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Full check · €79

2-room flat · 12 Primerna St, Lozenets, Sofia

Floor 3, apt 9 Cadastral ID 68134.0000.000.1.9 Asking €165,000 Listing says 71 m²

Ordered 24 Oct 2026, 18:05 · Registers checked 25 Oct 2026, 19:42–19:56 · Delivered 25 Oct 2026, 20:02

RED 01 · Our verdict

Hold the deposit.

The flat exists, the seller owns it and the building is legal. But a bailiff froze it in March over a €7,400 debt, and until that’s lifted, any deposit you pay is at risk.

1 risk 4 to check 10 fine 2 good to know
Bottom line: ask the seller to clear the seizure and send you the bailiff’s release. If that doesn’t happen within a week, walk away.
Your next three steps
1Today: send the seller the list in section 9.
2When the release arrives: forward it to us. We confirm the seizure is deleted, free.
3Then: sign the preliminary contract with the clauses in section 9.
02

What we found

Sorted by how much it matters. Each item says what it means and what to do.

Risk

A bailiff registered a seizure on 12 March 2026

Registered12 March 2026 · entry 3•••/12.03.2026
Imposed byPrivate bailiff, reg. no. 9•• (Sofia City Court area)
Enforcement case2026-9••-0412
Claim in the entry€7,400 · creditor: a debt-collection company

What it means: a creditor of the seller has frozen the flat to secure a €7,400 debt. A sale made while the seizure stands can’t be used against that creditor, and if the debt stays unpaid the flat can end up at a public auction.

What to do:
1Best: the seller pays the debt and the bailiff lifts the seizure before you sign anything.
2If the seller needs your money to pay it: only with a lawyer, part of the deposit can go straight to the bailiff against a written release. Never to the seller.
3Not sorted within a week? Walk away. €7,400 is small next to the price, so a seller who can’t clear it is a warning in itself.
Forward us the release and we’ll confirm the deletion in the register, free.
Source: Property Register, seizures section · checked 25 Oct 2026, 19:42
Check

There’s an active bank mortgage from 2021

What it means: Example Bank AD holds a mortgage with a registered principal of 187 760 лв (about €96,000). That’s the original loan, not what’s left to pay. Very common, and fine if it’s paid off at the deal.

What to do: ask the seller for the bank’s payoff letter with the exact amount. The preliminary contract should say that part of your payment goes straight to the bank and the mortgage is deleted at the notary.

Source: Property Register, mortgages section · checked 25 Oct 2026, 19:42
Check

The listing says 71 m², the records say 64 m²

What it means: the Property Register shows 64.00 m² plus a 4.00 m² basement, and the cadastre 64.20 m². Listings often add a share of the stairwell and common areas, which you pay for but can’t use.

What to do: ask the agent what the 71 m² includes. At €165,000 asking, each square metre is worth about €2,300 in your negotiation. See section 7.

Sources: Property Register, property section; Cadastre Agency · checked 25 Oct 2026, 19:42 and 19:46
Check

The seller’s spouse may need to sign too

What it means: the 2021 deed names I. P. as the only buyer. If they were married then, the flat is most likely joint marital property, and the spouse has to sign the sale too. The register doesn’t show marital status.

What to do: ask for the spouse to sign the preliminary contract as well, or for the seller to declare their marital status at the notary.

Source: Property Register, 2021 deed record · checked 25 Oct 2026, 19:44
Check

The parking spot in the listing isn’t part of this flat

What it means: you told us the listing includes a parking spot. Nothing in the register links one to this flat. A parking spot is either its own property, with its own ID and deed, or just a right to park in the yard that the seller can’t really sell.

What to do: ask for the parking spot’s cadastral ID. Send it to us and we’ll add it to this report at no extra cost. If it has none, take it out of the price.

