NEW CONSTRUCTION IN BURGAS: HOW TO CHOOSE THE RIGHT PROPERTY AND NOT PAY THE PRICE OF A MISTAKE?

The market is evolving, buildings are changing, but a good purchase starts with the right questions. A conversation with Stefan Stefanov and Konstantin Gagashev – owners of KANTORA 056 Real Estate.

New construction in Burgas – for some, this is an opportunity to create their new home, for others, it is an investment, and for others – a way to purchase a property that meets modern requirements for comfort, functionality, and energy efficiency.

In recent years, construction activity in the city and the region has been noticeable. New residential buildings, modern complexes, and projects are appearing in areas with development potential. But with the increase in supply comes the need for informed choices.

Because a new building does not always mean a good investment. A beautiful facade is not a guarantee of quality construction, and an attractive price is not always the best offer.

What should a buyer know before investing their money in new construction? How is a project evaluated? What are the risks of purchasing "off-plan" and what is the role of the professional broker?

We discuss these questions with Stefan Stefanov and Konstantin Gagashev – owners of KANTORA 056 Real Estate, an agency focused on the real estate market in Burgas and the Southern Black Sea coast.

The new construction market in Burgas – what do the trends show us?

Konstantin Gagashev: When we talk about new construction, we should not only look at the number of new buildings. It is more important what is being built, where it is being built, and whether the supply meets the real needs of buyers.

Burgas is a city with diverse neighborhoods. There are areas with established infrastructure, areas with active development, and zones where new construction is gradually changing the urban environment. The buyer must assess not only the specific apartment but also the environment in which they will live or invest.

Stefan Stefanov: I agree. In our work, we see that people are becoming more demanding. Years ago, the main question was often "How much does a square meter cost?". Today, more and more buyers are asking about the layout, orientation, parking, quality of common areas, stage of construction, completion deadlines, and payment terms.

This is a positive change. The buyer is no longer just looking for square footage. They are looking for the right home and security in the purchasing process.

According to data from the National Statistical Institute, in the third quarter of 2026, building permits were issued for 180 residential buildings in the Burgas region, providing a total of 1,013 homes and 114,033 square meters of built-up area. This indicates significant construction activity in the region, but it does not mean that all these homes have already been started, completed, or realized on the market.

Our conclusion is clear: the market offers opportunities, but the buyer must be able to distinguish a good project from just a well-advertised project.

Which neighborhoods in Burgas deserve attention when purchasing new construction?

Stefan Stefanov: We would not define one neighborhood as the best for everyone. The choice depends on the purpose of the purchase, the budget, and the lifestyle.

For example, if someone is looking for a permanent residence, proximity to schools, kindergartens, shops, medical services, and transport may be more important than the view or the presence of a pool.

If buying a vacation property, proximity to the sea, access to the beach, and the possibility of renting it out may carry more weight.

Konstantin Gagashev: I would pay attention to several areas:

• Sarafovo – suitable for those looking for a quieter living environment, close to the sea and the specific atmosphere of a seaside neighborhood.

• Izgrev – an area with an established residential environment and interest in new projects.

• Medan Rudnik – a large residential complex with various zones, where the budget, specific location, and infrastructure should be carefully considered.

• Vazrazhdane and Central City Area – interesting for buyers who value proximity to the center and urban services.

• Lazur – an area with a traditionally sought-after location and proximity to the Sea Garden and the sea.

It is important to emphasize that this is not a ranking. In every neighborhood, there are good and weaker offers. Even in the same building, two apartments can have significantly different values due to orientation, floor, layout, view, and functionality.

What does "good new construction" actually mean?

Konstantin Gagashev: We often hear the phrase "I want quality new construction." But when we ask what this means for the specific buyer, we do not always get a clear answer.

For us, a good project should be viewed as a combination of several elements:

1. Location and infrastructure – access to transport, shops, schools, health services, and a normal urban environment.

2. Architectural project – functional rooms, reasonable common areas, good orientation, and natural light.

3. Quality of execution – structure, facade, waterproofing, windows, installations, and materials used.

4. Investor and builder – experience, completed projects, reputation, and ability to fulfill commitments.

5. Documents and legality – verification of ownership, construction documents, building permit, and rights over the land.

6. Purchase conditions – price, payment scheme, deadlines, contractual guarantees, and additional costs.

Stefan Stefanov: There is one thing I would like to emphasize – do not buy based solely on visualizations. They show how the project is conceived but do not prove how it will be executed.

