Builder in Bourgas, Bulgaria.

Building new houses in Bourgas, Bulgaria

Building a new house can be very stressful and time consuming process – and perhaps even more in a foreign country. The building procedures in every country vary and without knowing them in detail many time and money will be simply wasted, and so in Bulgaria.

If you have purchased a plot of land with the intention to build a house note your plot of land should be regulated in order to obtain ‘permission for building” according to the Territory Layout Law.

If you own an old house in Bulgaria there are two options for you. The first one would be to renovate the old property, bringing it to a new shine. If you are not sure if your old house is worth to renovate it you can contact us for a cost estimate of renovation. You will receive our very competent survey, telling you if the building could be renovated at reasonable cost or if it requires lots of repairs to make it habitable and the estimated costs of its repair will exceed every sensible limit so the best solution is to take the old house down and to build a new home.

Having been in the building & construction business in Bulgaria since 1996 we believe our general overview of the house building process would be helpful before you start building your dreamed home.

Size matters!

Often people decide to build a large house thinking that bigger is better. Based on our previous experience we have always recommended the building of a single storey house to our clients. A single storey house has some advantages that should not be overlooked. Although smaller in size compared to a two story house sometimes if well designed it could be more functional and compact; if well built a small house could look and feel larger, lighter, more spacious, stylish and luxurious. Most importantly it would cost you less. You would be able to save some funds for building a BBQ, a swimming pool, landscaping, etc.

Swimming pool

Your new home would be more attractive in combination with a pool considering Bulgaria has a mild continental climate with lots of sunshine in summer months. Anyway it is matter of a budget but be aware that if you decide to have a pool it has to be constructed before you landscape your garden.

Building Materials and Style

  • Concrete and bricks are the most common type of building materials to construct the shell of a building in Bulgaria. The foundations and the support construction are usually of re-enforced concrete; the external walls are made of red bricks.
  • The roof of the house could be built of timber beams and joists and covered with red roof tiles (Marseille type).
  • For the interior decoration of the houses internal drywalls could be used. Most used in Bulgaria are the drywalls make KNAUF. The drywall consists of plasterboard made of paper bonded to a gypsum plaster and mineral fibre insulation or fibreglass matting in between. Drywalls provide excellent thermal and sound insulation. This type of building technique is known as ‘dry” so the walls could be painted immediately after their installation.
  • It is advisable to put a thermal insulation or a layer of plaster on the floors before placing the flooring cover. Whether it will be tiles or laminate flooring it depends on when the property will be used – in summer or all the year around. There is a great variety of wall and floor tiles (local made in Bulgaria, or imported from Turkey, Italy or Spain and China recently) and accessories for baths at reasonable prices.
  • It is important to plan your bathroom design in advance – with a tube or with a shower before buying them. Be aware most of the houses in the villages have no sewerage so a septic tank in the yard is required.
  • PVC is by far the most popular material for windows and (external) doors today providing good insulation. We recommend double glazed windows in combination with wooden entrance door.
  • The insulation is of high importance for the property energy efficiency and for your home comfort. If you will be living in the house permanently we recommend to make an external insulation - to “pack” all the external walls of the property or the other option is to install drywalls on the inside walls.
  • If the property will be used within the summer months such serious and expensive insulation is not required. We will be glad to advise you how to make your property “cooler” and how to avoid the summer heat. We can help you figure out which solution will be right for you home.
  • The electrical wiring of the property should be done by specialists and if you place your trust in us, you will not be disappointed – just select your interior lighting fixtures and enjoy your new home.

Our company will make everything for you with great pleasure so that you can have a beautiful and modern home answering your concepts in shortest terms and built with high professionalism.

We have long-standing contacts with foreign citizens who let their properties in Bulgaria so even if you build your new house for investment we will give you some practical advises how to plan your property in accordance with clients’ requirements in order to make your investment profitable and successful.

