30/03/2026
Analyses
15 April 2026, Sofia – Unique Estates | Christie’s International Real Estate, part of Realto Group, presented at an official press conference the exclusive report Global Luxury Perspectives 2026 by the leading global brand Christie’s International Real Estate, as well as an analysis of the luxury real estate market in Sofia for the first quarter and the trends for the year. In 2026, the company marks an anniversary since its establishment as the company that for 20 years has set the standards for the development of the luxury real estate market in Bulgaria and has established itself as a leading consultant in the high-end property segment.
The global market is entering a more mature phase of reorganisation. Following the dynamic recovery over the past year, in 2026 a more cautious, more selective and significantly more strategic behaviour is observed on the part of buyers. Luxury property is increasingly perceived not simply as an asset and a means of tax efficiency, but as an instrument for value preservation, capital protection, family security and long-term positioning.
The data in the report by Christie’s International Real Estate is based on observations from more than 50 markets worldwide and a network of more than 6,500 professionals in the sector. According to the analysis, the so-called Prime Sentiment Index (PSI) – an indicator measuring the attitudes of leading brokers and market experts regarding demand, price expectations and available supply – reaches a value of +14.4, compared to +15.6 in 2025. Bulgaria is increasingly entering the focus of the global investment map.
“One of the most significant factors that will shape the luxury real estate market in 2026 is the global movement of private wealth. Around 165,000 millionaires are expected to change their country of residence, after approximately 142,000 did so in 2025. This would be a new historical record,” said Vesela Ilieva, Managing Partner of Unique Estates | Christie’s International Real Estate and Deputy Chair of the Board of Directors of Realto Group.
The migration of wealth is no longer a temporary reaction to crises, but a structural and long-term trend. Wealthy families are actively and strategically positioning themselves, their assets and their businesses in more secure, more stable and more predictable jurisdictions. Priorities are being rearranged, with physical security, political stability, distance from conflicts, legal protection of assets, quality of healthcare and the opportunity for flexible international mobility coming to the forefront. In this context, Bulgaria is gradually positioning itself as a stable and predictable destination within the European Union.
The conflicts in Ukraine, tensions in the Middle East and instability in parts of Asia and Africa are accelerating the process of redirecting wealth towards so-called “safe-haven destinations” – secure locations for wealth. They show that even strong economic and financial centres can, in a short period of time, become exposed to increased risk.
At the same time, the world is increasingly structuring itself into different political and economic blocs – the West, China and Russia, the Middle East, India and the broader Asian region, which leads to new behaviour of capital. “Wealth is no longer striving for concentration in a single centre, but for geographical diversification. Increasingly, the wealthiest families are building a model of life and ownership based in several countries, several residences and different legal jurisdictions,” adds Vesela Ilieva.
Against this background, the countries and regions that benefit from the new wave of wealth migration clearly stand out – Singapore, the USA, Indonesia. At the same time, some traditional centres continue to register outbound flows, while new and emerging regions are gaining capital.
Particularly interesting is the role of Europe and countries such as France, Switzerland, Monaco, Italy, Portugal, Greece and Bulgaria, which are increasingly establishing themselves as investment destinations combining quality of life, climate, cultural environment, access to prime real estate and a a long-term stability.
The data from the report Global Luxury Perspectives 2026 shows that some of the leading transactions of Christie’s International Real Estate over the past year were realised precisely in Europe. The largest transaction in the brand’s portfolio for 2025 is in Monaco – a four-room apartment designed by the renowned Italian architect Renzo Piano, valued at €65 million, reaching a price peak of €150,000 per sq.m. Among the most significant transactions are also properties on the French Riviera, including a prime estate in Saint-Tropez, realised for €22 million.
The role of real estate as a means for long-term preservation and intergenerational transfer of wealth is also increasing. Around $124 trillion is expected to be transferred between generations globally in the coming years, with by 2040 nearly 80% of this wealth to be controlled by Gen X and subsequent generations. In this context, luxury real estate is establishing itself as a key carrier of value, combining financial resilience, family continuity and strategic perspective.
