Monthly Archives: February 2026

EORI Registration in Bulgaria (2026): Complete Step-by-Step Guide

Krum Popov 18/02/2026

Your shipment sits at Bulgarian customs. The officer asks for your EORI number. You don’t have one. Now what? This scenario plays out daily for businesses that skip a simple but mandatory step before trading internationally. Most online guides either overcomplicate this or skip key details for non-EU companies. Here’s the actual process, with real costs and timelines.

Quick answer: EORI registration in Bulgaria is free, takes 1-3 business days, and you apply through the Bulgarian Customs Agency. EU-based companies can apply online with a qualified electronic signature. Non-EU businesses must submit paper applications with certified Bulgarian translations. Below, we cover every step, document, and common mistake to avoid.

Last reviewed: February 2026. Process and requirements verified against official sources.
(fill the form if you need assistance with EORI registration.)



Jump to: What is EORI | Who Needs One | Required Documents | Application Process | Online Registration | Common Mistakes | After Registration | FAQ

What is an EORI Number?

EORI stands for Economic Operators Registration and Identification. It’s a unique identifier that customs authorities across all EU member states use to track and process international trade activities.

Think of it as a customs passport for your business. Every time goods cross EU borders (either entering or leaving), customs systems log the transaction against your EORI number. This creates a traceable record of your company’s import and export history.

This system has been mandatory since July 1, 2009, when EU Regulation No. 312/2009 came into force. Before EORI existed, businesses needed separate registrations in each EU country they traded through. Now, one number works across all 27 member states.

What Does a Bulgarian EORI Number Look Like?

Bulgarian EORI numbers follow a specific format: BG + X + identification number + control digit. For companies, the identification number is your UIC (Unified Identification Code) from the Trade Register. For individuals, it’s your EGN (personal number). The total length cannot exceed 17 characters.

A typical Bulgarian company EORI looks like: BG1234567890123. You can verify any EORI number through the European Commission’s official EORI validation tool at ec.europa.eu/taxation_customs/dds2/eos/eori_validation.jsp.

Who Needs an EORI Number in Bulgaria?

Bulgaria is one of only five EU countries (alongside Czech Republic, Greece, Lithuania, and Romania) that requires EORI numbers for both B2B and B2C customs clearance. This makes the registration even more critical if you’re operating here.

You need an EORI if:

  • Your Bulgarian company imports goods from outside the EU
  • Your Bulgarian company exports goods to countries outside the EU
  • You’re a foreign company with operations in Bulgaria that involve customs activities
  • You’re an individual entrepreneur or sole proprietor engaged in international trade
  • Your company isn’t VAT-registered but still engages in cross-border trade

You don’t need an EORI if:

  • You only trade within EU borders (intra-EU trade doesn’t require customs declarations)
  • You’re a private individual making occasional personal imports
  • Your business activities don’t involve any customs procedures

What happens if you trade without an EORI?

Simple: your goods get stuck. Customs won’t process shipments without a valid EORI number. Your cargo sits in a warehouse accumulating storage fees while you scramble to register. For time-sensitive goods, this can mean spoilage, missed deadlines, or lost contracts. The registration itself is free and takes days, not weeks. There’s no good reason to skip it.

Required Documents for EORI Registration

The documentation requirements differ based on where your business is established. Get these wrong and your application gets rejected, delaying your ability to trade.

For EU-Established Companies

  • Completed EORI application form (available on the Bulgarian Customs Agency website)
  • Proof of registration from the Bulgarian Trade Register
  • VAT registration certificate (if your company is VAT-registered)
  • Copy of the legal representative’s ID card or passport
  • Power of attorney (if someone other than the authorized person submits the application)

For EU-Based Individuals

  • Completed registration form
  • Valid Bulgarian ID card
  • Proof of accommodation (residency card, rental agreement, or property deed)

For Non-EU Entities

Non-EU businesses face stricter requirements:

  • Completed registration form in Bulgarian language
  • Proof of registration from your home country’s trade register
  • Certificate of good standing (dated within the last 6 months)
  • Valid passport (for individual applicants)
  • Certified Bulgarian translations of all foreign-language documents

This translation requirement catches many foreign businesses off guard. You’ll need a sworn translator certified in Bulgaria, and the translations must be notarized. Expect to pay around 25-40 BGN ($14-22) per page for certified translation, plus notarization fees. Budget an extra 3-5 days for this step.

