The two situations in which buyers most often ask us "now or later?" are maternity leave and a new job. In both, the income exists, but the bank sees it as temporary or uncertain. That does not mean an automatic refusal — but it does mean preparation matters more than usual.
How the bank thinks about income
Under Bulgaria's Consumer Real Estate Credit Act, the bank assesses your creditworthiness based on your income and expenses (Art. 16), and must also take into account assumptions about future events during the loan term (Art. 13). In other words, it looks not just at today's salary but at how stable it is.
The BNB lending standards apply on top: payments on all your loans should not exceed 50% of the monthly income the bank accepts. If the accepted income is lower, so is the maximum instalment.
Maternity leave: what the income is
Benefits are paid by Bulgaria's National Social Security Institute (NSSI). As of October 2026:
- Pregnancy and childbirth benefit — 410 days. It is 90% of average daily gross pay over the 24 calendar months before the leave, capped at average daily net pay for the same period. For most employees it is in practice close to their net salary.
- The second year — until the child turns 2. The benefit is a flat €398.81 a month, regardless of previous income.
- If you return to work before the leave ends, you receive your salary plus 50% of the benefit.
From the bank's point of view, the first year is usually easier: the income is close to the previous level and the employment relationship continues. The second year is the issue. If the mother's income falls to €398.81 while the loan was sized on her full salary, the budget may not hold — and the bank knows it.
How banks approach it in practice
Policies vary, but you will most often see:
- accepting the benefit as income for the period it is paid, often combined with the other spouse's income;
- a requirement for an employer's letter confirming a permanent contract and that the job is being held;
- an assessment of income after the return to work — especially if the loan is granted near the end of the leave;
- a more conservative approach if the mother is the sole applicant.
Two applicants usually solve much of the problem — the other spouse's income carries the main weight in the calculation. If you are married and under 35, also check the young-family tax relief.
Probation: why it is a risk for the bank
Under the Labour Code, a probation period can last up to 6 months (Art. 70). During it, the party in whose favour it was agreed can terminate the contract without notice (Art. 71). For the bank, that means your income could disappear at any moment through no fault of yours.
That is why some banks require probation to be completed or a minimum period with the current employer. Others accept applications during probation if:
- you have a long overall work record in the same field;
- the new job pays the same or more;
- the probation clause is in the employer's favour only, not both parties' — check your contract;
- there is a co-applicant with stable income.
How to prepare
- Think about timing. If a job change is coming and the purchase is not urgent, it is sometimes easier to apply before the change or after probation. With planned maternity leave, applying while you are both working usually gives more options.
- Gather documents early: employment contract, salary certificate, a statement of insured income, the NSSI benefit decision.
- Run the budget for the second year of leave. If the instalment is affordable on the lower income, you are in a strong position.
- Increase the down payment if you can. A smaller loan means a lower instalment and easier approval.
- Consider a longer term to lower the instalment. You can prepay later once income stabilises.
- Keep a reserve. Months with a newborn or in a new job rarely go to plan.
More on how banks assess non-standard income is in our guide to foreign or self-employed income, and the overall steps in Mortgage loans in Bulgaria. You can test instalment scenarios with our mortgage calculator.
In short
- Maternity leave and probation are not an automatic refusal, but the bank treats the income as temporary.
- Year one of maternity leave pays close to previous income; year two is a flat €398.81 a month.
- Probation lasts up to 6 months. Some banks wait for it to end; others accept it with a long work record or a co-applicant.
- Two applicants, a larger down payment and good timing solve most cases.
Every bank has its own policy for these situations. If you would like us to find the one best suited to your case, call us or come into the office.
This is general information, not financial or legal advice. Benefit amounts are as of October 2026 and may change. Verified as of October 2026.
