Buying a plot near Sofia: 10 checks before you decide

The first step is to compare the cadastre data with the actual situation on site — area, shape and boundaries on the sketch don't always match reality, especially for older plots or ones that have been through a division. A mismatch between sketch and fence line is a signal to request a fresh survey before going further.

It's also worth checking neighbouring plots in the same area for any pending boundary disputes that could later affect your own plot.

A certificate from the Registry Agency shows the entries, rights and restrictions registered at the time of issue — mortgages, attachments, easements, pending claims. It is not a guarantee about the future, just a snapshot of the current state, so it's best obtained close to the transaction date.

Separately, check the chain of previous owners — for inherited or co-owned plots it's important to confirm that all co-owners genuinely take part in the sale.

Status determines what can actually happen on the land — whether it's a regulated plot (UPI) with a defined purpose, or agricultural land with no detailed development plan in force. The difference between the two is substantial and is covered separately in UPI, PUP and agricultural land.

For plots within Sofia, municipal plans can be checked through the NAG portal; outside the city this does not apply and the check goes through the relevant municipality instead.

A road on the map doesn't always mean a real, implemented, serviceable access route — covered in detail in access to a plot. The same applies to electricity and water: proximity to a network doesn't mean an automatic right to connect, see a plot without utilities.

• Legal access registered in the cadastre, not merely marked on a sketch
• A physical road that actually exists and is in use
• Written confirmation from the utility companies on capacity and route

Slope affects both the scope and the cost of future construction — a steep plot may need extra retaining work or a more complex design. Also check whether easements run through the plot — for instance, a right of way for a neighbouring property or infrastructure routes — these reduce the usable buildable area even when the status on paper looks favourable.

As a hypothetical example, suppose a 600 m² plot carries an 80 m² strip serving as a right of way for a neighbouring property. In practice, the buildable portion is smaller than the nominal area, and that should be reflected in the offer you make.

The most common mistake is treating a seller's verbal promise as fact — for example, "power is nearby, connecting is easy" or "the road is municipal, no problem". Without written confirmation from the relevant authority or utility company, such statements carry no weight in a future dispute.

Another frequent mistake is checking only the documents without a site visit, or the reverse — visiting the site without checking the documents. Either one alone gives an incomplete picture: a document can be current while the physical state of the ground differs, and vice versa.

• Accepting verbal information without written confirmation
• Skipping a check of neighbouring plots and any pending disputes
• Relying only on listing photos instead of an actual site visit

Each of these checks is relatively quick on its own, but together they build a realistic picture of the plot — and that picture often determines whether a given price is reasonable. If any result raises doubt, it's better to get written confirmation than to rely on the seller's verbal assurance.

IM-Development can help organise these checks for a specific plot near Sofia — see our services.