Sample floor plans of houses built by our company

Floorplan (floor plan) 2 bed house

2 Bedroom house

  • Two bedrooms
  • One bathroom
  • Living room with dining area and open plan kitchen
  • Utility room
  • Total built up area 79 m2

Floorplan (floor plan) 3 bed house

3 Bedroom house

  • Three bedrooms
  • One bathroom
  • Living room with dining area and open plan kitchen
  • Utility room
  • Total built up area 85 m2

Floorplan (floor plan) 3 bed house

3 Bedroom house

  • Three bedrooms
  • Two bathrooms (one en-suite)
  • Living room with dining area and open plan kitchen
  • Utility room
  • Total built up area 120 m2

The floor plans above are samples of real houses built by Investconsutl Ltd for customers from the UK. The floorplans are designed exclusively by our company . The houses – solely built by our building company - are primerely designed for a holiday home in Bulgaria. The 2-bedroom house and the medium sized 3-bedroom houses are a cost-effective solution for a summer house in Bulgaria. The larger 3-bed house can be used all year round (because of the entrance hall)

As said before these house designs are cost saving and perfect solution for a limited budget. Contact us for a quote and you will be surprised by the low cost.

When saving from the size of your house you will be able to have built up a nice fence, a landscaped yard, a swimming pool and a BBQ for an outdoor family diner. We would like to advise you, that if you intend to let your house then a swimming pool is a must.

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Swimming Pool Building Tips

There are some things you should know before ordering your swimming pool

Have the perfect swimming pool built in BulgariaDefinition: Swimming pool, sometimes shortly called pool is a sport facility used for practicing water sports such as swimming, water ball and diving. It is an artificially enclosed body of water mostly built of concrete but plastic or metal could be used too. Designed in various different shapes and sizyes generall there are two types of them: open-air and in-door swimming pool.

And if this dry definition on Wikipedia seems boring be sure that the swimming pool is the most exciting attribute of your property. The description above does not give even the slightest idea of this wonderful and thrilling source of coolness – your swimming pool.

Why do you need a swimming pool?

The swimming pool is probably the most important extra and it is a must if you own a property in Bulgaria. Forget about anything else and build a pool in your backyard. No matter whether your property needs reconstruction or it is newly built think about the swimming pool first:

  • when viewing an old house with an yard
  • when viewing a plot of land for building purposes
  • when buying a new house without a pool

See samples of swimming pools built by our company

Most people who buy properties in Bulgaria do not pay much attention to the pool probably because they are with limited budget. They prefer to invest in the property design and materials rather than in building a pool. They do not think of its location in the yard, its shape and size and the arrangement of the sun beds area. Usually they design and build their new house in the centre of the yard, landscape the garden and put a high and solid fence to surround the plot. Anyway these mistakes people make when designing or building their new homes in Bulgaria are not so frightful.

In the building industry everything could be done and everything is possible. Is is only a matter of price. The correct and advanced planning of your swimming pool could save you many future costs especially if you contact us on time. We will advise you how to plan and build your pool and our professional assistance will save you many troubles and money and will allow you to concentrate to more important things in your life – your family and your business. ‘InvestConsult’ Ltd has a wide experience in designing and construction of houses and swimming pools, landscaping, construction of covered BBQs and mini golf courses and we belive that our know-how is helping us and our clients. We can help you get an unique property at reasonable cost.

If you are 100% sure you wish to have a pool there are a few things you should think in advance.

If well designed and well maintained the pool will be the most attractive place for relaxing, fun and sport activities, a place for family gatherings and meetings with friends or simply a place for escape from the summer heat. You should think of the questions why you want it, who will use it, will there be any children considering their age as well. Answering these questions in advance will help you to clear up pool’s shape and depth. For example if you intend to use the pool for water sports it is advisable its maximum depth to be no more than 1.60 m. (a swimming pool with depth of 1.20m. throughout would be ideal). If you have children, the pool should be designed with either a special lower section or better a separate lower part. You could always rely on our professional help and advices even if you did not think out these details in advance.

The professional design and well constructed pool together with the landscaped adjoining area will add a finishing touch to your yard. If you still hesitate (or feel unsure) whether you need a pool the answer is YES. Having a pool skillfully combined with the surrounding area will no doubt increase your property value. Properties with pool are much sought after (especially if you are going to rent it out), easy to sell and more expensive. If your budget is limited and you are wondering if you could afford it call us from the very beginning of your building project and we will help you save money and finance building it.