EORI Application Process: Step by Step

Two paths exist for EORI registration in Bulgaria: online submission through the Customs Agency e-Portal, or paper submission at one of the 15+ customs offices across the country. Major offices are located in Sofia, Plovdiv, Varna, Burgas, and Ruse. The full list is available on customs.bg. Your choice depends on your business type and available resources.

Step 1: Gather Your Documents

Before starting the application, collect all required documents. For EU companies, this typically means downloading your Trade Register extract. For non-EU entities, factor in time for translations and notarization.

Step 2: Choose Your Submission Method

Online submission requires a qualified electronic signature compliant with the eIDAS Regulation. If you don’t have one, you’ll need the paper route. Non-EU operators cannot use the online system and must apply in person.

Step 3: Complete the Application Form

The EORI registration form asks for basic business information: legal name, registered address, company registration number, contact details, and the type of customs activities you’ll conduct. Double-check every field. Incomplete forms are the top reason for delays.

Step 4: Submit to Bulgarian Customs Agency

Submit your completed form with all supporting documents either through the e-Portal or at your nearest customs office. Keep copies of everything you submit.

Alternative: Use a customs broker. If the process feels overwhelming, licensed customs agents can handle EORI registration on your behalf. You’ll need to provide a power of attorney. Service fees typically run 100-300 BGN ($55-165) depending on complexity. Your company remains legally responsible for the accuracy of information submitted, so choose a reputable broker.

Step 5: Wait for Processing

Standard processing takes 1-3 business days. Some sources cite up to 5 working days under Bulgarian legislation. Incomplete applications take longer. Once approved, you receive your EORI number electronically.

Online Registration via e-Portal

Going electronic is faster but has specific requirements. Here’s what you need to access the Bulgarian Customs Agency’s online services.

Prerequisites

  • Qualified electronic signature meeting eIDAS Regulation standards (EU Regulation 910/2014)
  • Valid account on the Customs Agency e-Portal at ep.customs.bg
  • Access to the EORI2 service through “User and Access Management”

Don’t have an electronic signature? In Bulgaria, qualified certificates are issued by providers like B-Trust, Evrotrust, InfoNotary, and StampIT. Prices typically range from 30-80 BGN ($16-44) annually depending on the certificate type. The signature is useful beyond EORI registration since it’s required for many Bulgarian government e-services.

Registration Steps

  1. Navigate to the e-Portal registration section at ep.customs.bg
  2. Create your account using your electronic signature
  3. Request access to EORI2 service via “User and Access Management”
  4. Complete the electronic EORI application form
  5. Upload required documents
  6. Submit and await confirmation

Important Notice

Fair warning: the Customs Agency occasionally implements system updates. During the rollout of the new EORI_BG2 module, electronic registration services may experience temporary disruptions. If you encounter issues, contact the support desk at [email protected] or submit a request at servicedesk.customs.bg.

Common EORI Registration Mistakes

Most application delays stem from preventable errors. Avoid these:

Incomplete Forms

Every field matters. Missing information triggers a request for clarification, adding days to your timeline. Review the form twice before submitting.

Wrong or Outdated Documents

Your Trade Register extract should be current. Certificate of good standing older than six months? Rejected. Expired ID? Rejected. Use fresh documents.

Missing Translations

Foreign documents without certified Bulgarian translations won’t be accepted. This isn’t just any translation. You need a sworn translator recognized in Bulgaria, plus notarization. Start this process early.

Submitting Without Authorization

If someone other than the company’s legal representative submits the application, you need a power of attorney. Forgetting this document delays everything.

Non-EU Companies Using Online Portal

Here’s a critical point: the e-Portal system isn’t available for non-EU operators. If you’re based outside the EU, don’t waste time trying to register online. Go directly to paper submission.

What to Do After Getting Your EORI Number

Registration approval is just the beginning. Take these steps to put your EORI number to work:

Update Your Business Records

Add your EORI number to your official business documentation, invoices, and customs-related paperwork. This number becomes a permanent identifier for your company’s international trade activities.

Inform Your Partners

Share your EORI with freight forwarders, customs brokers, logistics providers, and trade partners. They’ll need it when processing shipments on your behalf.

Review Trade Agreements

With your EORI, you can now access preferential trade agreements and claim preferential origin where applicable. Check if any current agreements benefit your specific import/export activities.

Keep Information Current

Your EORI number never expires. However, you must update the Customs Agency if significant business changes occur: new address, change of legal representative, company restructuring, or shift in customs activities.

Monitor Regulatory Changes

EU customs regulations evolve. The Union Customs Code receives periodic updates. Stay informed about changes that might affect your trading activities or EORI obligations.