Technical documentation, contractual terms, and the actual progress of construction should always be checked.

Purchasing "off-plan" – opportunity or risk?

Buying a property before the building is completed can provide a greater choice of homes, the possibility to choose a floor and orientation, as well as a more flexible payment scheme.

But this type of deal requires special attention.

Stefan Stefanov: Purchasing "off-plan" is not necessarily risky, just as buying a finished property is not automatically secure. The risk depends on the specific project, the investor, the builder, the documents, and the contract.

Before signing, it should be clarified who owns the land, who the investor is, who is carrying out the construction, whether the necessary permits exist, and what specific obligations the seller undertakes.

Konstantin Gagashev: And one more thing – the buyer must understand exactly what they are buying. What is the area of the apartment? How is the total area formed? What is included in the price? Is there a basement, storage room, parking space, or garage? What is the condition in which the apartment will be handed over?

These questions should receive clear answers before signing the preliminary contract, not afterward.

Act 14, Act 15, and Act 16 – why are they important?

When purchasing new construction, it is important to know the main stages of the construction process.

• Act 14 – a document related to the acceptance of the building's structure.

• Act 15 – a statement to establish the readiness for acceptance of the construction.

• Act 16 – the popular name for the document for putting into operation under the applicable procedure. Depending on the category of the construction and the legal procedure, the document may be a usage permit or a certificate of commissioning.

One should not rely solely on verbal promises like "in a few months there will be Act 16." The deadlines, obligations, and consequences of delays must be clearly regulated in the contract.
See more on the topic here: https://056burgas.bg/bg/-44-5.html

Deferred payment – how to use this opportunity wisely?

One of the advantages that some investors offer is the possibility of installment payments according to the progress of construction.

Konstantin Gagashev: This is an interesting opportunity, especially for buyers who have their own funds but do not want to invest them all at once. However, it is important that the scheme is aligned with the buyer's real financial capabilities and the specific contract.

For example, one scheme may provide for:

• an initial payment upon signing;

• the next payment upon reaching a certain construction stage;

• payment upon completion of the structure;

• final payment at an agreed stage or upon fulfillment of specific contractual conditions.

This is just a sample structure, not a universal scheme. Each offer should be considered individually.

Stefan Stefanov: The most important thing is that the buyer is not guided solely by the size of the first installment. They should know when and under what conditions the next payments will come, what happens in case of delays, and how their interests are protected.

We discuss this topic in detail in our material on https://056burgas.bg/bg/-103-5.html

New construction as an investment – what should we calculate?

Purchasing a property for investment purposes requires a different approach than buying a family home.

It is not enough for the apartment to look good or to be located in an attractive building. A real financial assessment must be made.

The main questions are:

• What is the total purchase price?

• What are the transaction costs?

• How much will finishing and furnishing cost?

• Is there a maintenance fee?

• What rent can realistically be achieved?

• What will be the management and maintenance costs?

• Is there seasonality in renting?

• How easily could the property be resold?

Stefan Stefanov: Often, clients focus on the expected appreciation. We advise them to start from a more conservative calculation – what yield the property can provide at a realistic rent and what expenses the owner will have.

Konstantin Gagashev: We must not forget liquidity. A property can be beautiful and of high quality, but if its layout is inconvenient, the location is poorly sought after, or the price is too high, selling it may prove difficult.

A good investment is not just a purchase at a low price. It is the right balance between price, quality, location, yield, and risk.

What are the most common mistakes when purchasing new construction?

From our practice, we can summarize several mistakes that buyers should avoid:

1. Choosing solely based on the price per square meter.
Two apartments with the same price per square meter can have significantly different real values.

2. Neglecting common areas.
The staircase, elevator, entrance, facade, and spaces around the building are part of the quality of life.

3. Lack of verification of the investor and builder.
Previously completed projects and their execution history are an important starting point.

4. Signing a preliminary contract without legal review.
The contract should be reviewed by a lawyer who protects the buyer's interests.

5. Insufficient attention to parking.
In some areas of Burgas, a parking space or garage can be a significant factor for convenience and future liquidity of the property.

6. Incorrect budgeting.
The purchase price is not the only expense. Fees, furnishing, finishing works, and possible financing costs should be anticipated.

7. Trusting only advertising materials.
Visualizations and presentations are useful, but do not replace documentary verification.

What is the role of the broker when purchasing from an investor?

Konstantin Gagashev: Sometimes people think that since they are buying directly from a builder or investor, there is no need for a broker. But the question is not just where you buy from, but who protects the buyer's interest and who helps them make the right choice.