Save from your house

There are many options for saving money during the building process of your new house – mainly from the quantity and the quality. Saying “quality” we do not mean the quality of building itself, it is the quality of the building materials or in other words their luxury. If you replace some expensive building materials with cheaper and more ordinary ones you will save several hundred percents of the costs for these materials. The difference will be hard to notice but most important you will be able to save money. The other option is to reduce the size of the house – do not built a cellar or a covered garage (if you are using the property as a holiday home); you will not actually need fourth bedroom or a second floor. A well-sized single storey house, with three bedrooms is a perfect choice for you and your family and will save you money. Now you can afford to have a pool, BBQ, kids play area or mini golf course instead of a cellar, for example.

A brand new swimming pool

The construction of a pool together with a new house on an empty yard is not a very difficult task. Please do not follow us wrong. Pool’s construction is serious responsibility just there is no any particular challenge that makes many building companies think they could make pools.

At first site it seems quite easy but only the real professionals know how responsible is to design the pool and that finding the right builder for the pool is of great importance. Unfortunately it is difficult to come upon reliable builders who will build your pool in time and of high quality. Usually you find out what is the quality of the building works (and the quality of the pool) when your new swimming pool starts loosing water about 10 m 3 per day. Then it becomes clear that there is a hole or a leak (just a few mm.) somewhere at the bottom or at the walls of the pool. These hidden technical defects are very difficult to discover and the repair could cost you a lot.

Our advice:

Be careful when choosing a builder for your pool. Sometimes cheap proves to be more expensive. Contact us and require your free quote.

If you already have a house and a landscaped yard and you wish to have a pool, the challenge is much bigger and you can discriminate the skilled builder from the … unskilled one in this situation. We have the experience in building swimming pools in a landscaped yard and we would be glad if you contact us. There are some special features you should be aware of in advance as well as some details we would request from you before starting the project.

Access to the yard

If you already have a new solid fence that surrounds the property be aware it has to be partially damaged or removed to provide access to the building machinery – the excavator.

When the excavator starts digging the hole for the pool you will be surprised to see how much earth will appear. Even from a rather small pool sized 4 x 8m., the quantity of the excavated earth will be around 90 3m. It is more or less the height of a single storey house. Of course this mound will not be located in one centralized spot in your yard. It is very precious to be thrown away. Part of it will be used again for filling the excavation around the pool (the hole should be bigger that the pool size because of placing the shuttering) and the other part will be used for leveling the yard and only the upper layer of the earth which is most fertile for the garden. So you may soon have grown up plants with fresh and green leaves.

Due to the big dimensions of the hole digging by hand is impossible and the excavator is a must. Even a fairly small excavator is as big as a mid-sized family car. So this building machinery requires enough free space. If your garden has been landscaped, you have planted flowers, bushes and trees and have maid pathways be aware that they could be damaged and should be restored. This could be such a waste of time (growing up new plants is a long process) and money (for renewing the pathways). The one and only comfort for you due to this situation would be a new landscaped garden with perfectly designed pool and pool areas performed by our landscape specialist.

Utility re-route

Let’s suppose the excavator is already in your yard, we examine the weather forecast and look out for a day without rains to start the excavation works. But before that we have to find out if water, sewer, cable, electric, gas, or telephone etc. are under ground or in the way. If so they have to be re-routed so we will do our best without any inconvenience for you.


Your pool will take about 6-8 weeks to be build. After the shell is ready it needs time to dry and cure out. This process needs time of about 4 weeks that cannot be saved even if you are in hurry. After the period of waiting the pool will be filled with water and tested for leaks.

The truth is the gunite shell keeps the water in the pool and not the tiles or the insulation. Even being in a rough mode it should not leak. This is possible due to some special pool building techniques as well as to special supplements in the gunite which make it waterproofed. After the gunite is tested and everything is OK the building process of the pool continues with placing the hydro insulation, tiling and fitting of filtration unit. At the same time works on neighboring pool area carry on: pathways connecting the pool with other parts of the yards (BBQ, kids’ area, mini golf course) are designed in a way that makes the pool a part of scenery. We guarantee your yard will be in perfect condition - cleaned up and landscaped after the construction works are over. So enjoy your brand new swimming pool and your renewed garden.

