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Aerial view of Burgas Bay, the city and the marina site
★ Black Sea Coast · Bulgaria · European Union

163,546 m² of coastline.
Thirteen titles.
One buyer.

A fully zoned, single-owner land assembly on Burgas Bay, with 600 metres of sea frontage and a municipal yacht marina under construction on its doorstep — offered as a single transaction, to one investor. An adjacent second plot, and a separate route to build and operate the marina itself, can extend the opportunity further.

Request the Data Room Configure the Opportunity ↓
163,546 m²
Land Offered
600 m
Sea Frontage
394,779 m²
Permitted GFA
195
Marina Berths Adjacent
€138.2M
Main Parcel Offer

Configure the Opportunity

Three ways to scope this acquisition.

This is one seller with three negotiable layers: the main parcel, an adjacent second plot, and a separate route into the marina itself. Choose a scope below and watch the numbers update.

163,546 m²
Total Land
394,779 m²
Total Permitted GFA
13
Regulated Plots
€138.2M
Acquisition Price
195 berths, municipal
Marina Status

The main parcel alone — 13 regulated plots, 163,546 m² of land, €138.2 million. The marina is being built and operated by the Municipality of Burgas next door, at no cost or obligation to the buyer.

Why This Parcel

Land on a European sea coast rarely arrives already solved. This parcel does.

Zoned, titled, and sitting next to infrastructure someone else is paying to build — here is the short version of the investment case.

Single Title, Single Seller

All thirteen regulated plots are held by one Bulgarian company — no multi-party assembly risk, no missing signature from a fourteenth neighbour.

Entitlement Already Done

A detailed urban plan has been in force since September 2012, fixing density, height and floor-area ratios by municipal act — not by a pending application.

The Catalyst Next Door

A 195-berth municipal yacht marina is under construction on the seafront of this property, on the city's budget — not the buyer's.

A Coast That's Repricing

Independent market trackers placed 2025 Burgas price growth between roughly 11% and over 25% year-on-year — among the fastest-moving coasts in the EU.

Burgas, Black Sea

The second city of Bulgaria for EU urban investment, after only the capital.

~500K
Metro Population
#2
For EU Urban Funds
4-in-1
Port · Industry · Transport · Tourism

Burgas is one of the largest cities on the Bulgarian Black Sea coast, with a metro population approaching half a million, including a substantial international resident base. It is the principal port, industrial, and transport hub of South-Eastern Bulgaria, and the functional centre of the country's Black Sea tourism economy — a year-round city with a holiday season layered on top.

The city has consistently ranked second only to Sofia in European Union funding secured for urban environment projects — a structural advantage that shows up as new public transport, restored parks, and the marina now rising directly in front of this parcel.

Central Burgas at night

Anatomy of the Asset

Two numbers describe this parcel. Both are correct.

163,546 m² is the land — thirteen registered plots, 600 metres of coastline. 394,779 m² is the floor area the municipality already permits to be built on that land. The diagram below shows both, to scale, side by side.

Zone B — Residential / CommercialFAR 3.0 · density 60% · no height cap within FAR
—
Zone A — Coastal StripFAR 0.5 · density 20% · height capped at 7.5 m
—
Sport, Amenity & LandscapingNo assigned construction rights — bundled green / recreational land
—

Bars are drawn to the same scale in both views — watch Zone B's share of the picture change as you switch from land to buildable rights.

Plot ComponentLand (m²)FAR / KintHeight CapPermitted GFA (m²)
Zone B — residential, commercial & public127,4673.0none, within FAR382,401
Zone A — coastal public / commercial strip24,7570.57.5 m12,378
Sport, attractions, landscaping, parking11,322———
Total — 13 private regulated plots163,546——394,779
Sea beach (state property, not for sale)3,285———
Streets (municipal ownership)27,041———
Approved master plan showing zoning, density, and Kint for the parcel
Approved master plan — zoning, density and Kint by parcel, UPI XVIII/XXIII, Burgas.
Satellite cadastral view of the thirteen plots against the city of Burgas
From the city centre to the water's edge — the registered boundary, overlaid on current satellite imagery.

The land was previously registered as part of an industrial zone. Full title documents, the approved urban plan, and available environmental site information are released in the data room to qualified investors.

The Catalyst Next Door

A 195-berth municipal yacht port, under construction, on this property's seafront.

The City of Burgas is building the new Marina Yacht Port directly in front of the parcel — a walled harbour with a 210-metre north mole, a 185-metre south mole, floating piers, a dry-dock and service yard, and a dedicated boat launch ramp. Construction has commenced; completion is targeted within roughly two years, around 2028. The largest reserved berths take vessels up to 12 metres in beam — engineered around superyachts, not weekend sailing boats.

Berth CategoryLength (m)Beam (m)Count
Category I51.7540
Category Ib62.5024
Category II82.7563
Category IIb103.2036
Category III123.7532
Total capacity195
YearMilestone
2012Detailed urban plan enters into force — "the New City" of Burgas designated
2026Marina construction underway · land offered as a single 13-plot assembly
~2028Targeted completion of the 195-berth municipal marina
BeyondCoastal Burgas pricing tracks the broader Black Sea repricing trend

Drag the marker to move through the timeline

2012 Detailed urban plan enters into force — "the New City" of Burgas designated
Technical engineering drawing of the marina moles, piers and rear service area

Engineering plan, fisherman's marina "Pobeda" / PIP proposal — northern and southern mole construction, filtration channels, dry-dock and parking areas. Dimensions in metres; elevations above mean sea level.

Aerial view of the protected Black Sea coastline near Burgas

The protected Black Sea coastline south of Burgas.

A Separate Track

Build the marina yourself, and operate it under concession.

