Sunny Beach, Saint Vlas, Varna, Burgas — real figures and calculations
What is the actual property yield in Bulgaria
If we look at the market without advertising promises, the real yield looks as follows:
| Location | Income before expenses | Net income |
|---|---|---|
| Sunny Beach | 5–7% | 4–6% |
| Святой Влас | 4–7% | 4–6% |
| Varna | 4–5% | 2,5–4% |
| Burgas | 4–5% | 2–4% |
Important: a yield of 8–10% is possible, but it is not a common situation.
Why do advertisements show 8–10%
Most often, a simplified formula is used:
годовой доход / стоимость квартиры
This does not take into account:
- expenses
- taxes
- downtimes
- management
- seasonality
As a result, an inflated yield is obtained.
Seasonality on the Bulgarian coast
Income on the coast heavily depends on the time of year.
| Period | Demand |
|---|---|
| June – August | high |
| май, сентябрь | average |
| October – April | low |
Main income is generated in the summer.
Year-round rental
As of today property in Sunny Beach and in Saint Vlas можно сдавать круглый год.
But it's important to understand:
- prices are lower in winter
- you need to actively work with tenants
- this is not completely passive income
| Period | Price |
|---|---|
| summer | 80–150 € per night |
| winter | 300–600 € per month |
Sunny Beach — investment model
The most popular real estate market in Bulgaria.
Prices
| Type | Price |
|---|---|
| studios | 30 000 – 60 000 € |
| liquid assets | 60 000 – 90 000 € |
Example of yield
| Indicator | Value |
|---|---|
| rent | ~60 € |
| occupancy | 50–60% |
| income | 10 000 – 12 000 € |
Expenses
| Article | Total |
|---|---|
| management | 2 500 – 3 000 € |
| maintenance | 500 – 800 € |
| cleaning | 800 – 1 200 € |
| taxes | ~800 € |
| downtimes | ~1 000 € |
Total: yield 4–6%
Saint Vlas — a more stable segment
Saint Vlas offers a calmer and higher quality market.
| Parameter | Value |
|---|---|
| housing quality | higher |
| noise | lower |
| audience | calmer |
Yield: 4–7%
Varna — stable market
| Indicator | Value |
|---|---|
| rent | 400–700 € |
| yield | 4–5% |
| net | 2,5–4% |
Burgas — a balanced option
| Indicator | Value |
|---|---|
| yield | 4–5% |
| net | 2–4% |
All actual expenses
| Expense | Size |
|---|---|
| maintenance | 400–900 € |
| management | 20–25% |
| taxes | ~9% |
| downtimes | up to 50% |
| purchase | +4–6% |
How to choose a profitable property
- right location
- liquid complex
- reasonable price
- clear rental strategy
Where to look for high-yield properties
InReal4U подбирает объекты под конкретные задачи клиента.
Важно понимать:
- such properties exist
- there are few of them
- they sell quickly
Conclusion
| Level | Yield |
|---|---|
| low | 2–4% |
| average | 4–6% |
| high | 6–8% |
| rare | 8–10% |
Conclusion: yield depends not on the country but on the specific property and strategy.