Against this global background, the Bulgarian luxury real estate market also shows clear signs of reorganisation rather than weakening. At the beginning of 2026, it is developing in sync with international trends – towards a more selective, more predictable and strategically oriented model, in which quality, location and long-term value are leading.
The data of Unique Estates | Christie’s International Real Estate outlines a clear segmentation – slower activity in the lower to mid price segment, stabilisation in the mid segment and increased dynamics in the highest-end properties, which are increasingly clearly distinguished from the overall market.
“In properties above €1 million, interest remains intense, with quality projects and established locations reporting growth in enquiries – both in share and in absolute numbers. The number of transactions remains at the levels of the last quarter of 2025, traditionally the strongest period for the market. This is a clear signal of resilience and sustained interest from high-net-worth buyers, with activity concentrated in properties with proven value and long-term investment potential,” commented Svetoslava Georgieva, Managing Director of Unique Estates | Christie’s International Real Estate.
Trophy deals are also a fact in 2026. The largest transaction of Unique Estates for the first quarter is for an aristocratic residence at the foot of Vitosha from the Christie’s International Real Estate selection, purchased by a Bulgarian for €7 million – a clear indicator of the presence of local capital and confidence in the market.
Growth is also observed in transactions up to €300,000, entirely in the segment of new construction in areas such as Malinova Dolina, Manastirski Livadi-East and Vazrazhdane, with an increase of 38% compared to the last quarter of 2025. The most noticeable decrease is observed in properties in the range of €300,000 to €500,000. The share of this segment drops from 31% in 2025 to 22% at the beginning of 2026, as some buyers postpone their decisions, reorient towards renting or seek opportunities for financing through the sale of another property.
At the same time, a new buyer profile is emerging – fewer in number, but significantly more prepared and motivated clients who make decisions more rationally and with a long-term perspective. For properly positioned properties in the mid to high segment, transactions are observed that are completed within 1 to 4 weeks – a clear indicator of good predictability and real readiness to purchase.
The behaviour of sellers is also changing. Prices are increasingly being set realistically and in line with the market environment, which leads to higher transaction efficiency. The data on discounts in Unique Estates transactions confirms this. “55% of transactions are concluded without any price negotiation, with in 30% of cases no renegotiation requested at all. In another 15%, buyers requested a discount but still concluded the deal at the asking price. Transactions with discounts above 10% are only 15%, while in the remaining cases discounts are in the range of 6–10%,” said Svetoslava Georgieva.
“An interesting indicator of market dynamics is that in around 8% of Unique Estates transactions in the first quarter of the year, there was initially no clearly expressed intention to purchase, but after professional consultation by our agents, clients made a decision – another sign of the role of expertise in a more complex environment,” she added.
By areas, differences remain clearly pronounced. In locations such as Doctor’s Garden and Lozenets, prices remain in the highest range with no indications of decline, which confirms the sustained demand for prime urban properties. The expectations of Unique Estates | Christie’s International Real Estate are for moderate price growth in the range of 5% to 10% on an annual basis.
At the same time, the rental market is also developing in an upward direction. According to the agency’s data, in the first quarter of 2026 average rental levels reach around €1,300 compared to approximately €1,215 at the end of 2025, representing an increase of about 7% and reflecting higher demand for luxury rental properties under conditions of more cautious purchasing behaviour.
2026 is shaping up as a year of more mature decisions, stronger capital and clearer orientation towards value – both globally and in Bulgaria.
Realto Group generates the largest volume of real estate transactions on the Bulgarian market and develops the largest network of consultants in the real estate sector. The team consists of more than 700 professionals in the sector who operate across the country. The group maintains its own offices nationwide. The companies within Realto Group are ADRES, Imoteka, Unique Estates, New Estates, Cushman & Wakefield Forton, Credit Center, Imofond, BOPartners.
The brand Christie’s International Real Estate covers 50 countries on six continents, 900 offices worldwide, 11,000 agents from 110 real estate agencies, and its notable global achievements are expressed in completed sales worth over €470 billion over the past five years and more than 12,000 active luxury properties for sale with a total value exceeding €44 billion.
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