Rather than leaving the harbour entirely to the Municipality of Burgas, the investor in this parcel can negotiate the right to finance and construct the marina, then operate it commercially for a fixed term before it reverts to the municipality. The correct term for this is a Build-Operate-Transfer (BOT) concession — not "consignment," which is a retail-goods term and does not apply here. In Bulgaria, this kind of arrangement is awarded and governed under the national Concessions Act, typically following a public tender or negotiated procedure with the municipality.

Build

The investor finances and constructs the 195-berth harbour infrastructure — moles, piers, dry-dock, and service yard — to the municipality's approved engineering plan.

Operate

For a fixed concession term — commonly 25 to 35 years on comparable Black Sea and EU marina concessions — the investor collects berth fees and ancillary revenue.

Transfer

At the end of the term, operating rights and infrastructure transfer back to the Municipality of Burgas, as is standard under a BOT structure.

Status Today

This is a negotiable track, not a secured agreement. It runs separately from the land purchase and would require its own concession award process with the municipality.

Run Your Own Numbers

Marina concession revenue estimator

Move the sliders to test assumptions for berth pricing, occupancy, and concession length across the marina's 195 berths. Fuel, haul-out, chandlery, hospitality, and membership revenue are excluded and would add materially to this baseline.

€438,750
Indicative Annual Berth Revenue
(195 berths)
€2,250
Effective Revenue / Berth / Year
30 yrs
Concession Term Modelled
€13.2M
Cumulative Berth Revenue
Over Full Term

Illustrative only, and entirely separate from the land-acquisition calculator above. Excludes construction and financing cost of the marina itself, ancillary revenue streams, inflation/price escalation, and the terms of any actual concession agreement — none of which has yet been negotiated with the Municipality of Burgas. Provided to frame the conversation; a dedicated marina business case is available in the data room on request.

The Arithmetic

What the land costs, what finished space sells for, and the distance between them.

The offer below prices the land's permitted buildable rights — not the finished apartments built on top of them. Reading the two markets side by side is the entire investment case.

€1,600–2,000/m²
Average market price, built-up residential area, Burgas coastal zone
€2,500–3,000/m²
Premium price for built-up area with a confirmed sea view
~11–26%
Range of 2025 year-on-year price growth reported across independent Burgas market trackers
ComponentLand (m²)Permitted GFA (m²)Price / m² GFAPrice (€)
Zone B — residential, commercial & public127,467382,401350133,840,350
Zone A — coastal strip, public/commercial24,75712,3783504,332,300
Sport, amenity & landscaping11,322——0
Sea beach (state property)3,285———
Streets (municipal)27,041———
Total offer — 13 regulated plots, 163,546 m²193,872 *394,779€138,172,650

* 193,872 m² is the original combined parcel before the municipality separated the public beach strip and streets; 163,546 m² is the area actually held and sold under private title. €350 is priced per square metre of permitted buildable floor area (GFA) — equivalent to roughly €845 per square metre of land across the 163,546 m².

Run Your Own Numbers

Indicative margin calculator

Move the sliders to test your own assumptions for build cost and achievable sale price. The land-and-rights basis is fixed at the offer price of €350 per m² of permitted GFA.

€2,850
Total Cost Basis / m²
(land rights + construction)
€150
Indicative Margin / m²
5.0%
Margin as % of Sale Price
€59M
Indicative Profit Potential
across 394,779 m² of priced GFA

Illustrative only. This calculator excludes financing costs, professional and permitting fees, marketing and sales costs, taxes, contingency, and absorption/timing risk. It is provided to frame the conversation, not to substitute for one — a full feasibility model with verified construction-cost benchmarking is available in the data room on request.

An Additional, Separate Asset

A second, adjacent plot — €80 million, offered independently of the €138.2 million main parcel.

Directly beside the first parcel, closer still to the future marina basin, lies a second regulated plot of 78,210 m², priced at €80,000,000. It carries its own zoning, its own development rights, and its own restrictions — available either alongside the main parcel or on its own. Bought together, the two parcels combine into 241,756 m² of land and 590,304 m² of permitted floor area, for a combined acquisition price of €218.2 million.

78,210 m² land Density 60% · FAR 2.5 30% green space Residential not permitted
Approx. building footprint (GFA)46,926 m²
Total permitted gross floor area195,525 m²
Permitted usePublic service, industrial & warehouse
Acquisition price€80,000,000
Implied price per m² of permitted GFA≈ €409
Combined with main parcel€218,172,650
Cadastral map of the second adjacent plot near the future marina basin

What's in the Data Room

Everything a serious buyer asks for, before they ask for it.

This offer is shown to a small number of qualified investors. Qualification opens a data room, not a sales pitch.

01

Title & Ownership

Full title documents and corporate records confirming single private ownership of all 13 regulated plots, free of multi-party assembly risk.

02

Zoning & Entitlement

The approved detailed urban development plan, zoning certificates, and the official Kint/density indicators underlying every figure shown on this page.

03

Site History & Environmental

The parcel's prior designation as part of an industrial zone, and available environmental site information, disclosed upfront.

04

Marina Programme

Municipal construction status, engineering drawings, and the projected completion timeline for the adjacent 195-berth yacht port.

05

Market & Feasibility

Underlying market research, comparable pricing, and a construction-cost-benchmarked feasibility model extending the calculator above.

06

Deal Structure

Proposed transaction structure, payment terms, and the points of contact required to move from interest to a binding offer.

Request Access

This offer is shown to a small number of qualified investors.

Submit your details and a short note on your investment mandate. Qualified enquiries receive access to the full data room — title documents, the approved urban plan, marina construction status, and the underlying feasibility model.

Exclusive Partner

Martin Petrov

Alice-Wonders · Horisont Consulting East Europe
[email protected] +359 879 000 458 martin-petrov.eu