Bulgaria Property Register: search online or by ID (2026)
How to search Bulgaria’s Property Register online, by ЕГН or in person. Types of search, fees, steps for checking and what the results mean.
Are you buying a home and want to check that there are no encumbrances? Have you inherited a property and don’t know which documents are registered? The Property Register (Имотен регистър) is the place where everything about every property in Bulgaria is recorded. The good news is that you can run a search online for BGN 1, without a lawyer and without queuing.
❓How do I run a free search in the Property Register?
Source: ЗКИР, Art. 93
What the Property Register is and why you need it
The Property Register is maintained by 113 Registry Offices across the country. It records all notary deeds (нотариални актове), mortgages, distraint orders (възбрани), statements of claim and property rights in real estate.
The register is public. This means that any citizen can search for any property without proving a legal interest. You do not need to be the owner to check a property.
The main purpose is transparency: when you buy a property, you need to know whether it is subject to mortgages, distraint orders or the rights of third parties. Without this check you risk paying for a property with problems.
When you should check a property in the register
Practical situations for a search
Before buying a property
Check for encumbrances, mortgages and distraint orders
When inheriting
Check which properties the deceased owned
Before a mortgage loan
The bank will require a certificate of encumbrances
If you suspect fraud
Check who the real owner is
In a divorce
For dividing the spouses’ joint marital property
A lost notary deed
Find the details and request a copy
If you are buying a property, a search is a mandatory step. Do not rely only on the seller’s word. Check for yourself and make sure the property is free of encumbrances.
Types of search: which one you need
The Registry Agency portal offers five types of search. The choice depends on what information you are looking for.
| Type of search | What it shows | When to use it | Price |
|---|---|---|---|
| By personal ID number (ЕГН), for a person | All properties of a given person across 113 offices | Inheritance, divorce, checking a seller | BGN 1 |
| For a property | Encumbrances, owners and history of a specific property | Before a purchase, mortgage loan | BGN 1 |
| For a document | Details of a specific registered deed (including the transaction price) | Checking a specific transaction | BGN 1 |
| From an electronic file | The full five-part structure (А-Д) of the property | A complete analysis of the property | BGN 1 |
| By three names | Properties of a person without an ЕГН | For foreigners or old records | BGN 1 |
Information
Ask Pravko and get an answer with citations from the law.
How to search online: step by step
The Registry Agency’s e-services portal ЕПЗЕУ (portal.registryagency.bg) lets you search from home, 24/7. Here is what you need to do.
Searching the Property Register online
Go to portal.registryagency.bg and choose the Property Register section
Register
2-3 minCreate an account with an email address. You receive a username, password and client number
Top up your wallet
1-2 minTop up at least BGN 5 through ePay (you can also pay by bank card through ePay)
Choose the type of search
By ЕГН (for a person), for a property (by address or cadastral number) or for a document
Enter the details
The person’s ЕГН, the property address or the cadastral identifier
Pay and get the result
InstantThe fee is BGN 1 per search. The result is shown on screen immediately
If you prefer, you can go in person to a Registry Office. An oral search (giving the ЕГН and three names) is free.
Fees for Property Register searches
The fees are set by the Tariff of State Fees of the Registry Agency (Тарифа за държавните такси на Агенцията по вписванията). Here is the full picture.
Fees for searches and certificates
Online search (remote)
BGN 1
Oral search in person
Giving the ЕГН and three names
Free
Certificate of encumbrances (express service)
Up to 3 working days
BGN 10-20
Certificate of encumbrances (standard)
Up to 7 working days
BGN 5-10
Uncertified copy (electronic)
BGN 1
Certified copy(optional)
Only for owners, lawyers or authorised persons
Per tariff
The portal calculates the exact fee automatically when you place the order.
If you are buying a property, budget for a certificate of encumbrances. Most notaries and banks require it. For the full picture of costs in a property transaction, see the notary fees calculator.
How to read the search results
Every property in the register has an electronic file (партида) divided into five parts, labelled with the Cyrillic letters А to Д. Understanding them is key to knowing exactly what you are looking at.
| Part | What it contains | Why it matters |
|---|---|---|
| Part А: Description | Address, area, cadastral identifier | Make sure you are looking at the right property |
| Part Б: Ownership | Who the owner is, how they acquired it (purchase, inheritance, gift) | Check that the seller really is the owner |
| Part В: Property rights | Right to build, easements, lease | See whether anyone else has rights over the property |
| Part Г: Mortgages | Loans secured on the property | Critical when buying: is there a mortgage? |
| Part Д: Distraint orders | Bans on disposal | If there is a distraint order, the property cannot be sold |
Caution
Information
Free SMS notification for your property
Free
SMS notification when anything is registered for your property
The Registry Agency offers a free service to protect ownership. Whenever anything is registered, noted or deleted in connection with your property, you receive an SMS notification.
This is extremely useful as protection against property fraud. If someone tries to register a deed without your knowledge, you will be notified immediately. Subscribe for free through portal.registryagency.bg.
An email notification option is also available. The service has been active since 2018 and is completely free for all owners.
Frequently asked questions
Can I check another person’s properties by ЕГН?
Yes. The register is public and anyone can search by any person’s ЕГН. You do not need a legal interest or a power of attorney. This is provided for in Art. 93 of the Cadastre and Property Register Act (ЗКИР).
How do I check the properties of a deceased person?
Search by the ЕГН of the deceased. Keep in mind that inheritance by law is not entered in the register automatically. For the full picture you will also need a certificate of heirs (удостоверение за наследници) from the municipality.
How old is the data in the online system?
It depends on the city. Plovdiv has electronic data from 1991, Varna from 1993, Sofia from 1998, and Pleven and Pernik from 2002. For entries made before those dates you need a check in person.
What is the difference between a search and a certificate of encumbrances?
An online search is fast and cheap (BGN 1), but it is for information only. The certificate of encumbrances is an official document, signed by a registry judge, more comprehensive (it also includes manual entries) and accepted by banks, notaries and courts.
Can I find a lost notary deed?
Yes. A search by ЕГН or by property will give you the details of the registered deed (number, volume, year). With these details you can request a certified copy from the Registry Office. A notarised power of attorney (пълномощно) can help if someone is to represent you when collecting it.
Are rental agreements registered in the Property Register?
Yes, rental agreements of more than 1 year can be registered. Registration protects the tenant if the owner changes. You can read more about your rights as a tenant in our guide.
What taxes do I owe as a property owner?
As an owner you owe annual building tax (данък сгради) and the refuse collection fee (такса смет) to the municipality where the property is located. Check that they are paid up through building tax and refuse fee by ЕГН.
⚠️ Important
Pravko provides legal information, but it does not replace advice from a lawyer. For important legal matters, consult a licensed lawyer.