Key Benefits of EORI Registration

Beyond legal compliance, your EORI number delivers practical advantages for Bulgaria-based operations:

  • Faster customs clearance: Pre-registered operators experience smoother processing at Bulgarian ports and border crossings with Turkey, Serbia, and North Macedonia
  • EU-wide recognition: One Bulgarian registration covers all 27 member states, no re-registration needed when shipping through Thessaloniki or other EU ports
  • Trade agreement access: Eligibility for preferential tariffs under EU agreements with Turkey, Ukraine, and other trade partners
  • Business credibility: Bulgarian banks and trading partners view EORI registration as a sign of legitimate operations
  • AEO pathway: EORI is the first step toward Authorized Economic Operator certification, which grants further customs simplifications

Frequently Asked Questions

How much does EORI registration cost in Bulgaria?

EORI registration through the Bulgarian Customs Agency is free. You pay nothing for the actual registration. However, non-EU businesses should budget for certified translations (sworn translator fees plus notarization) and potentially professional assistance if navigating the process independently seems daunting.

How long does EORI registration take?

Complete applications typically process in 1-3 business days. Bulgarian legislation allows up to 5 working days. Incomplete submissions take longer since the agency must request missing information and wait for your response. Submit everything correctly the first time to avoid delays.

Can I use my EORI number in other EU countries?

Yes. Your Bulgarian EORI number works across all 27 EU member states. You don’t need separate registrations in Germany, France, Netherlands, or anywhere else in the EU. This is one of the core benefits of the harmonized system introduced in 2009.

Does my EORI number expire?

No. Once assigned, your EORI number remains valid indefinitely. However, you must notify the Customs Agency if your business undergoes significant changes (new address, change of legal representative, restructuring). Failing to keep records updated can cause problems during customs procedures.

What if I’m not VAT registered? Do I still need EORI?

Yes. VAT registration and EORI registration are separate requirements. Even if your company isn’t VAT-registered in Bulgaria, you still need an EORI number to engage in any customs activities involving non-EU trade. The two registrations serve different purposes.

Can a customs broker apply for EORI on my behalf?

Yes. Licensed customs agents can handle the entire EORI registration process for you. You’ll need to provide a power of attorney authorizing them to act on your company’s behalf. Expect to pay 100-300 BGN ($55-165) for this service. Your company remains legally responsible for the accuracy of all submitted information, so verify everything before signing off.

How do I verify that my EORI number is active?

Use the European Commission’s EORI validation tool at ec.europa.eu/taxation_customs/dds2/eos/eori_validation.jsp. Enter your EORI number and it will confirm whether the number is valid and show the registered company name. This is useful when verifying trading partners’ credentials or checking your own registration status.

Final Thoughts

EORI registration in Bulgaria is straightforward when you understand the requirements. EU-based businesses have it easier with online submission, though you’ll need that electronic signature. Non-EU companies face more paperwork but can still complete the process within a week if documents are prepared properly.

Most delays come from incomplete forms, missing translations, and outdated documents. Gather everything before you start. Double-check the form. Submit once, correctly.

One EORI number opens the door to legal customs operations across the entire European Union. For businesses serious about international trade, it’s not bureaucracy to dread. It’s a credential to obtain.

Need help? The Bulgarian Customs Agency support desk is available at [email protected] for registration questions and technical issues with the e-Portal.

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Property Management in Sofia: Charges, ESG & Smart Ops

Sofia Offices Editors 02/02/2026

Property Management in Sofia: Service Charges, ESG Upgrades and Smart-Building Operations

Introduction: Modern Property Management Goes Beyond Maintenance

Property management in Sofia has evolved into a strategic discipline that directly affects operating costs, tenant retention, and asset value. In 2026, service charge transparency, ESG-driven upgrades, and smart-building operations are no longer optional extras—they are core expectations for modern office buildings.

As the Sofia office market matures and competition for quality tenants increases, professional property management in Sofia has become a key differentiator between average and high-performing assets.

Property Management in Sofia Charges, ESG & Smart Ops

Service Charges: A Major Component of Occupancy Costs

Service charges represent a significant share of total office occupancy costs. Well-managed buildings focus on service charge transparency, efficiency, and predictability.

  • Cleaning and hygiene services
  • Security and access control
  • Heating, ventilation, and air conditioning
  • Common area maintenance and repairs
  • Facility management and administration

In 2026, tenants increasingly expect detailed service charge budgets, clear allocation methods, and annual reconciliations.

Transparency and Cost Control Expectations

Rising energy costs and ESG reporting requirements have increased scrutiny of office operating cost structures. Professional property managers prioritize cost efficiency without compromising service quality.

