Complete Guide to Buying Off-Plan Apartments: Risks and Steps (2026)

Buying off-plan apartments remains one of the most popular ways to acquire property in cities like Plovdiv, Sofia, and Varna. The main reason is price – often 20% to 30% lower than ready-to-move-in homes.

Despite the financial benefit, buying property under construction carries specific risks. In this article, we'll examine the entire process – from checking the investor to final transfer – to help you make an informed choice and protect your investment.

What does "off-plan purchase" mean?

The term "off-plan" means purchasing a property that has not yet been built or put into operation. In practice, you are buying a "right to build" or a future asset.

The process is tied to three key construction stages, regulated by the Spatial Planning Act (ЗУТ):

Act 14 (Rough Construction): The building structure is complete, the roof is installed. At this point, the property exists as a separate object and ownership can be transferred with a notarial deed.

Act 15: The building is fully completed. A document is signed certifying that construction complies with approved plans.

Act 16 (Occupancy Permit): This is the final seal. The building is habitable, has electricity and water connections, and is put into operation.

Important: Banks finance properties that already have Act 14 or Act 15 much more easily. Financing a property at an early stage (excavation) usually requires a down payment or collateral with another property.

Step 1: Checking the investor and property

Before paying any deposit (earnest money), you must conduct thorough research. Searching for "off-plan apartments Plovdiv" or "property Sofia" will give you hundreds of results, but not all offers are secure.

What to check about the builder/investor?

Commercial Register: Check the company's history in the Commercial Register. Are there any seizures? Who is the owner?

History of completed projects: Visit older buildings by the same builder. What is the construction quality after 5 years? Are there leaks or cracks?

Forums and reviews: Look for opinions on "bg-mamma" or specialized "property" groups on Facebook.

Land check (Plot)

The biggest risk is if the land on which construction is taking place is mortgaged in favor of a bank that has lent to the builder.

• Request an up-to-date sketch and ownership document for the land.