In Bulgaria, construction is divided into stages, and each stage ends with an official document - an act. Which act has been issued for a building determines three key questions:
- whether you can sign the notary deed and become the official owner;
- whether you can live in the apartment and register at the address;
- at what tariffs water and electricity are connected - construction or household rates.
The price of an apartment also directly depends on the stage: the earlier the stage, the lower the price, but the longer the wait for the housewarming.
In 2 minutes we explain what each act means and why a buyer of a new build in Bulgaria should know the construction stage before the deal.
Act 14 is the first important milestone. It is issued when the building reaches the so-called "shell construction" stage: the foundation is poured, the load-bearing walls are erected, the roof is in place. The building has taken shape, but inside there are still bare walls - no finishing, windows or utilities.
What it gives the buyer: from the moment Act 14 is signed, the development right is considered exercised, and the individual apartment becomes an official real estate object. From this stage, the purchase-sale deal can be officially executed at a notary.
Buying at the Act 14 stage usually means the best price in a new development, but the move-in still lies ahead through Act 15 and Act 16.
Act 15 means that all construction and installation works are complete: the facade is finished, the windows are in, the utilities are connected. In essence, it is the handover act of the object from the developer to the client and future owners.
The key nuance of this stage: the building is checked for compliance with the project. If there are defects - they are recorded in the documents, and the developer is obliged to fix them.
Attention: you cannot live in such a building yet. Water and electricity are still supplied at construction tariffs, and the building itself is not officially commissioned.
Act 16 is the Occupancy Permit, the main document every buyer waits for. It confirms: the building is fully safe, complies with all norms and is ready for living.
What Act 16 gives you:
All properties with Act 16 in the Next Home catalog are ready for purchase and move-in - you can receive the keys right after the deal.
| Act | Stage | Notary deal | Can you live there |
|---|---|---|---|
| Act 14 | Shell: foundation, walls, roof | Yes | No |
| Act 15 | Construction complete, handover | Yes | No - construction tariffs |
| Act 16 | Occupancy permit | Yes | Yes - move-in and registration |
In short: Act 14 - you buy a legally registered "skeleton" of the building, Act 15 - readiness and quality are checked, Act 16 - you take the keys and celebrate the housewarming.
Planning a purchase - always first ask which stage the property is at and request the supporting documents. Act 14 and Act 15 are normal working stages of Bulgarian new builds, but the deal terms, move-in timelines and utility tariffs differ at each stage.
If your goal is to move in or rent out immediately, choose properties with an issued Act 16. If price matters more and you are ready to wait - entering at the Act 14 stage usually gives the best price per m2.
Yes. From the moment Act 14 is signed, the apartment becomes an official real estate object, and the purchase-sale deal can be executed at a notary.
No. Act 15 means the construction works are complete and the object has been handed over, but the building is not yet commissioned: water and electricity come at construction tariffs, and official move-in is not allowed.
The right to officially move in and register at the address, direct contracts with electricity and water suppliers at household tariffs, and the most favorable mortgage terms from banks.
Act 15 is the completion of construction and handover of the building by the developer with a project compliance check. Act 16 is the occupancy permit: only after it is the building officially fit for living.
Yes, it is a legal and common practice in Bulgaria with the best price. The key is to check the developer, the land documents and the construction permit. We can help with the verification - contact us.
Request the act from the developer or the agent - it is a public document. In the Next Home catalog, the construction stage is stated in every property card, and a manager will send a copy of the document on request.
We will tell you which stage each catalog property is at, send the documents and organize a viewing - in person in Bulgaria or online via video call.
Katarino SPA Complex is a prestigious gated community on the southern slope of the Rila Mountains, 2 km from Razlog and 10 km from Bansko. Alpine Chalet-style homes, thermal pools with mineral water, saunas, and Farm-to-Table restaurants. Entry price from 50 000 euro - year-round income in euro.
Azimuth Constructions announces the opening of sales in Atlas IV - the largest building in Azimuth District, Burgas. Featuring 320 apartments across 5 entrances, 264 parking spaces and a fully serviced ground floor with a bank, bakery, pizzeria and medical rooms, Atlas IV sets a new standard for residential living in Burgas. Act 14 has been received and Act 16 is expected in June 2026 - making now the optimal window to purchase before handover.
Azimuth Constructions - creator of the landmark Azimuth Quarter in Burgas - announces Azimuth Ring, a next-generation quarter on 15,997 m². For the first time in the company's portfolio: an aparthotel, an open-air 230 m² pool at the quarter's centre, and a full-scale sports park. Sales directly from the developer.
Azimuth Constructions has started construction of Atlas III - the third building of Azimut Quarter in Burgas. 171 apartments, its own medical center on the ground floor and 188 parking spaces. Direct sales from the developer.
All references to rental income, yield, capital appreciation, or \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\"guaranteed returns\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\" on nexthomeglobal.com are for illustrative purposes only and do not constitute any obligations, warranties, or promises regarding future results on the part of Next Home Global EOOD.
Actual results may vary depending on market conditions, project implementation, rental terms and tenant behaviour, as well as third-party actions. Any assessment of commissions, fees, and other transaction-related expenses is the sole responsibility of the client.
Clients are strongly advised to seek independent legal, tax, and financial advice before entering into any transaction or investment. Next Home Global EOOD accepts no liability for investment decisions made based on information published on this website.
© Next Home Global EOOD. All rights reserved. Information is current as of the date of publication and may be changed without prior notice.
Our manager will select properties
for you based on your criteria and preferences
Choose a convenient communication channel