Source: Property Register, property section · checked 25 Oct 2026, 19:42
Fine

10 checks passed

One registered owner since July 2021: I. P. (ID ending ••12). Make sure that’s who signs.
Nobody else has a right to live there (no lifetime right of use)
No lawsuits and no claims from other buyers registered
No long-term lease registered
Legally a home (apartment), not an atelier or office
Building permit (2017) and permit for use (2019) on record, and they match what was built
Cadastre and Property Register agree on the flat (64.20 vs 64.00 m² is normal rounding)
The previous owner’s mortgage was paid off and deleted in 2021
Not listed for public auction, now or in the past
Outside the mapped flood-risk zones
Good to know

An 8-storey building is permitted next door

Permit issued February 2025 for the plot to the east, about 25 m away. Expect building work in 2026–2028. If the flat faces east, ask about light and view.

Source: Sofia Municipality permits register · section 8
Good to know

Asking is 40% above the 2021 sale

Priced on the real 64 m², it’s about 10% above similar flats nearby. On the listing’s 71 m², it looks in line. That gap is your negotiating point.

Sources: Property Register; listing sites · section 7
03

The flat on paper

FULL

What the official records say this flat is, and how that compares with the listing.

TypeHome in a residential building (apartment)
Floor3 of 6, plus 1 underground
Area64.00 m² in the Property Register · 64.20 m² in the cadastre
Comes withBasement No. 9, 4.00 m² · a 2.184% share of the building’s common parts
Layout on recordLiving room with kitchenette, bedroom, bathroom with WC, hallway, terrace
Building6 floors + basement, 24 homes, finished 2019
Plot68134.0000.000 · 1 046 m²
Register fileProperty file No. 000•••, opened 14 June 2019
Where it is in the building
6
21222324
5
17181920
4
13141516
3
9101112
2
5678
1
1234
−1
B 9Basements
Your flat and basement
Cadastre: building 68134.0000.000.1, 24 homes on floors 1–6. Schematic.
Listing vs. records
Listing says Records say Match
Area71 m²64.00 m² + basement 4.00 m²Check
ParkingIncludedNothing registered with this flatCheck
Rooms2-roomLiving room + bedroomMatch
Floor33Match
Apartment99Match
TypeApartmentHome (apartment)Match
Year built20192019Match
BasementYesNo. 9, 4.00 m²Match
04

Owners, past and present

FULL

Every change of owner since the plot was bought, with the price each deal declared. People are shown by initials and the last two digits of their ID; companies by name.

  1. 2016
    Plot bought by the developerPrimerna Build EOOD buys plot 68134.0000.000 (plot file)
  2. 15 Jun 2020
    First sale Primerna Build EOODA. N. (ID ending ••47) Declared 188 738 лв (≈ €96,500)€1,508/m²Bought with a mortgage, Sample Bank AD Register entry 4•••/15.06.2020
  3. 14 Jul 2021
    Resold after 13 months A. N. (ID ending ••47)I. P. (ID ending ••12) Declared 230 788 лв (≈ €118,000)€1,844/m² · +22%Old mortgage deleted, new one from Example Bank AD Register entry 6•••/14.07.2021
  4. Today
    I. P. owns 100%, for 5 years and 3 months

Marital status isn’t in the register. The 2021 deed names I. P. alone. If they were married then, the spouse must sign the sale too.

Declared values are what the parties wrote in the deed. Often close to the real price, sometimes lower to save on fees. Treat them as a floor.

05

Debts and claims on the flat

Everything registered against the flat, including entries that have since been deleted.

Type Registered Details Status
Seizure12.03.2026Private bailiff reg. no. 9•• · case 2026-9••-0412 · €7,400Active
Mortgage14.07.2021Example Bank AD · 187 760 лв (≈ €96,000)Active
Mortgage15.06.2020Sample Bank AD · 150 000 лв (≈ €76,700)Deleted 14.07.2021
Lawsuits and buyer claims—Nothing registeredNone
Right of use—Nobody has a lifetime right to live thereNone
Leases over 1 year—Nothing registeredNone

Public auctions: no announcements for this address, now or in the archive (Chamber of Private Bailiffs, 19:53). Because of the seizure, the notary should check again on the day of the deed.

06

Is the building legal?

FULL

Whether it was built with a permit and approved for living, and whether anything was added later.