  • Clear annual service charge budgets
  • Line-by-line cost breakdowns
  • Energy usage monitoring
  • Benchmarking against comparable buildings

Buildings that fail to provide transparency risk tenant dissatisfaction and higher turnover.

ESG Upgrades: From Trend to Market Standard

Environmental, Social, and Governance (ESG) criteria are reshaping office property management in Sofia. International tenants increasingly require ESG-compliant office buildings to meet internal policies and reporting obligations.

  • Energy-efficient HVAC and lighting systems
  • Waste separation and recycling programs
  • Water-saving installations
  • Improved indoor air quality and wellbeing features

Buildings that invest in ESG upgrades benefit from stronger tenant demand and long-term value.

Cost Allocation for ESG Improvements

A common challenge in property management is determining who pays for sustainability upgrades. Best practice models balance landlord and tenant cost allocation.

  • Landlord-funded capital expenditures
  • Operational savings reflected in service charges
  • Green lease clauses aligning incentives

Clear communication and structured green lease agreements help prevent disputes.

Smart-Building Operations in Sofia

Smart-building technologies are rapidly becoming standard in Class A office buildings in Sofia and modern Class B developments.

  • Building management systems (BMS)
  • Real-time energy and consumption tracking
  • Predictive maintenance solutions
  • Digital access and security systems

These technologies improve operational efficiency while reducing long-term maintenance costs.

Benefits of Smart Buildings for Tenants

From a tenant perspective, professionally managed smart buildings deliver measurable operational advantages.

  • Lower and more predictable service charges
  • Improved comfort and air quality
  • Reduced operational disruptions
  • Data-driven space optimization

Why Professional Property Management Matters in 2026

As Sofia’s office stock becomes more sophisticated, professional property management services are replacing reactive maintenance models.

  • Higher tenant retention rates
  • Better ESG performance
  • Stronger long-term asset value

What Can SofiaOffices Do for You?

SofiaOffices supports companies and property users by helping them select offices with efficient management structures and predictable operating costs.

  • Office selection with transparent service charges
  • Tenant advisory and operational due diligence
  • Virtual office and registered address services
  • Company formation and accounting support
  • Long-term business presence solutions

Conclusion: Efficient Management Creates Sustainable Value

Property management in Sofia in 2026 is defined by efficiency, sustainability, and technology. Buildings that invest in efficient and sustainable management practices are best positioned to attract tenants and maintain long-term performance.

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Class A Offices for Rent in Sofia: Euro Lease Clauses 2026

Sofia Offices Editors 02/02/2026

Introduction: Why Class A Offices Remain the Benchmark

Class A offices continue to define the upper tier of the Sofia office market in 2026. As vacancy tightens and tenant expectations rise, demand is increasingly concentrated in buildings that offer modern design, operational efficiency, sustainability, and strong corporate representation. For many international companies, Class A offices are no longer a luxury but a strategic necessity.

Although prime rents are gradually increasing, Sofia still offers a compelling value proposition compared to other European capitals. The key for tenants lies in understanding prime office rent levels in Sofia and how to structure a deal effectively.

Class A Offices for Rent in Sofia: Euro Lease Clauses 2026

What Qualifies as a Class A Office in Sofia

Not all modern buildings qualify as Class A. In Sofia, this classification reflects a combination of location, building quality, and long-term operational performance found in Class A office buildings.

  • Prime or well-established business locations
  • Contemporary architecture and high construction standards
  • Energy-efficient systems and sustainability features
  • Flexible floorplates suitable for modern office layouts
  • Professional property and facility management

These attributes translate directly into higher tenant demand and stronger office occupancy levels.

Prime Rent Levels and Market Direction in 2026

Prime rents for Class A offices in Sofia are showing steady, moderate growth. This reflects both rising demand and disciplined office supply dynamics.

  • Highest rents are achieved in the Central Business District
  • Metro-connected business zones offer competitive alternatives
  • New or recently refurbished buildings command rental premiums

Despite upward pressure, rental growth remains predictable, allowing companies to plan office occupancy costs with confidence.

Incentives: What Tenants Can Still Negotiate

While landlords are becoming more selective, incentives have not disappeared. Instead, their structure is evolving within office lease negotiations.

  • Fit-out contributions replacing long rent-free periods
  • Flexible lease commencement dates
  • Phased occupation for growing teams
  • More favorable terms for longer lease commitments

Tenants with strong covenants and clear space requirements remain in a good negotiating position.