Payment schedule

Consider your budget for building the pool in advance – think carefully of the funds you can afford. Thus you will avoid being in an owner of half built pool and that first plunge into your brand new refreshing swimming pool will not be just a dream. If we are previously aware of your funds limit we will be able to offer you the best options that suit to your budget.

Many of the swimming pools building companies use unscrupulous tactics to collect installment checks as the pool construction progresses. On signing the building contract you have to pay 50 % of the purchase price. Upon completion of the gunite phase they require the next 35%. Тhat leaves a final check of 15%. The key word here is FINAL. You would expect upon completion of the pool and when you are completely satisfied, that at that time you would pay the FINAL check . Then they make you pay the final 15%. They make you pay the FINAL check BEFORE plastering the pool, doing the final cleanup, or any other incompleted work on your pool. In other words “NO CHECK, NO PLASTER”. We have heard from many upset customers calling us for help, but they are at the mercy of the company at this point.

Not so with us

When we start working on your swimming pool project we will work out a payment plan together as per your requirements. We are always ready to negotiate and we believe that both loyalty and professionalism is the key to successful business relationship with our clients.

Concrete swimming pool

We offer a first class construction service for reinforced concrete swimming pool with a tiled finish. We use the reinforced concrete method as it offers the ultimate in strength & freedom of design.

A high tensile steel reinforcing framework is fixed throughout the pool and high quality concrete mixed with waterproofing additives is poured in place. The floor and walls build a monolithic construction free from work joints. This is absolutely essential that there is no movement or cracking within the pool shell or water loss and subsequent damage can result.

In a Concrete in-ground swimming pool the finish is applied directly to the walls and floor of the pool. The shell of the pool is therefore the water retaining unit and for this reason the construction has to be very strong, to be able to withstand the pressure exerted by the water.
Coping stones are then placed around the pool to finish the edge. This type of pool offers greater flexibility as it can be formed into different shapes. We recommend for the internal finishes brightly colored mosaic tiles.

Here are some sample pictures of swimming pools built by our company

Builder in Bulgaria - Contact You can contact us if you are looking for a Builder in Bulgaria. We are general builders covering all aspects of construction including Property Renovation, Repairs and Swimming pool in Bulgaria.
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InvestConsult - English speaking builder in Bouras, Bulgaria
Builder in Bulgaria
“InvestConsult” Ltd is a family run building and investment company based on the southern Black Sea coast, in Bourgas, Bulgaria. We are a progressive and well respected house building company, concentrating in the construction and refurbishment of high quality residential and holiday properties in the Bourgas area, bringing quality and client’s satisfaction to each new home.

Dear Visitor,

We hope the reason for visiting the site of ‘InvestCosult’ Ltd is due to your personal needs that are related to the services our company offers. We have prepared a brief review to help you in this respect.

‘InvestConsult’ Ltd has been in constant contact with foreign clients since 2004 when the interest of buying immovable properties in Bulgaria started.
We would point out that our company priority is to assist and advise clients who are mainly interested in building houses and villas or who are in need of repairs or reconstructions of any immovable properties. Having been in the building and construction business from the very beginning we have much previous experience from the building point of view. We would like to share it with you and to help you create your opinion related to your future property plans.

Our observations are based on the fact that the properties we have built or renovated have been sold directly to the buyers without the services of the real estate agencies.

Old Houses in Bulgaria

In the past few years investment in properties in need of renovation and repairs has been widely spread in Bulgaria. The reason is these properties are usually cheaper as first time investment. It is also thought they could be ready for use and the costs involved would be less. On most occasions this is found to be a popular fallacy.

In Bulgaria village houses are never built with inside toilets and baths (they are usually in the yard); no sewerage and internal staircase in the houses. So they should be additionally updated to cover the modern requirements. Usually these village houses look quite ordinary and unattractive; most of the yards are not maintained and are rather messy. You probably guess that many building skills, efforts and money are essential to update the property up to the living standard. That is why most of the properties in the villages although being purchased are still in poor condition and are still waiting for rerenovation. If you already own a village house in Bulgaria in need of renovation please contact us and we will be glad to offer you professional building services at very reasonable prices. More about property renovation in Bulgaria.

