Home / Blog / Burgas is growing – and the property market is keeping pace with the city
Burgas is one of the few Bulgarian cities that is growing – and this is most clearly evident in the price per square metre. New residents, new jobs and a modernised port and airport are transforming the seaside town from a seasonal destination into a place where people want to live all year round.
By the end of 2025, the population of the city of Burgas stood at 189,086, whilst that of the district was 391,500. In a country experiencing a declining population, the Burgas region has grown by 2,581 people in a single year. This is not due to births, but to people moving in: net migration stands at +5,101, with over 6,000 arriving from abroad – mainly from Ukraine, Russia and Germany (according to data from the National Statistical Institute).
Every new resident is looking for somewhere to live. That is the simple formula behind the Burgas property market in recent years.
The port is becoming a railway hub
With a project costing around 11 million euros, over 80 per cent of which is EU funding, six new railway tracks with a total length of around 4 km have been built at the Burgas-West terminal. The port can now accommodate trains up to 740 metres long and handles over 100 wagons a day. More freight means more logistics companies, warehouses and staff who need to live nearby.
The airport is being refurbished
In 2025, Burgas Airport handled 1.8 million passengers, whilst the concessionaire, Fraport, is investing over 50 million euros in a complete refurbishment of the runway – the largest investment in the airport’s modern history. Direct flights from dozens of European cities are one of the reasons why foreigners are buying property right here.
The industrial park near Meden Rudnik is expanding
“Burgas Industrial and Logistics Park” has received 41.15 million leva under the Recovery Plan for 5.3 km of roads, 3.6 km of cycle lanes and new water and sewerage networks. The expected outcome is the creation of at least 1,000 new jobs in the logistics, food and furniture sectors.
Burgas is no longer dependent solely on the summer. The refinery, the port, the logistics sector and the growing IT and outsourcing sectors provide year-round employment, whilst tourism brings a seasonal influx of people and money. This combination makes the city an attractive place both to live in and to invest in – the flat can be let out on both a long-term and short-term basis.
The introduction of the euro on 1 January 2026 eliminated currency risk for foreign buyers and Bulgarians living abroad. Prices in euros can be compared directly with those in Germany or Poland – and the comparison usually favours Burgas. At the same time, anticipation of the euro boosted purchases in 2025, and some of this growth is already reflected in prices.
Prices continue to rise, but at a slower pace: according to data from the National Statistical Institute (NSI), the year-on-year growth rate in Burgas slowed from 17.7 per cent in the first quarter to 9.1 per cent in the second quarter of 2026. The number of transactions has fallen – 3,325 in the first half of the year, 21 per cent fewer than a year earlier. The market is not contracting, but is stabilising following the pre-euro surge.
Median asking price per square metre by neighbourhood, October 2026:
The median price for the city as a whole is around €1,650 per square metre. According to data from Zimoti.com, the average price for the first quarter was €1,766 per square metre, and properties took an average of 34 days to sell. This places Burgas below Varna (€1,919) and well below Sofia (€2,716), but above Plovdiv (€1,567). For more details on the changes by neighbourhood, see the article Apartment prices in Burgas by neighbourhood.
Rental income makes the investment worthwhile: a two-room flat rents for an average of around €550 a month, and a three-room flat for around €715. The gross yield in Slaveykov, Izgrev and Sarafovo is around 5.2–5.6 per cent per annum, compared with 3.6 per cent in the city centre and 4.2 per cent in Sofia.
The risks are real: fewer transactions, more new-build developments and periodic quarterly price dips. But for a buyer thinking in terms of a 5–10-year horizon, Burgas is a city offering a combination – rare in Bulgaria – of a growing population, investment in infrastructure and the sea.
This article is for information purposes only and does not constitute investment advice.