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blog21. 4. 2026Aparsia

Spain vs. Bulgaria: THIS is what real estate agents are HIDING from you! 3.5× cheaper = 2× higher return

Spain vs. Bulgaria: THIS is what real estate agents are HIDING from you! 3.5× cheaper = 2× higher return

COMPARISON: A 70 m² apartment in Burgas (Bulgaria) vs. the Costa del Sol (Spain)

Imagine two worlds. In one, you pay astronomical sums for the dream of sun and sea; in the other, you get the same quality of life for a fraction of the price. Welcome to the reality of investing in seaside real estate—a comparison that will change your perspective on where to direct your savings.

WHAT ARE WE ACTUALLY COMPARING?

To be completely fair, we’re comparing two virtually identical apartments. Both are 70 square meters, have one bedroom and a balcony, and are part of a complex with a pool. Both are located 200–500 meters from the sea—that is, in the “golden zone” where the beach is within easy reach, but you’re not right in the middle of the tourist hustle and bustle of the waterfront. Both apartments are in standard condition, well-maintained, and ready for immediate occupancy. The only difference? One is in Burgas on Bulgaria’s Black Sea coast, and the other is on the prestigious Costa del Sol in Spain.

COMPARISON: 70 m² Apartment in Burgas (Bulgaria) vs. Costa del Sol (Spain)

🏠 BASIC COMPARISON PARAMETERS

  • Property: 70 m² apartment, 2 bedrooms, balcony, complex with a pool

  • Distance from the sea: 200–500 m

  • Quality: Standard apartment in good condition

📊 Purchase Price Difference:

  • Spain is 3.3–3.6 times more expensive to purchase

  • Overhead costs in Spain are 2.7–3.0 times higher in absolute terms

  • Burgas is €146,270–€225,580 cheaper!

📊 Difference in operating costs:

  • Spain is 2.8–3.0 times more expensive per month

  • Annual difference: €3,540–€6,960 more in Spain

  • Burgas has lower energy costs thanks to cheaper electricity

📊 Difference in taxes:

  • Spain has 9–10× higher annual taxes

  • Annual difference: €1,220–€2,230 more in Spain

  • Burgas does not require a tax return for non-residents who do not rent property

📊 Climate comparison:

  • Burgas: milder summers (more pleasant), colder winters (heating required)

  • Spain: extreme summers (unbearable heat), pleasant winters

  • Energy costs 2.6–2.7 times higher in Spain

📌 Key difference—Burgas vs. resort towns:
Burgas is a LIVELY CITY, not a resort!

  • ✅ 200,000 permanent residents

  • ✅ Thrives 365 days a year

  • ✅ Universities, theaters, museums, culture

  • ✅ Shopping centers, restaurants open year-round

  • ✅ Option for long-term rentals to locals

📊 Yield Analysis:

  • Spain: higher absolute returns (€8–11k vs. €3.8–5.9k)

  • Burgas: significantly better ROI (≈ 7% vs. 3.5%) – nearly twice as good

  • Burgas: unique advantage of year-round long-term rentals

  • Burgas: lower tax rate (10% vs. 19–24%)

🏆 Specifically about Burgas (recognized as the best-managed city in Bulgaria):

  • ✅ Best city administration

  • ✅ Clean streets, well-maintained parks

  • ✅ 7 km seaside promenade (the longest in Bulgaria)

  • ✅ Year-round cultural events

  • ✅ High quality of life

🚗 A key advantage of Burgas:
You don’t need a car! The city has excellent public transportation, and everything is accessible.

💡 5-Year Cost Comparison:
Spain is 3.4–3.8 times more expensive to own and operate a home.
For the price of 1 apartment in Spain, you can buy 3.5 apartments in Burgas.

✅ PROS AND CONS – SUMMARY

🇧🇬 BURGAS (BULGARIA)

✅ Pros:

  • Low purchase price (3.5× cheaper)

  • Low operating costs (2.8 times cheaper)

  • Low taxes (9× cheaper!)

  • Excellent ROI (7% vs. 3.5%)—almost 2× better!

