Buying in a gated complex in Sofia: maintenance fees, the management contract, condominium or not, security and parking — what to check

"Gated complex" turns up more and more often in Sofia new-build listings — in Mladost 4, Malinova Dolina, Vitosha, Boyana, Dragalevtsi, Simeonovo. But a fence, a barrier and a guard at the gate don't make a complex "gated" in the legal sense. And the legal regime decides three things you will pay for and live with for years: who manages the common areas, how the fee is set, and whether you can change the manager.

Verified as of October 2026. This is general information — the actual contract and the complex's documents always have the final word.

Two regimes: a closed-type complex or an ordinary condominium

1. A closed-type residential complex (Art. 2 of the Condominium Management Act). The Act provides that management of the common parts of buildings in such a complex is governed by a written contract, with notarised signatures, between the developer and the owners (Art. 2(1)). The contract is recorded against each individual unit and is binding on later buyers (Art. 2(2)) — so if you buy on the resale market, you take over the previous owner's contract.

The Act defines a closed-type complex as a separate regulated plot with buildings in condominium ownership and facilities serving the owners, with controlled access for outsiders (§ 1(3) of the Additional Provisions). Without those features, the special Art. 2 regime does not, as a rule, apply.

2. An ordinary condominium with a fence. Many "gated" complexes in Sofia are in fact one or more condominium buildings with a fence and a guard, but without an Art. 2 contract. Then the general rules of the Act apply: the general assembly decides on fees, the manager and repairs, and it can hand management to a professional company. We explained quorum and majorities in The general assembly of an apartment block.

Why it matters: under an Art. 2 contract, the terms are largely set by the contract signed with the developer. In an ordinary condominium the owners decide for themselves — and can replace the company if they are unhappy.

The management contract: what to read

Ask for the contract before you pay a deposit and check:

• whether it is recorded against the specific property, and who the parties are — the developer, or a company to which it has passed management;
• exactly what the fee covers — security, cleaning, landscaping, lighting, lifts, pool, gym, snow clearing, insurance of the common parts;
• how the fee is calculated — per square metre, per unit or a mix — and how it changes: unilaterally, by index, or with the owners' agreement;
• term and termination — can the owners end the contract and on what terms; what happens if the developer sells its stake or the company goes bust;
• reporting — do owners get an annual statement of costs;
• penalties for late payment — interest, restricted access to the pool or car park.

Also ask for a certificate from the manager that the seller has no arrears — the previous owner's unpaid fees are the most common source of disputes with a new owner.

Who owns the paths, the garden and the pool

This is the question buyers most often miss. There are two possibilities:

• Common parts — the land, paths, playground and pool are co-owned by all owners in undivided shares. You can see this in the title deed.
• Owned by the developer or a third party — owners then use them under a contract. They can be sold, let or closed, and the fee for using them can change.

Check in the title deed what undivided shares of the land and common parts you acquire, and whether the pool, gym and garage are separate units and who owns them.

Parking: a space, a garage or a "right of use"

• A garage (an enclosed box) can be a separate unit — with its own title deed, tax valuation and tax.
• A space in an underground car park is, under the current Spatial Development Act, not a separate object of ownership. It is acquired as an undivided share of the garage or as an appurtenance of the flat. Read carefully how it is described in the title deed — that decides whether, and to whom, you can sell it separately.
• An open-air space in the courtyard is not a separate unit either. Its use is arranged through undivided shares of the land, a contract or an owners' decision — and it can be challenged.
• Check how many spaces there are relative to the number of flats, and whether there are visitor spaces — in complexes on the slopes of Vitosha this is a frequent cause of disputes.

Security and access control

• Who hires the security — the developer, the management company or the owners — and under what contract.
• CCTV: who has access to the footage and how it is stored.
• How couriers, guests, taxis and ambulances get in — the practical details that make daily life easy or hard.

Infrastructure — especially in the southern districts

In some complexes in Boyana, Simeonovo, Dragalevtsi and Vitosha:

• the access road may be private or not yet taken over by the municipality — who maintains it and clears the snow?
• water and sewerage may have been built by the developer and not yet handed over to the water utility — in which case their upkeep falls on the owners;
• public transport is a long way off — check the real travel time to work and school.

Ask for the certificate of use for every building and facility, including the pool and the underground garage, and run a Property Register search for encumbrances on the common parts.

The condominium register

Whatever the regime, condominium buildings are entered in the municipality's public register. We explained how to check your building in Your building manager is now in a public register. If you are looking at a holiday complex at the coast or in the mountains, the rules are similar — see Buying a holiday property on the coast.

In short

• A "gated complex" in a listing ≠ a closed-type complex under Art. 2. Find out which regime applies.
• Under Art. 2, the management contract is recorded and binds you as a later buyer — read it before paying a deposit.
• Find out who owns the paths, the pool and the car park.
• A parking space — open-air or underground — is not a separate property; check how the deed describes it.
• Check the road, water and sewerage in the southern districts.

If you are looking at a home in a gated complex in Sofia, call us or come into the office. We'll go through the management contract and the complex's documents with you before you commit. You can also browse our current listings.

This is general information, not legal advice for a specific case. Verified as of October 2026.