Guest House Plans Bulgaria 2026 | Secondary Building Guide
A guest house adds versatility to your Bulgarian property—accommodating visitors, generating rental income, providing workspace, or creating independent living for family members. Bulgaria’s building regulations make adding a secondary dwelling both legal and practical.
This guide covers everything you need to know about planning and building a guest house in Bulgaria.
Why Build a Guest House?
Multiple Uses
A well-designed guest house serves many purposes:
- Guest accommodation: Host friends and family comfortably
- Rental income: Airbnb or long-term tenant
- Home office: Separate work from living
- Multi-generational living: Parents or adult children nearby
- Caretaker housing: On-site property management
- Future flexibility: Needs change over time
Property Value
Guest houses typically increase property value:
- Additional living space is valuable
- Income potential attracts buyers
- Flexibility appeals to diverse purchasers
- Well-built structures hold value
Bulgarian Advantages
Building a guest house here is particularly attractive:
- Lower construction costs than Western Europe
- Under-100m² self-build regulations apply
- Affordable land for larger plots
- Relaxed regulations compared to many countries
Legal Framework
Primary vs. Secondary Structures
Understanding the classification:
Primary dwelling:
- Main residence on property
- All building codes apply
- Full permit process required
Secondary dwelling (guest house):
- Subject to same building regulations
- Must meet setback requirements
- Utilities connection may differ
- Can be self-build if under 100m²
The 100m² Self-Build Rule
Guest houses benefit from this regulation:
- Under 100m²: Self-build eligible
- No licensed contractor required
- Simplified permit process
- Covered areas don’t count toward limit
- Perfect for compact guest houses
Our C-101 (80m²) makes an ideal self-build guest house.
Permit Requirements
For a secondary dwelling:
- Architectural plans required
- Building permit from municipality
- Site plan showing both structures
- Utility connections addressed
- Setback requirements met
Plot Coverage Limits
Municipalities set maximum coverage:
- Typically 20-40% of plot area
- Combined footprint of all buildings
- Check local regulations
- Larger plots have more flexibility
Design Considerations
Size Options
Choose based on intended use:
Compact (40-60m²):
- One bedroom + living/kitchen
- Perfect for couple guests
- Low construction cost
- Easy to maintain
Standard (60-80m²):
- One-two bedrooms
- Full kitchen and living
- Suitable for small family
- C-101 design works well
Maximum Self-Build (80-100m²):
- Two bedrooms
- Complete amenities
- Long-term habitable
- C-102 provides this option
Independence Level
How separate from main house?
Fully independent:
- Own entrance and parking
- Complete kitchen
- All utilities separate
- Could function alone
Semi-attached:
- Near main house
- Shared outdoor spaces
- May share some utilities
- More casual feeling
Connected:
- Physical connection to main house
- May share entrance
- Utility connections simpler
- Less privacy
Essential Features
Guest houses should include:
- Private entrance
- Full bathroom
- Kitchenette or full kitchen
- Sleeping accommodation
- Living/sitting area
- Covered outdoor space
- Storage space
Amenities for Rental
If considering Airbnb or rental:
- Quality mattress and bedding
- Well-equipped kitchen
- Reliable internet (critical)
- Heating and cooling
- Parking space
- Laundry facilities
- Outdoor furniture
Location on Property
Placement Considerations
Where to site your guest house:
- Respect setback requirements
- Consider privacy for both dwellings
- Access for construction materials
- Utility connection routes
- Views and orientation
- Outdoor space allocation
Privacy Balance
Finding the right distance:
- Too close: Lack of independence
- Too far: Inconvenient for utilities/access
- Consider sight lines from both
- Landscaping can add privacy
- Shared vs. separate outdoor areas
Utility Connections
Planning for services:
- Water: Extend from main or separate meter
- Electricity: Sub-panel from main or separate meter
- Sewage: Connect to main system or separate septic
- Internet: Extend WiFi or separate connection
- Gas: If applicable, plan routing
Cost Analysis
Construction Costs
Typical guest house investment:
| Size | Self-Build Cost | Contractor Cost |
|---|---|---|
| 50m² | €20,000-30,000 | €35,000-45,000 |
| 70m² | €28,000-40,000 | €45,000-60,000 |
| 90m² | €36,000-50,000 | €55,000-75,000 |
Plus architectural plans, permits, and finishing.
Complete Budget Example
80m² guest house project:
| Item | Cost Range |
|---|---|
| Architectural plans (C-101) | €2,168 |
| Building permit fees | €200-400 |
| Construction (self-build) | €32,000-45,000 |
| Utility connections | €1,000-3,000 |
| Interior finishing | €5,000-10,000 |
| Furnishing (if rental) | €3,000-7,000 |
| Total | €43,000-67,000 |
Return on Investment
If used for rental:
- Airbnb income: €3,000-8,000/year possible
- Long-term rental: €200-400/month
- Payback period: 8-20 years depending on use
- Plus property value increase
Guest House Plans
C-101: Ideal Guest House (80m²)
Perfectly sized for guests:
- Open living/kitchen area
- Comfortable bedroom
- Full bathroom
- Covered terrace for relaxing
- Self-build eligible
- Price:
€2,493€2,168
C-102: Family Guest House (97m²)
When guests need more room:
- Two separate bedrooms
- Larger living areas
- Utility space included
- Ground-level accessibility
- Self-build eligible
- Price:
€2,731€2,375
Construction Approach
Self-Build for Guest Houses
Especially practical for secondary structures:
- Lower stakes than main home
- Can take your time
- Learn skills for future projects
- Maximum cost savings
- Stay on-site during construction
Phased Construction
If budget is limited:
- Phase 1: Shell and basic utilities
- Phase 2: Interior finishing
- Phase 3: Furnishing and landscaping
- Spread costs over time
- Use as storage/workshop during phases
Contractor Assistance
Even with self-build:
- Consider pro foundation work
- Roof construction may benefit from help
- Electrical final connections required by law
- Specialized finishes if desired
Regional Considerations
Mountain Properties
For properties near Troyan or Bansko:
- Snow load engineering important
- Heating system essential
- Covered entry for weather
- Potentially higher construction costs
- Ski rental potential
Coastal Properties
- Summer cooling priority
- Outdoor living emphasis
- Seasonal rental potential high
- Corrosion-resistant materials
- Hurricane considerations
Rural Properties
For village or countryside:
- More relaxed placement options
- Septic considerations
- May be primary dwelling initially
- Lower construction costs
- Off-grid options possible
Frequently Asked Questions
Do I need a permit for a guest house?
Yes, guest houses as permanent structures require building permits. The process is simpler for structures under 100m², and you can self-build, but permits are still required.
Can I rent out my guest house?
Yes, short-term rental (Airbnb) and long-term rental are both legal. You’ll need to register with the municipality and pay applicable taxes on rental income.
How far from the main house must the guest house be?
This depends on local regulations. Minimum setbacks from property lines apply (typically 3m). Distance from the main house is often your choice within coverage limits.
Can the guest house be a different style than the main house?
Yes, though maintaining some design consistency often looks better and may help with permits. Your architect can advise on compatible design approaches.
What if I build the guest house first?
Many people do this—live in the guest house while building the main house. It becomes your construction base and then converts to guest use when the main house is complete.
Start Your Guest House Project
A guest house adds flexibility and value to your Bulgarian property. Our under-100m² plans make guest house construction practical and affordable through self-build.
Your next steps:
- Browse guest house plans — C-101 and C-102 work perfectly
- Review your plot’s coverage allowance
- Consider your primary use case
- Contact Architect Miglena for guest house planning advice
All plans include 15% discount—add a guest house to your property today.