Where Real Opportunities Exist Today

Even in a tightening market, informed tenants can still identify value opportunities within premium office space in Sofia.

  • Newly delivered buildings seeking anchor tenants
  • Larger floorplates with limited demand from smaller occupiers
  • Secondary prime locations with excellent transport access
  • Buildings undergoing tenant repositioning

The Importance of Timing and Preparation

Securing a Class A office in 2026 requires proactive planning. Companies that begin early benefit from structured office search strategies.

  • Begin office searches 9 to 12 months in advance
  • Run parallel negotiations with multiple landlords
  • Align lease length with business strategy

What Can SofiaOffices Do for You?

SofiaOffices helps companies navigate the Class A office market with precision and transparency through professional office consultancy.

  • Access to leading Class A office buildings
  • Tenant representation and commercial negotiations
  • Virtual office and registered address services
  • Company formation and accounting support
  • Long-term advisory for international businesses

Conclusion: Premium Space Still Offers Strategic Value

Class A offices in Sofia remain a cornerstone of corporate real estate strategies in 2026. Companies that plan early and negotiate strategically can still secure high-quality offices for rent in Sofia while benefiting from top-tier office environments.

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Sofia Office Market 2026: Falling Vacancy & Tenant Impact

Sofia Offices Editors 02/02/2026

The Sofia office market in 2026 is undergoing a structural shift. After a prolonged period of tenant-friendly conditions driven by oversupply and hybrid work uncertainty, vacancy levels are now declining across most quality office segments. This marks a transition toward a more balanced—and in some locations landlord-favorable—market environment. Sofia office market trends

For companies planning to rent offices in Sofia, this change requires a more strategic approach. While the city remains competitively priced compared to other European capitals, the best opportunities increasingly depend on timing, flexibility, and professional market insight.

sofia office market 2026 falling vacancy

What Is Driving the Decline in Office Vacancy

The fall in vacancy is not accidental. It is the result of several converging trends that are reshaping demand and supply dynamics across the Sofia office buildings market.

  • Reduced speculative office development due to higher construction and financing costs
  • Strong demand from international companies relocating operations to Bulgaria
  • Expansion of existing IT, fintech, and shared services centers
  • Gradual normalization of office attendance following hybrid work stabilization

Unlike previous cycles, the current absorption is largely concentrated in modern office buildings rather than outdated stock.

Which Sofia Office Market Locations Are Tightening Fastest

Vacancy compression is most visible in prime and well-connected submarkets. These areas offer not only prestige but operational efficiency for employers seeking CBD offices in Sofia.

  • Central Business District and city center locations
  • Office clusters with direct metro access
  • Business parks offering amenities and services
  • Class A and modern Class B office buildings

Secondary buildings without modern specifications continue to lag, creating a clear quality divide in the Sofia office market.

How Falling Vacancy Impacts Tenant Negotiating Power

Lower vacancy inevitably affects lease negotiations. While Sofia is not yet a high-pressure market, tenants are already experiencing reduced leverage when negotiating office lease terms.

  • Fewer concessions on headline rent
  • Shorter rent-free periods
  • Higher competition for large contiguous floorplates
  • More selective landlord screening of tenants

Well-prepared tenants with strong financial profiles still maintain negotiating power, especially when working with tenant representation specialists.

Rental Trends and Cost Outlook for 2026

Rental growth in Sofia remains measured rather than aggressive. Prime office rents are edging upward, while secondary locations remain relatively stable according to Sofia office rent data.

  • Prime CBD offices show gradual upward rent movement
  • Metro-connected districts offer strong value-to-cost ratios
  • Incentives are shifting toward fit-out support

Overall occupancy costs remain predictable, supporting long-term office planning.

Why Flexibility Matters More Than Ever

With fewer vacant offices available, flexibility has become a competitive advantage for tenants considering flexible office solutions.

  • Combining traditional offices with virtual office solutions
  • Using serviced offices for temporary teams
  • Designing scalable layouts to accommodate growth

This approach allows companies to secure a strong physical presence while managing risk through serviced office options.

What Can SofiaOffices Do for You About Sofia Office Market in 2026?

SofiaOffices supports international and local companies navigating the evolving market by providing professional office consultancy.

  • Strategic office search and shortlisting
  • Tenant representation and lease negotiation
  • Virtual office and registered address services
  • Company formation and accounting support
  • Long-term advisory for market entry and expansion

Conclusion: Proactive Tenants Gain the Advantage

The Sofia office market in 2026 rewards preparation and decisiveness. Falling vacancy signals market strength, but tenants who act early and align their strategy with market realities will continue to secure Read More