  • No problems with drought or water

  • Milder summers (28–31 °C vs. 40 °C)

  • Simpler bureaucracy for non-residents

  • Liberal Airbnb regulations

  • A LIVELY CITY ALL YEAR ROUND

  • No need for a car—excellent public transportation

  • Inexpensive taxis (€3–8 vs. €15–30)

  • Long-term rentals available (students, professionals)

  • High-quality urban infrastructure

  • Cultural activities (theater, philharmonic, festivals)

  • Airport in the city (15 min)

  • Safer (lower crime rate)

  • Cheaper restaurants (€8–15 vs. €20–40)

❌ Disadvantages:

  • Colder winters (heating needed for 4–5 months)

  • Shorter summer season (4 months vs. 7)

  • Lower absolute returns from short-term rentals

  • Fewer flights in winter (but still available)

  • Language barrier (Bulgarian)

🇪🇸 COSTA DEL SOL (SPAIN)

✅ Advantages:

  • Pleasant winter weather (12–18 °C)

  • Longer season (April–October)

  • Higher absolute returns from short-term rentals

  • Better flight availability in winter

  • More prestigious location

  • Higher standard of living (subjectively)

  • A more well-known destination among tourists

❌ Disadvantages:

  • High purchase price (3.5× more expensive)

  • High operating costs (2.8 times more expensive)

  • High taxes (9× higher!)

  • Problems with drought and water restrictions

  • Extreme heat (40–45 °C)

  • High air conditioning costs (€100–250/month)

  • Complex bureaucracy (Modelo 210, manager required)

  • Strict Airbnb regulations

  • Need for a car (outside the center of Málaga)

  • Expensive parking (€100–200/month)

  • Expensive taxis (€15–30 for an average ride)

  • Higher tourist traffic (crowded)

  • Higher risk of crime

  • Lower ROI (3.5% vs. 7%)

  • More expensive restaurants (€20–40 vs. €8–15)


🎯 WHO IS EACH OPTION BEST FOR?

🇧🇬 BURGAS is the better choice if:

  • You want a low-cost investment with a high ROI (7%)

  • You need low operating costs

  • You prefer simple administration

  • You’re concerned about water shortages and droughts

  • You want a city that’s lively year-round (not a resort)

  • You don’t necessarily want to own a car

  • Are you planning a mix of short-term and long-term rentals?

  • Are you looking for a real city with culture?

  • You want affordable services (restaurants, taxis)

  • Do you value high-quality city administration?

  • You prefer a milder summer (not 40 °C+)

🇪🇸 SPAIN (COSTA DEL SOL) is the better choice if:

  • You have a higher budget (3.5 times more capital)

  • You plan to live year-round in a warm climate

  • You don’t like winter (or even mild cold)

  • You want a prestigious address

  • You prefer a better-known destination

  • You’re looking for higher absolute returns (not ROI)

  • Do you want a longer summer season (7 months)?

  • You don’t mind extreme heat (40 °C+)

  • Can you afford the high costs of air conditioning?

  • Do you value more flight connections?

Overall score: Burgas 17 : 3 Spain

🏆 FINAL EVALUATION

CLEAR WINNER: BURGAS 🇧🇬

Why Burgas is the better choice:

  1. Financially: 3.5× cheaper to buy, 2.8× lower costs, 9× lower taxes

  2. ROI: 7% vs. 3.5% – nearly double the return!

  3. A vibrant city: It’s not just a resort town, but a real city with 200,000 residents

  4. Infrastructure: Everything operates year-round (shops, restaurants, public transportation, cultural activities)

  5. No risk of drought: plenty of water, no restrictions

  6. More pleasant summers: 26–31 °C vs. 40 °C+ (more bearable heat)

  7. No need for a car: excellent public transportation; everything is accessible on foot or by bus

  8. Affordable services: restaurants, taxis, and entertainment are significantly cheaper

  9. Quality of life: Bulgaria’s best-managed city, culture, universities

  10. Year-round rentals: option to rent to students/professionals even in winter

Spain wins only in:

  • warmer winters (but you pay for it with unbearable summers of 40 °C+)

  • a more prestigious address (but you pay 3.5 times more)

  • higher absolute returns (but worse ROI)

💰 PRACTICAL EXAMPLE – WHAT YOU’LL SAVE

Over 5 years of ownership, you’ll save in Burgas:

  • Purchase price: €146,270 – €225,580 less

  • Operating costs: €17,700 – €34,800 less

  • Taxes: €6,100 – €11,150 less

  • TOTAL: €170,070 – €271,530 saved!

With this money, you could buy 2 MORE apartments in Burgas!

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