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Contrary to recent rumours that the Bulgarian real estate market is not so attractive to foreign investors any more, Andrew Regan, a Scottish online freelance author, comments that the Bulgarian property boom shows no signs of abating.
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Investors are particularly interested in Bulgaria, as it is believed that EU money will be spent on improving the country's infrastructure. Bulgaria has seen a great deal of political reform since the Communist era, and the government has shown solid commitment to economic improvements, with GDP growth the highest in Eastern Europe.
Economic growth has also caused a vast escalation in land values, which have risen from just 20 euro a square meter to around 350 euro in some areas. The prospect of high profits has lured many individual and business investors from Britain, Ireland and Russia to buy ski and beach chalets, which can be purchased for a fraction of the price of similar properties in more traditional holiday areas such as France, Spain, Austria and Switzerland.
The high price of UK properties and the recent rises in interest rates have also led UK investors to widen their search for better real estate deals. Bulgaria continues to excite investors as it is an emerging market that offers property at prices that are unobtainable in other parts of the world. It is still possible to pick up property for as little as 30 000 euros, a sum which would buy little more than a garage in the UK.
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On 28th November at the
Sheraton Hotel a conference on the topic “Investments in agricultural
land” was held, duly organized by Dnevnik and Elana Property
Management.The participants presented their reports and after that
comments followed on behalf of all those present at the conference.
According
to the experts’ reports, in 2007 the major institutional investors own
about 1 million decares of workable fields which makes about 4% of the
total area of the agricultural land in Bulgaria (25 million decares).
The plan for the next year (2008) is the portfolio to increase by 100%.
Currently,
the individual owners of agricultural land are 2-3 million people and
the plots owned by them are small and fractured. Some of the other
features of the market include:
-The national public fund and the municipal fund have at their disposal 6 million decares workable land
-The average price per 1,000 sq.m. increases with stable rates: 15-20%
per annum, there are certain areas where an increase of over 50% has
been achieved for the last year
-There are a number of participants on the market (farmers, investors, small vendors)
-The agricultural land market is real, strong, and its volume increases
with higher rates compared to the other segments on Bulgarian property
market.
Characteristics of the agricultural land market
Some
of the main features and changes on the agricultural land market in the
last few years are its high liquidity, segmentation by regions and
prices as well as the fact that some banks have started considering the
acceptance of quality plots of workable (rentable) agricultural land as
a security against certain types of loans.
The
Deputy Minister of Agriculture and Food Supplies Biurhan Abazov
presented the policy for development of the agricultural land market in
line with the strategy for land consolidation. In his words,
transparency of the procedures for land substitution should be insured
by the government and the competent authorities. Difficulties in land
consolidation have led to the change of the conducted policy – more
efforts are thrown into concentration rather than consolidation. In a
few words, this would mean that it is necessary for farmers to work on
the same amount of land rather than exactly the same plots. Mr. Abazov
pointed out that 76% of the workable land is in large scaled farms
(over 100 decares of land). These, however, are only 0,6% from all
farms in Bulgaria.
In
order land to be effectively managed it should be consolidated.
Throughout the process it is very important that the interests of all
owners are effectively protected. The Deputy Minister added that the
plots which have not been acknowledged by their vendors will be
administrated by the so called “remainder fund”. If not claimed by
their owners in three years, the land will become property of the local
municipality. Mr. Abazov agreed with participants in the conference
that these local funds, which have a good amount of land to
administrate, are not properly managed.
Another
important issue raised was the possibility of concluding “win-win”
deals between the Ministry and interested parties (Funds investing in
agricultural land). He promised to be the leading force in implementing
the idea of the investors – in view of consolidation the interested
parties to change ownership of plots where they are neighbors.
From
the beginning of 2008 the national electronic information system of
agricultural land will start functioning, Rumen Popov from the Land
Registry Agency said. The program is now working experimentally in
Dobrich, Balchik and Blagoevgrad with great success. At the moment all
documents are being scanned and uploaded in an integrated system. The
latest statistics was quoted by the agency: considered on an annual
basis there has been an increase of deals with agricultural land by 7%;
the land-leasing contracts signed between farmers and owners have
doubled.
As
for the world trend in the recent years it is characterized by an
increasing demand for food and food supplies due to the growing number
of the population. The practice electricity to be produced from wind
power stations (respectively the demand for strategically situated
plots is increasing) is becoming more and more widely spread.
Furthermore, up to 2020 more than 10% of all fuels in the EU will be
bio-fuels (produced by rape seed, etc.).
The
overall condition of the agricultural land market has changed
drastically in the last few years. Bulgaria now has a working, stable
market with an increasing number of participants and interested
parties.
