Real estate agent fees and commissions in Bulgaria: Who pays?

I am currently looking to buy an apartment in Sofia and am confused about how agency commissions work here. Is it standard for the buyer to pay a commission to the agent, or is this fee typically covered by the seller? I have heard conflicting information from different brokers, and I want to understand what the market standard is before I sign any representation agreements. Any insights from recent buyers or property experts would be greatly appreciated.

In Sofia, it is standard practice for the buyer to pay a commission, usually around 2.5% to 3% plus VAT. It is very rare for the seller to cover this unless it is an exclusive listing.

Be careful before signing anything! Many agents will ask for a commission even if they only showed you the place once. Always negotiate the rate before you start viewing properties.

I bought an apartment in Lozenets last year and yes, I had to pay 3% to the agency. Make sure you understand all the unexpected expenses when buying property in Bulgaria before you commit to a budget.

The market here is 'double-sided'. The agent represents both parties and collects a fee from both. It is a bit of a conflict of interest, so have your own lawyer review the preliminary contract.

I've seen some agencies try to charge 3% + VAT. Don't be afraid to push back; 2% is often acceptable if the property is expensive.

Most brokers in Sofia will push for a buyer's commission. If you find a property listed directly by the owner on sites like Imot.bg, you might avoid this entirely.

It is standard, but you should also check if the agency is actually doing due diligence. Understanding the navigating the Bulgarian Notary Deed (Notarialen Akt) process for property purchase is your responsibility, not just theirs.

There is no 'law' that says the buyer must pay, but it is the industry custom in Sofia. If you don't pay, they simply won't show you the listing.

I was told the same thing, but I insisted the seller pay because the agent was hired by them initially. They eventually agreed, but it took some tough negotiation.

Always ask for a copy of the brokerage agreement before you sign. Check if there are 'exclusivity' clauses that trap you into using them for 6-12 months.

Don't confuse agent fees with legal fees. You will need a lawyer to check the title deeds, and that is a separate cost you should definitely budget for.

I found that the big agencies in Sofia are very rigid with their 3% fee. Smaller, independent brokers are often more flexible.

If you are looking for long-term residency, keep in mind that buying property doesn't always make things easier. Check out this guide on does purchasing property in Bulgaria automatically grant residency? before you make a decision based on visa goals.

I wouldn't sign an agreement that doesn't explicitly state what services they provide for that fee. If they aren't helping with the notary paperwork, why pay them?

It is frustrating, but yes, assume you are paying 3% on top of the property price. Factor this into your total cash requirements so you aren't short on closing day.