What Size House Can I Build Without a Contractor in Bulgaria 2026
One of the most common questions I receive from clients planning to build in Bulgaria is: “What’s the maximum size house I can legally build myself without hiring a licensed construction company?” The answer is good news for budget-conscious builders—and it’s precisely why our ready-made plans focus on the under-100m² category.
Understanding these regulations can save you tens of thousands of euros and give you the freedom to build your dream home on your own terms.
View ready-made plans under 100m² →
The 100m² Rule: Bulgaria’s Owner-Builder Threshold
Bulgarian construction law categorizes buildings into different classes based on size, complexity, and intended use. For single-family residential construction, the magic number is 100 square meters.
Houses Under 100m²: Simplified Requirements
When your house falls under 100m², you benefit from:
- No requirement for a licensed construction company to execute the build
- Simplified supervision requirements during construction
- Reduced documentation for certain construction phases
- Owner can legally act as the builder with proper architectural plans
- Faster permit processing in most municipalities
This doesn’t mean you can build without any oversight—you still need:
- Professional architectural plans (all our ready-made plans qualify)
- A valid building permit from your municipality
- Proper inspections at key construction stages
- Licensed professionals for electrical and gas work
Houses 100-200m²: Increased Requirements
Once you exceed 100m², regulations tighten:
- Construction supervision becomes mandatory
- More detailed documentation required
- Some municipalities require registered builders
- Inspection frequency increases
Houses Over 200m²: Full Professional Build
For larger homes:
- Licensed construction company typically required
- Full construction management mandatory
- Comprehensive safety documentation
- Multiple professional sign-offs needed
Why 100m² Is the Sweet Spot
The 100m² threshold isn’t arbitrary—it represents the size where a competent individual can realistically manage construction quality without professional oversight. Here’s why this size works:
Practical Construction Scope
An 80-100m² house typically includes:
- 2-3 bedrooms
- 1-2 bathrooms
- Open-plan living/dining/kitchen
- Storage areas
- Covered outdoor space (terrace/veranda)
This is enough space for:
- Couples starting out
- Small families (2-3 people)
- Retirees downsizing
- Vacation/holiday homes
- Rental investment properties
Manageable Complexity
At this size, the technical systems remain manageable:
- Single electrical panel (typically 24-32 circuits)
- Straightforward plumbing runs
- Simple HVAC requirements
- Standard foundation designs
- Conventional roof structures
Our House C-101 at 80m² and House C-102 at 97m² are specifically designed to maximize livability while staying under the threshold.
Square Meter Calculation: What Counts?
Understanding how square meters are calculated is crucial for staying under 100m²:
Included in the Count
- All enclosed heated living space
- Interior walls (measured to exterior face)
- Built-in storage within the living envelope
- Enclosed staircases (in multi-story designs)
Typically Excluded
- Open terraces and balconies
- Covered but unenclosed porches
- Unheated garages and carports
- Basement storage (unheated, non-habitable)
- Roof overhangs
This means a house with 95m² of interior space could have a 30m² covered terrace and 20m² carport without exceeding the threshold—giving you significantly more usable space.
Ready-Made Plans Under 100m²
Our portfolio includes designs specifically optimized for owner-builder construction:
House C-101: The Compact Mountain Chalet
- Size: 80m² (well under threshold)
- Bedrooms: 1
- Floors: 1 (single story)
- Style: Cozy mountain aesthetic
- Price:
€2,493€2,168 (15% off)
Perfect for: Vacation homes, retirement retreats, starter homes in areas like Bansko, Borovets, or Pamporovo.
House C-102: The Efficient Family Home
- Size: 97m² (just under threshold)
- Bedrooms: 2
- Floors: 1 (single story)
- Style: Multi-gable roof, ground-level veranda
- Price:
€2,731€2,375 (15% off)
Perfect for: Small families, couples planning ahead, investment properties in regions like Plovdiv, Stara Zagora, or Veliko Tarnovo.
Regional Variations in Enforcement
While the 100m² rule is national, enforcement varies by municipality:
Stricter Regions
Urban areas and tourist zones tend to be more rigorous:
In these areas, staying well under 100m² (80-90m²) provides extra margin.