Stefan Stefanov: Exactly. The role of a good broker is not just to show the apartment and organize the signing. They should help the client compare offers, understand the differences between projects, pay attention to important conditions, and navigate the process informed.

At KANTORA 056, we focus on the Burgas market and the region. In new construction, we offer buyers the opportunity to view offers from investors under direct conditions, without additional commission for the buyer for the new construction projects we offer in Burgas.

It is important for us that the client knows what they are buying, under what conditions they are buying it, and what commitments the parties undertake.

What does the future hold for new construction?

We would not commit to a universal forecast for a specific percentage increase in property prices. The market does not move uniformly across all cities, neighborhoods, and price segments.

However, we believe that several trends will become increasingly important:

More functional homes. Buyers will pay more attention to the actually usable area, natural light, and practical layout.

Energy efficiency. Insulation, windows, heating, and quality of execution will be increasingly important for overall household expenses.

Better organized living spaces. Parking, green areas, access control, and maintenance of common areas will be important criteria in the selection process.

More informed buyers. Access to information will increase demands on investors, builders, and intermediaries.

Greater importance of real value. Not every new building will be a good investment. Projects with well-chosen locations, functional architecture, quality execution, and reasonable prices will have stronger positions.

Our advice to anyone looking for new construction in Burgas

Stefan Stefanov: Do not rush to choose just because someone tells you that the apartment is the last one or that the price will change tomorrow. A good decision requires information and calm assessment.

Konstantin Gagashev: And do not forget – you are not just buying square meters. You are buying location, quality, security, future expenses, and lifestyle. So ask questions, compare, and verify.

Stefan Stefanov and Konstantin Gagashev: Our philosophy at KANTORA 056 is simple – to approach every deal as we would like someone to approach our own purchase or sale. Because trust is built not with promises but with correct actions and attention to detail.

Are you looking for new construction in Burgas?

The team at KANTORA 056 Real Estate can help you compare current offers from investors, choose the right neighborhood, explore deferred payment options, and navigate the purchasing process with more clarity.

With us, you will receive information about the offered projects and purchase conditions, including options for direct prices from the investor and without additional commission for the buyer for new construction in Burgas.

Do not just choose an apartment. Choose the right property.

KANTORA 056 Real Estate
Phone: 0885 056 056
Website: https://056burgas.bg
Burgas, "General Skobelev" St. No. 3

YOU ARE ONE STEP AWAY FROM YOUR NEW HOME!

Frequently Asked Questions about New Construction

Is it worth buying new construction in Burgas?

It can be a good decision for both personal use and investment, but it depends on the specific project, location, quality, price, and contractual conditions. There is no universally correct choice for all buyers.

What should I check before buying an "off-plan" apartment?

Check the ownership of the land, construction documents, building permit, investor, builder, contract, deadlines, payment scheme, and conditions in case of delays. It is advisable for the documents to be reviewed by a lawyer.

What is the difference between Act 14, Act 15, and Act 16?

These are different stages and documents in the construction process. Act 14 is related to the acceptance of the structure, Act 15 certifies readiness for acceptance of the construction, and commissioning is certified according to the applicable legal procedure. See more here: https://056burgas.bg/bg/-44-5.html

Can a new apartment be purchased with deferred payment?

Yes, some investors offer deferred schemes tied to construction stages. The conditions vary by project and should be detailed in the contract.

Is there a commission for the buyer when purchasing new construction through KANTORA 056?

For the projects offered by KANTORA 056 for new construction in Burgas, the buyer does not pay an additional commission to the agency. Specific conditions are clarified when choosing a project and offer.

Which neighborhood in Burgas is the most suitable for purchasing new construction?

There is no single best neighborhood. The choice depends on the budget, purpose of the purchase, preferences for the environment, and infrastructure. Sarafovo, Izgrev, Meden Rudnik, Lazur, Vazrazhdane, and the Center offer different advantages and should be compared according to specific needs.

Source of statistical data: National Statistical Institute – "Building permits for new buildings issued", III quarter of 2026.
https://www.nsi.bg/statistical-data/414/927

The material is for informational purposes only and does not constitute legal, construction, or investment advice. The specific purchase should be assessed according to the documents, technical specifications, and contractual conditions of the respective project.

Type of content: Authoritative expert article – conversation
Authors: Stefan Stefanov and Konstantin Gagashev
Publisher: KANTORA 056 Real Estate