Frequently asked questions
Reservation, purchase and costs
From the first conversation to the entry in the land register.
How does reserving a villa work?
You choose your villa and send us the reservation request directly on the villa's page, or you call us. The request costs you nothing.
We check availability and get back to you promptly. We then send you the reservation agreement separately for review.
The reservation takes effect once you sign the agreement and pay the reservation fee. Its duration and details are set out in the reservation agreement.
What does the reservation cost, and when is it payable?
The reservation fee is EUR 2,000. It only becomes payable once the reservation takes effect after the reservation agreement has been delivered. What happens to the fee on purchase is set out in the reservation agreement.
You will receive the payment details exclusively with the reservation agreement. Bank details never appear on this website or in our confirmation emails. If you receive a message with account details that you cannot place, please call us first: +41 79 899 44 33.
How does the purchase with the notary and land register work?
The reservation is followed by the purchase contract. For villas still under construction, this is first a preliminary contract with a payment schedule; ownership passes to you once payment is complete.
The purchase contract is notarised by a notary in Bulgaria. The purchase is then entered in the property register of the Bulgarian Registry Agency, the land register, which records you as the owner.
You travel to the notary appointment, or you can be represented with a certified power of attorney. We guide you through every step, in your language.
Can Swiss, German and Austrian citizens buy a villa in Bulgaria?
Yes. Citizens of the EU and the EEA, including those from Germany and Austria, may acquire land in Bulgaria, and have been able to do so for a second home since 2012.
For citizens of Switzerland and other countries outside the EU and EEA, the Bulgarian constitution only permits the acquisition of land on the basis of an international treaty. Which form applies to you, for example ownership of the house with a building right or a purchase via a Bulgarian company, we clarify together with the notary before the contract.
What additional costs are there when buying?
The municipality of Pomorie, to which the development belongs, levies a tax of 3% on the purchase. On top of this come the notary's fee according to the state tariff, at most EUR 3,067.75 plus 20% VAT, and the fee for registration in the land register of 0.1%.
Example for a villa at EUR 250,000: municipal tax EUR 7,500, notary around EUR 930 including VAT, land register EUR 250. Together around EUR 8,700, or around 3.5% of the purchase price. Depending on the case, certified translations may be added.
What are the running costs of a villa?
The municipality of Pomorie levies an annual property tax of 4 per mille of the official tax valuation of your property. In addition, there is the waste collection fee, which since 2026 has been calculated by quantity and bins.
All owners pay an annual maintenance fee to the development, based on the size of the property. It covers the care of the green spaces, cleaning, the upkeep of the communal facilities and pools, and the management. You pay for electricity, water and internet according to consumption.
We will tell you the current amount of the maintenance fee for your villa with the offer.
Villas and viewings
Completion, fittings and your visit on site.
When will the new builds be ready to move into?
Victoria Royal Park is being built in two phases, with completion planned for December 2027 and December 2028. Victoria Casa is due to be completed at the end of 2027. Which villa belongs to which phase is shown on the page of each development.
If you would like to move in sooner, the resale villas offer completed houses in existing quarters of the development.
Heating, cooling and sun protection: what is included?
That depends on the villa. The houses in Victoria Casa are handed over turnkey, but without furniture, air conditioning units or underfloor heating, so you choose the heating and cooling to suit your wishes. For Victoria Royal Park we state the specification with the offer; for the resale villas, the existing fittings are listed in the brochure.
External blinds or roller shutters can be fitted on request. Whether they are included in the purchase price is stated in the offer for each villa.
The climate is mild: in Burgas, the average January low is just below zero degrees, and the highs in July and August are around 29 degrees.
Can I view the development before buying?
Yes, of course. At an appointment on site, we show you the quarters, the pools and gardens, completed villas and the construction sites of the new builds. Please arrange the appointment in advance by phone or via the form; we are there for you all year round.
For a first impression from home, there is the video tour with Jens Herbst and Thomas Hippin. In a free consultation by phone or video call, we answer your questions.
Getting here and location
Flights, airport, sea and beach.
How do I travel from Switzerland, Germany and Austria?
Burgas Airport is 4.2 km from the development, around 6 minutes by car. In summer 2026, airlines fly direct to Burgas from Frankfurt, Munich, Stuttgart, Dusseldorf, Cologne, Hamburg, Hanover, Vienna and Salzburg, among others.
From Switzerland you travel with one change, for example in Vienna, Frankfurt or Munich. Since 31 March 2024, there have been no border checks on flights within the Schengen area, including from Switzerland; you still need a valid ID. On request, we organise the transfer from the airport for a fee.
How far is it to the sea and the beach?
The Black Sea is around 1.0 km from the centre of the development as the crow flies. The nearest bathing beach in Sarafovo is 4.7 km away, around 10 minutes by car. You can reach the beaches of Pomorie in 13 to 20 minutes.
The advantages of the development include access to the private beach at Vista Beach.
How close is the airport, and can you hear the planes?
The centre of the development is 3.2 km from Burgas Airport as the crow flies, and by car you reach the terminal in around 6 minutes. The development lies to the side of the runway, around 2.8 km from its extended centreline, so not in line with the runway.
Air traffic is busiest in summer. It is best to see for yourself during a viewing.
Living in Bulgaria
Residence, insurance, pension and everyday life.
I would like to emigrate to Bulgaria. How do I obtain a residence permit?
As a citizen of the EU, the EEA or Switzerland, you may stay in Bulgaria for up to three months with a passport or identity card without further formalities.
If you stay longer, you apply within three months of entry for a certificate of long-term residence at the Migration Directorate of the Ministry of the Interior. After five years of lawful residence, you can apply for permanent residence. We accompany you to the authorities.
Do I need additional health insurance in Bulgaria?
That depends on where your pension comes from. If you receive your pension from another EU or EEA country or from Switzerland, you are entitled to medical treatment in Bulgaria if you would also be entitled to it in the country paying your pension. To do so, you apply to your health insurer for form S1 and have it registered in Bulgaria.
Many of our clients also take out private international health insurance. It is best to sort out your insurance before the move; we are happy to advise you.
May I work in Bulgaria to top up my pension?
As an EU citizen, you do not need a work permit in Bulgaria, whether employed or self-employed. For Swiss nationals, the Agreement on the Free Movement of Persons with the EU applies; we are happy to clarify the details with you.
How does it work with my pension?
You continue to receive your state pension when living in Bulgaria: within the EU, the EEA and Switzerland it is paid regardless of where you live, to an account in Bulgaria or to your existing account.
Where your pension is taxed is governed by the double taxation agreement between your previous country and Bulgaria, and this differs by country and type of pension. Have this checked by a tax adviser before you move.
How do I register my car in Bulgaria?
If you move to Bulgaria permanently, you register your car in Bulgaria and pay the vehicle tax there; there are no uniform EU rules for this. We accompany you to the registration office and help with the documents.
What language is spoken in Bulgaria and in the development?
The official language is Bulgarian, written in the Cyrillic alphabet. Our team looks after you in German and, on request, accompanies you to the authorities and to doctors.
A German-speaking community has grown up around the development, so contacts and friendships form quickly.
What currency is used in Bulgaria?
The euro: since 1 January 2026, Bulgaria has been the 21st country in the eurozone. The lev was converted at the fixed rate of 1.95583 lev per euro.
Information as of 24 September 2026. Please clarify legal and tax questions in your specific case with the notary or a tax adviser.