2016Plot boughtPrimerna Build EOOD becomes owner of the land
MAR 2017Building permit No. 1••/2017Chief Architect of Sofia · homes, 6 floors + basement, 24 units
JUN 2019Act 16 + permit for useNo. ДК-07-•••/2019, issued by DNSK
14 JUN 2019Flat recordedIn the cadastre and the Property Register
What was built matches the permit: 6 floors, 1 basement and 24 homes, in both the permit and the cadastre
The flat’s purpose on record is “home”, not atelier or office
No later permits for extra floors, attic conversions or other changes to the building
The developer, Primerna Build EOOD, is active in the Commercial Register and not in liquidation or insolvency. Useful if the building ever needs a defects claim.
07

Price check

FULL

What this flat sold for before, and how the asking price compares. Declared values and asking prices, not a valuation.

Price per square metreEuro per m²
2020 sale, declared
€1,508
2021 sale, declared
€1,844
Similar flats nearby, asking (median)
€2,350
This flat, on the listing’s 71 m²
€2,324
This flat, on its real 64 m²
€2,578
€0€1,000€2,000€3,000

Nearby: median asking price of 18 similar 2-room flats within 600 m on the main listing sites, 25 Oct 2026. Listing sites use listed areas, so compare that bar with the 71 m² one.

+40%asking price vs. the 2021 declared value
~10%above similar flats nearby, priced on the real area
€150,40064 m² × the nearby median. Negotiation maths, not a valuation.

The price only looks like the market if you count 71 m². On the real 64 m² it’s about 10% above similar flats nearby. After the seizure, that’s your strongest negotiating point.

08

Around the building

FULL

Things outside the flat that affect living there, or selling it later.

Primerna St Plot 68134.0000.000 Your building 6 floors Plot 68134.0000.001 New: 8 floors Permit Feb 2025 ~25 m N
Sketch, not to scale.
New building next door. Permit issued February 2025 for an 8-storey residential building on plot 68134.0000.001, about 25 m east. Expect construction in 2026–2028.
Zoning: residential, medium-rise (Sofia General Plan). No streets or public works planned across the plot.
Flood risk: outside the mapped zones in all three scenarios (Danube Region Basin Directorate).
Auctions in the building: no other flats here are listed for public auction.
09

Before you sign

FULL

Turning what we found into a safe deal.

Put these in your preliminary contract

1No deposit until the seizure is deletedOr the deposit sits in a bank escrow account until it is.
2The mortgage is paid from the priceStraight to Example Bank AD, for the exact amount in the bank’s payoff letter, and deleted at the notary.
3The spouse signs tooOr the seller declares their marital status at the notary.
4The real area is written in64.00 m² plus basement No. 9 (4.00 m²) and the share of common parts. Price based on the records, not the listing.
5The parking spot is spelled outWith its own ID and deed, or left out of the price.
6No debts at handoverTax assessment certificate and proof of no debts for heating, water, electricity and the building fund, before the final deed.
7What happens to the depositBy default under Bulgarian law (Art. 93, Obligations and Contracts Act), if you back out you lose it, and if the seller backs out they owe you double. Make the contract say so plainly.

Common clauses, not legal advice. A lawyer or the notary will put them in proper form.

Ask the seller or agent for

  • The bailiff’s release, then proof the seizure is deleted
  • The current notary deed. Since January 2026 we can’t get a copy ourselves.
  • The bank’s payoff letter with the exact amount owed
  • The spouse’s details, or proof the seller wasn’t married in July 2021
  • The parking spot’s cadastral ID and deed
  • The tax assessment certificate (удостоверение за данъчна оценка)
  • Latest paid bills: heating, water, electricity
  • A note from the building manager: no debts to the building fund
  • What the listed 71 m² includes

Your path to the notary

  1. 1Seller clears the seizure
  2. 2We confirm it’s deleted (free)
  3. 3Preliminary contract and deposit
  4. 4Notary orders the encumbrance certificate
  5. 5Final deed: bank paid, mortgage deleted
  6. 6Move bills and your address over
10

What we checked, and what we can’t

12 checks across six official sources, plus listing sites for price context.

