open
Farmland only in statutory exceptions
- Bulgaria
- EU and EEA only
Other nationals cannot hold land directly
For a flat this rarely matters. For a house with a plot it does.
Tax on rent
- Georgia
- 5%
On residential rent for individuals, no deductions
- Bulgaria
- 10%
Flat income tax, after a statutory cost deduction
Tax at home may apply on top in both cases. Take advice.
Residence
- Georgia
- From USD 150,000
Temporary residence permit through property
- Bulgaria
- Free movement for EU citizens
For others, the Foreigners Act governs residence
EU citizens need no permit for Bulgaria. Whether a purchase opens a route to residence for other nationals is a question for the interior ministry's Migration Directorate (mvr.bg).
You can compare projects in Batumi side by side.
Compare projectsThe rules
What applies when buying in each country.
The figures behind the comparison, with their legal basis.
Transfer tax in Bulgaria
Under the Local Taxes and Fees Act, the municipality levies a tax on acquiring property for consideration. The municipal council sets the rate between 0.1 and 3% (Art. 47(2)). The base is the agreed price or the tax valuation, whichever is higher. Notary fees under the tariff to the Notaries Act and the Registry Agency's fee come on top.
- Rate
- 0.1 to 3%, by municipality
- Basis
- Local Taxes and Fees Act, Art. 47
Registration in Georgia
Georgia has no transfer tax. Registration with the Public Registry costs GEL 150 in the standard procedure and takes 4 working days. The purchase contract does not have to be notarised.
- Fee
- GEL 150, 4 working days
- Authority
- Public Registry (napr.gov.ge)
Land for buyers from outside the EU
Under Art. 22 of Bulgaria's constitution, foreigners acquire land only on the terms of EU accession, under a ratified treaty or by statutory inheritance. EU and EEA citizens may therefore buy plots. Other nationals can buy a flat. For a house with its own plot, many set up a company in Bulgaria. Take advice before choosing that route.
- EU and EEA
- may acquire land
- Others
- flat yes, land only via a company
Tax on rental income
Bulgaria taxes individuals' income at a flat 10%. For rental income, the Personal Income Tax Act first deducts a flat 10% as costs (Art. 31). Different rules may apply to owners not resident in Bulgaria. In Georgia, individuals pay 5% of gross residential rent and declare it before 1 April of the following year.
- Bulgaria
- 10%, National Revenue Agency (nap.bg)
- Georgia
- 5%, Revenue Service (rs.ge)
Verdict
Which suits whom.
The choice turns less on the coast than on law, currency and cost.
Bulgaria suits you if …
you are an EU citizen and want to stay in the euro with EU law behind you. You pay higher buying costs and a higher tax on rent for it.
Georgia suits you if …
you want low buying costs, can live with prices in US dollars, or are a non-EU buyer looking for a residence permit through property.
For both
Have an independent lawyer check the contract, the developer's title and the building permit. Settle the holiday-letting rules before you buy.
Projects in Batumi
New-builds on Georgia's Black Sea coast.
These projects are published on AcrossEstate. Each project page shows documents, payment plan and running costs.
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Discover more locations and projects in search.
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Frequently asked questions
Questions about the comparison.
Buying costs, the euro, land, tax and residence.
What are the buying costs in Bulgaria?
Transfer tax is 0.1 to 3% depending on the municipality. Notary and registry fees come on top, and often a lawyer. Georgia charges no transfer tax; only registration from GEL 150 is mandatory.
When did Bulgaria adopt the euro?
On 1 January 2026. The conversion rate was fixed at 1.95583 lev to the euro.
Can a non-EU citizen buy a house with land in Bulgaria?
Not directly, as a rule: the constitution allows foreigners to own land only under EU law or a treaty. You can buy a flat. For a house with a plot, many buyers set up a company in Bulgaria.
How is rental income taxed in each country?
Bulgaria charges 10% income tax after a flat deduction of 10% of the rent for costs. Georgia charges individuals 5% of gross residential rent. Tax at home may apply on top.
Can I get residence in Bulgaria by buying a flat?
EU citizens need no permit and register if they stay longer than three months. For other nationals, Bulgaria's Foreigners Act sets out the grounds for residence. Whether your case is covered is a question for the interior ministry's Migration Directorate (mvr.bg). Georgia grants a temporary residence permit from USD 150,000 in property value.
Last reviewed on 2 November 2026. Sources: European Central Bank (ecb.europa.eu): Bulgaria in the euro area since 1 January 2026, Bulgaria: Local Taxes and Fees Act, Art. 46 and 47; Notaries Act and fee tariff, Constitution of the Republic of Bulgaria, Art. 22 (parliament.bg), Bulgaria: Personal Income Tax Act, Art. 31; National Revenue Agency (nap.bg), Ministry of Interior of Bulgaria, Migration Directorate (mvr.bg): residence for foreigners, National Agency of Public Registry (napr.gov.ge): fees and terms, Tax Code of Georgia (matsne.gov.ge). This guide is not legal or tax advice.
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Every published project in Batumi, with documents and payment plan.