More Flexible Regions
Rural municipalities often have more practical approaches:
These regions value development and tend to facilitate owner-builders who follow proper procedures.
Step-by-Step: Building Under 100m² Yourself
Here’s the practical process for owner-builder construction:
Phase 1: Documentation (1-3 months)
- Acquire suitable land with building rights
- Purchase ready-made plans (immediate availability)
- Submit permit application with complete documentation
- Receive building permit (4-8 weeks typical)
Phase 2: Foundation (1-2 months)
- Hire excavation equipment (or rent and operate yourself)
- Pour foundation (consider hiring concrete pump + helpers)
- Complete underground utilities rough-in
- Pass foundation inspection
Phase 3: Structure (3-4 months)
- Build walls (blocks, brick, or timber frame)
- Install roof structure (may want professional help here)
- Complete roof covering (tiles, metal, or membrane)
- Install windows and doors
- Pass structural inspection
Phase 4: Systems (2-3 months)
- Rough-in electrical (licensed electrician required)
- Install plumbing (can be DIY with careful work)
- HVAC system installation
- Pass systems inspection
Phase 5: Finishing (2-4 months)
- Interior plastering
- Flooring installation
- Kitchen and bathroom fitting
- Exterior finishing
- Final inspection and Act 16
Total timeline: 12-18 months working part-time
Common Questions About Size Limits
Can I build 99m² to stay just under the limit?
Yes, and many owners do exactly this. House C-102 at 97m² is designed for this purpose—maximizing space while maintaining owner-builder eligibility.
What if I want to expand later?
Extensions are possible but may require full professional build procedures. Better to build the right size initially or choose a design that’s complete as-is.
Does the 100m² rule apply to renovations?
Renovations have different rules. The 100m² threshold primarily applies to new construction. Major renovations may have their own simplified procedures.
Can I build multiple small houses on one property?
Zoning determines this. Some rural properties allow multiple structures, but each must meet permit requirements. Consult your municipality.
What about two-story houses under 100m²?
Absolutely possible. A 50m² footprint with two floors gives you ~100m² total. Our larger ready-made plans like House A-101 use this approach, though that specific design exceeds 100m².
The Financial Advantage
Building under 100m² yourself versus hiring a contractor for a larger home:
| Approach | House Size | Build Cost | Plans Cost | Total |
|---|---|---|---|---|
| Owner-built C-101 | 80m² | ~€35,000 | €2,168 | ~€37,000 |
| Contractor-built | 150m² | ~€105,000 | €5,000 | ~€110,000 |
| Owner-built C-102 | 97m² | ~€45,000 | €2,375 | ~€47,000 |
The smaller, self-built option often provides equivalent lifestyle quality at 40-60% of the cost.
Frequently Asked Questions
Is the 100m² limit for the building footprint or total floor area?
Total floor area of enclosed, heated space. A two-story house with 50m² per floor = 100m² total.
Do I need any professional certifications to build myself?
No personal certifications required for owner-builders under 100m². You need professional plans and must hire licensed electricians and gas fitters for their specific work.
Can foreigners use the owner-builder exemption?
Yes. EU citizens have equal rights. Non-EU citizens can own buildings (land ownership requires a Bulgarian company, but the building can be personally owned).
What happens if I accidentally exceed 100m²?
Your permit specifies the size. Building larger than permitted creates legal issues regardless of the threshold. Stay within your approved plans.
Are there exceptions to the 100m² rule?
Some specialized situations (agricultural buildings, temporary structures) have different rules. For standard residential construction, 100m² is the consistent threshold.
Start Your Owner-Builder Journey
The 100m² threshold creates a genuine opportunity for hands-on builders to construct their own homes legally and affordably. Our ready-made plans are specifically designed to help you capitalize on this opportunity.
Your next steps:
- Browse plans under 100m² — filter by size
- Review C-101 (80m²) and C-102 (97m²)
- Contact Architect Miglena with site-specific questions
- Check our pricing page for complete cost information
All ready-made plans currently include 15% off — the perfect time to start planning your self-built Bulgarian home.
