Short-Term Rentals (Airbnb) in Varna – Opportunities and Limitations for Investors

Varna as a destination for short-term rentals

Varna is one of the most attractive cities in Bulgaria for short-term rentals. A sea capital, with an airport, close to resorts like Golden Sands and St. St. Constantine and Helena, a strong summer season and an increasingly active year-round tourist flow – all this makes the city a natural choice for platforms like Airbnb and Booking.

For investors, short-term rentals offer higher potential income compared to long-term rentals, but also more commitments, regulations and risk. To make the investment successful, you need a good understanding of both the market and the regulatory framework, as well as the practical organisation of this type of business.

Short-term vs long-term rentals – what’s the difference for the investor?

With long-term rentals, the property is let for months or years to a single tenant – usually with lower yield but more predictability. With short-term rentals:

• you have many guests for shorter periods;
• income varies depending on the season and occupancy;
• active management is required – bookings, cleaning, communication;
• regulatory requirements are stricter, as the activity is treated as a tourist service.

The choice between the two approaches depends on the type of property, its location in Varna, your budget and your readiness to manage a more dynamic business.ес.

What kind of property is suitable for short-term rental in Varna?

Not every apartment is suitable for Airbnb. In a seaside city the market is very sensitive to location, interior and the feeling of comfort.

When choosing a property for short-term rental, pay attention to:

• Location – proximity to the city centre, the Sea Garden, the beach or key transport links;
• Type of building and common areas – well-maintained building with a decent entrance and elevator;
• Layout – practical one-bedroom or two-bedroom apartment with clearly defined sleeping and living areas;
• Possibility to park – a big plus for guests arriving by car;
• Noise – properties above noisy bars and clubs often receive lower ratings.

Through the “Search property” section you can filter properties that are suitable as investments – in central and tourist-preferred areas, with good size and layout.

Yield and seasonality – what to expect

Short-term rentals in Varna are highly seasonal. The summer months can bring very high occupancy and nightly rates, while in winter demand is weaker and prices are often adjusted.

Factors that influence yield:

• location – city centre, Sea Garden, proximity to the beach;
• quality of the interior and amenities – air conditioning, equipped kitchen, Wi-Fi, good bathroom;
• maintenance and cleanliness – directly affect ratings on the platforms;
• smart pricing management according to the season, events in the city and occupancy;
• competition – how many similar listings there are in the area.

A good practice is to prepare several occupancy scenarios – optimistic, realistic and conservative – and compare them with the yield from a long-term rental of the same property.

Regulations and registrations – what you need to know in general

When a property is rented short-term to tourists, Bulgarian legislation treats it as a tourist service. This means that, for legal operation, you need to:

• register/categorise the property as an accommodation facility (for example “apartment for guests”) under the Tourism Act with the respective municipality;
• comply with requirements for minimum conditions and safety;
• submit data about accommodated guests to the Unified Tourist Information System (ESTI);
• report and pay tourist tax to the municipality;
• declare your income and comply with tax requirements.

Varna has its own specific procedures for registering accommodation of class “B” (guest room/guest apartment) through the municipal administration. Procedures and rules may change, so before starting such an activity it is wise to consult a lawyer or accountant who follows the current legal framework.

Practical organisation of short-term rentals

Short-term rental is a small business, not a passive investment. To work well, it needs a clear system.

Key elements of good management include:

• professional photo shoot and attractive property description;
• clear rules for check-in, check-out, quiet hours and use of the property;
• organisation of cleaning and laundry between stays;
• fast communication with guests – before, during and after their stay;
• a pricing system – according to season, events, occupancy;
• accurate records of nights stayed and income.

Some investors choose to manage the property themselves, others work with specialised short-term rental management companies. In both cases it is crucial to have a clear idea of the costs and the time you will devote.

Risks and how to limit them

Like any business, short-term rental carries risks:

• periods of low occupancy;
• damage and wear-and-tear from guests;
• complaints from neighbours;
• changes in regulations or local policies;
• administrative fines for non-compliance.

To limit the risk:

• choose a property in buildings where the management is not strictly against short-term rentals;
• set clear house rules and communicate them already in the listing;
• insure the property and its furnishings;
• maintain proper reporting to the municipality and tax authorities;
• keep track of legislative changes and adjust the activity when necessary.

The role of Varna Home Center when choosing a property for short-term rental

Whether you are planning your first investment or expanding your portfolio, choosing the right property is critical. The professional brokers at Varna Home Center understand not only the traditional sales market, but also the rental potential – both long-term and short-term.

The team can help you:

• identify neighbourhoods and buildings with the best potential for short-term rentals;
• realistically assess the expected yield compared to the purchase price;
• find properties that combine good location and suitable layout;
• plan a strategy – to start with long-term rental and, when the time is right, switch to short-term or a combined model.

Through the “Search property” page you can filter current listings, and with the help of a broker focus on properties that have real potential to become a working investment.

Short-term rental is an opportunity – but also a responsibility

Short-term rentals in Varna via platforms like Airbnb can be highly profitable, but they are not “easy money”. They require careful property selection, compliance with the legal framework, active organisation and care for your guests.

When you combine professional assistance during the purchase from Varna Home Center with the right property management strategy, short-term rentals can become a stable source of income and a long-term investment in one of the most attractive cities in Bulgaria.