Plot of Land in Bulgaria

Many regulated plot of lands (land with a building permission) have been also bought by foreign customers but there are some special features related to this kind of properties. Bulgarian Law currently stipulates that only Bulgarian citizen or a Bulgarian company can purchase land. Therefore if you want to buy land or a property with a garden you must create a Bulgarian company which is a simple process. Be aware that there could be some problems with the regulation of the land. Most of the regulated plot of lands in the villages that are for sale have such problems and obtaining building permission for the plot could take time quite a long time.

So when you start looking for a Bulgarian building company it is advisable to make some researches in advance about company’s building experience. Most of them (some big ones too) are specialized in building of block of flats and housing estates which is very different from building or renovating a house or villa. The difference comes from the specific process of organization and the cost of the service; and if you do not choose the right builder there will be a risk of misunderstanding and disappointment in final practical and financial results.

Swimming Pool

When you start building or renovating the house, think about landscaping of the yard and most important of building a swimming pool. For most of the foreign owners a swimming pool in the yard is a must because of the opportunity to chill in its crystal waters and to have a swim during the hot summer days and to feel really happy and relaxed.
But before starting with the swimming pool think once again – when ready the swimming pool needs to be maintained on daily bases. If you are traveling a lot and you are staying in your property a couple of weeks during the summer even in your absence the swimming pool should be maintained since May till October.
Otherwise if no one takes care of it (while you are not there) you may find it unfit for use when you come back. Within a few days the swimming poll will look like a marsh with greenish waters full of insects.
Apart from our building services we also offer annual maintenance of the pool and maintenance of the whole property on client’s request.
Please note if you intend to let your property out you must have it! You can see here the most famous swimming pools on earth.

What we do

Our aim is to provide stylish quality homes built to exacting standards with quality features appreciated by discerning purchasers. This will be achieved through professionalism, thorough attention to detail, and a culture of innovation and continuous improvement.

We firmly believe that purchasers want to buy a home that is special. That is why the location and sitting are of equal importance. We take great care to select desirable locations and we design our properties sympathetically to harmonize with the land its surroundings.

We make it our business to do our best, to make sure that your property purchasing experience in Bulgaria will be both enjoyable and hassle free. That is why we offer our customers the full package of before and after sale services:

  • Building new homes
  • Property renovation and refurbishment
  • property survey (if planning to buy a property new or pre-owned)
  • professional advice in planning your property (size, layout, materials, etc)
  • legal assistance (setting up ltd. company)
  • property management
  • letting management
  • furnishing service
  • insurance

Customer Service

As a small, family run company we have the opportunity to be able to offer a more personalised service to all of our customers and we pride ourselves on our flexibility to provide excellence in customer service.

We really do care for our clients.

Our team of fully qualified, reliable tradesmen are committed to providing the utmost care and level of service every hour they are engaged in a project, whether they are building a private home, a business building or holiday home. Skilled to undertake effectively the wide range of tasks involved in building projects we keep a client’s needs uppermost in our thinking at all times. From start to finish we LISTEN to our clients, DISCUSS objectives, PLAN carefully, MANAGE thoughtfully and DELIVER dreams.

Our approach is to engage with them and advise every step of the way – from their initial idea, through planning issues, design phases and construction programmes to the ultimate delivery of their vision. We are involved with them from start to finish in a form of partnership few companies are prepared to undertake.

A project may be in our hands, but the client is kept constantly up to speed on progress or any developments affecting it.

Whether it is providing planned or reactive maintenance services, project management using sub-contractors or design services, our aim is to do things right the first time by setting realistic goals that we outline and go through with our clients.

That way we clearly establish realistic expectations for clients and then do our utmost to exceed them on time and within an agreed budget through our commitment to superior service backed by experience and a will to do the best job possible.

We still build buildings, it is still bricks and mortar, we still place concrete the same way, we drive nails the same way, measure the same way. What make the difference is not in what you’re building, it’s in managing the contract, managing the expectations of the customer.

We fully appreciate that the most powerful advertising medium is personal opinion. This is why we make sure that our customers are always 100% satisfied with our work, ensuring that if they are mentioning us to others, then it’s for all the right reasons. In fact our commitment to customer satisfaction and quality workmanship has enabled us to build our business on referrals and repeat clients

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