Property Status in Bansko and Mortgage: Risks and Tips 2026

В Bansko, due to the specifics of development in resort areas and the requirements of the Spatial Planning Act (SPA), properties are largely divided into three main categories: housing (apartments), studios and commercial properties (hotel rooms/apartments). For commercial banks, these terms are not synonymous - they represent a different degree of risk and dictate radically different mortgage loan conditions.

1. „Apartment/Apartment“ Status: The Gold Standard for Mortgage

This is the cleanest and safest option for any banking institution. In order for a property to be considered an "apartment", it must meet strict technical criteria according to the ZUT: it must have a separate entrance, at least one living space, a kitchen or kitchenette, a bathroom with a toilet, and mandatory storage space (basement, attic, or closet in the property itself).

• Financing percentage: You can count on the maximum for the market – up to 80-85% of the market assessment for residents with income from Bulgaria.
• Interest rates: You use the standard promotional interest rates for housing loans, which as of the beginning of 2026 remain at levels around 2.3% - 3.5%.
• Market valuation: Licensed appraisers use the comparative method with other similar residential properties, which usually results in a more realistic and high appraisal covering the sales price.

2. The Atelier Trap: What you need to know?

Studios in Bansko are a common sight, especially in the complexes around the Gondola and the Gramadeto area. They are often located on the attic floors or on the ground floor. Although they visually look like a typical studio, from a legal point of view they are intended for „creative activities“. Although after the recent changes in the law, studios are treated almost like homes for the purposes of address registration, banks remain conservative.

3. "Hotel room" and aparthotel properties

This status is typical for large holiday complexes with centralized management. Here the property is part of a building for public purposes (hotel). For the bank, this is not a residence, but a "business asset" or "commercial space".

Financial implications for the buyer:

• Higher deductible: Banks require you to provide between 40% and 50% of the amount with your own funds.
• Interest surcharge: Because the risk with commercial properties is higher, the interest rate is often 11% to 21% higher than for a regular mortgage.
• VAT and taxes: When purchasing from a legal entity, VAT may be due, and local taxes and garbage fees for non-residential properties in the Municipality of Bansko are higher.

4. Industrial electricity: The biggest "red flag" in Bansko

One of the biggest problems in the resort is the presence of buildings that still use common industrial electricity. This means that the complex does not have individual accounts with the ERM West for each apartment.

For banks, this is a signal of incomplete documentation or problems with commissioning. Most leading banks they directly refuse a mortgage for properties on industrial electricity, as the collateral is considered illiquid. Always require a certificate of the presence of individual electricity and water bills.

Conclusion

Choosing the status of your property in Bansko is as important as the location itself. To ensure peace of mind and the best interest rates in 2026, focus your search on properties with the status of apartment, owning Act 16 and open household lots. Everything else requires careful analysis and more available capital.