Check Source Status Time
Property card, owners, other rightsProperty Register · property fileChecked19:42
Mortgages, seizures, lawsuitsProperty Register · property fileChecked19:42
Past deals and declared valuesProperty Register · 2 deed searchesChecked19:44
Plot ownershipProperty Register · plot fileChecked19:45
Plot, building and flat on the mapCadastre AgencyChecked19:46
Building permit, and permits nearbySofia MunicipalityChecked19:51
Act 16 / permit for useDNSKChecked19:52
Developer statusRegistry Agency · Commercial RegisterChecked19:52
Public auctions, flat and buildingChamber of Private BailiffsChecked19:53
Flood riskDanube Region Basin DirectorateChecked19:53
ZoningSofia Municipality · General PlanChecked19:54
Asking prices nearbyListing sites (not official)Context19:56
Local taxes, bills, building fundOnly the owner can get theseAsk the seller—

All times are 25 Oct 2026. Electronic records for this flat start on 14 June 2019; anything earlier exists only on paper at the registry archive.

What this report can’t tell you
The flat’s condition and hidden defects. Bring a builder or engineer to a viewing.
Debts for local taxes, bills and the building fund. Only the owner can get these, so ask (section 9).
The seller’s personal debts or other properties. For privacy, we only check this flat.
Paper records from before 14 June 2019, kept at the registry archive.
Anything registered after 25 Oct 2026, 19:56. The notary checks again on the day of the deed.
11

Words you’ll hear

FULL

The Bulgarian terms the agent, the bank and the notary will use.

Notary deed · нотариален акт
The final title deed, signed at a notary. Ownership passes here.
Preliminary contract · предварителен договор
The agreement you sign before the deed, usually with the deposit.
Deposit · капаро
Money that secures the deal. Lost if you back out, returned double if the seller does, unless the contract says otherwise.
Seizure · възбрана
A freeze registered by a court or bailiff. A sale doesn’t bind the creditor.
Mortgage · ипотека
A bank’s security over the flat for a loan. Normally paid off from the price at the deed.
Act 16, permit for use · Акт 16, разрешение за ползване
Proof the building was accepted as finished and fit to live in.
Cadastral ID · кадастрален идентификатор
The flat’s unique official number, like 68134.0000.000.1.9.
Tax assessment · данъчна оценка
The municipality’s value for tax. The certificate also shows unpaid local tax.
Joint marital property · СИО
Bought during a marriage, so it belongs to both spouses, even if one name is on the deed.
Private bailiff · ЧСИ
An officer who collects debts, including by freezing and auctioning property.
Encumbrance certificate · удостоверение за тежести
The Registry Agency’s certified list of mortgages, seizures and claims. Notaries ask for it.
12

Register extract

FULL

Selected lines from the Property Register file, in the original Bulgarian. Personal ID numbers masked. Everything above is translated from this.

СЛУЖБА ПО ВПИСВАНИЯТА — СОФИЯ ИМОТНА ПАРТИДА № 000••• открита 14.06.2019 А. ИМОТ Идентификатор 68134.0000.000.1.9 Вид самостоятелен обект в сграда Предназначение жилище, апартамент Етаж 3 Площ 64,00 кв.м Прилежащи части изба № 9 — 4,00 кв.м 2,184 % ид.ч. от общите части на сградата Б. СОБСТВЕНОСТ 14.07.2021 покупко-продажба И. П. ЕГН ••••••••12 1/1 15.06.2020 покупко-продажба А. Н. ЕГН ••••••••47 1/1 прекратена В. ДРУГИ ВЕЩНИ ПРАВА, ИСКОВИ МОЛБИ няма вписвания Г. ИПОТЕКИ 14.07.2021 договорна ипотека „Примерна банка“ АД 187 760,00 лв. действаща 15.06.2020 договорна ипотека „Образец банк“ АД 150 000,00 лв. заличена 14.07.2021 Д. ВЪЗБРАНИ 12.03.2026 възбрана ЧСИ рег. № 9•• изп. д. № 2026-9••-0412 7 400,00 € действаща
Want the official certificate too? The Registry Agency’s certified encumbrance certificate, the one notaries ask for. We order it and attach it here.
+€25 · 7 working days +€39 · 3 working days