Sellers in several large residential complexes in Burgas cut prices over the past quarter, while levels held steady elsewhere. According to independent analyses by real estate agencies based on active listings as of the end of September, the market is no longer moving in a single direction.

The figures reflect the price around which most listings cluster — not the amount actually paid at the notary. The numbers give a sense of what sellers are currently thinking and where discounts are already being forced.

The most noticeable price drop is in Vazrazhdane. There, the typical price is around €2,014 per square meter — down 3.7% compared to the previous three months. For larger apartments, the gap is even more pronounced. The price per square meter for four-room units fell 13.4%. The typical total price for such a home is now around €205,000. The segment is small — only 26 active listings — but the decline is clearly visible.

Izgrev is also trending downward, though more gradually. The overall asking price there is around €1,895 per square meter — 1.9% below the previous quarter. Three-room apartments saw the biggest drop, with the price per square meter falling 5.9%, and a typical listing for such an apartment now comes in at around €192,000. Two-room apartments, however, are behaving differently. Their price is around €1,953 per square meter and has barely moved — up just 0.4%. That makes them one of the most stable products in the neighborhood.

Slaveykov is also seeing a slight cooling. Listings start at around €2,045 per square meter — about 1% lower than the previous three months, with a typical price for a whole apartment around €146,000. Small units are reacting most strongly — studios are averaging around €1,808 per square meter, down 9.7% from the previous quarter. Listings in this segment are few, which makes the percentage swing more sharply, but a similar trend for small apartments is visible across the entire city.

At the other end of the spectrum is Lazur, where there's no sign of price drops so far. The typical price reaches around €2,715 per square meter — up 2.6% from the previous quarter. For three-room apartments, the level is even higher — around €2,787 per square meter, up 2.1%. For some homes the total price appears slightly lower, but that's not due to a drop in the per-square-meter rate — it simply reflects apartments of different sizes coming onto the market.

Zornitsa is showing similar stability. The asking price is around €2,224 per square meter and remains almost unchanged — up just 0.9%. The typical price for an apartment sold is around €198,000, nearly the same as the previous quarter. In short, Zornitsa is one of the areas where sellers have not yet been forced to lower their expectations.

Bratya Miladinovi is also holding its prices steady and even showing a slight uptick. Listings start at around €1,970 per square meter — up about 2% for the quarter. For two-room apartments, the change is nearly zero — the price is around €1,921 per square meter, down 0.4%. Three-room apartments are seeing a more noticeable increase, now reaching around €2,064 per square meter. Their rise compared to the previous three months is 9.3%, though there aren't many listings in this segment.

In the Meden Rudnik neighborhood, apartments now cost €165,000, while in the city center prices range from €450,000-500,000.

The most varied picture, however, comes from Meden Rudnik, where there's no single price or overall direction across the whole complex. In Zone A, the level is around €1,308 per square meter, down 1%. In Zone B, listings reach around €1,488 per square meter — up 10% from the previous quarter. In Zone C, the price is around €1,218 per square meter and is also rising — up 5%. In Zone D, there's almost no change, with prices holding around €1,122 per square meter.

The claim that Meden Rudnik is getting cheaper overall doesn't hold up against the data — the individual zones are moving like separate markets.

Looking at apartment type, two-room units continue to hold their value best across the entire city. With more than 1,300 active listings, the typical level is around €1,818 per square meter — up 1.7% from the previous quarter. Studios are moving in the opposite direction — around €1,810 per square meter, down 4.6%. Buyers currently prefer homes suitable both for permanent living and for rental. Their total price, however, doesn't reach the levels of larger three- and four-room apartments.

Outside the complexes, the picture is different. In the Vetren district, the house market is nearly frozen — around €1,490 per square meter and a drop of just 0.5%, with the typical price for a whole house remaining around €290,000. In Banevo, it's the exact opposite — around €1,548 per square meter, up 14.2%. However, the number of houses tracked is small — around 35 — and listings vary significantly in size, yard, year of construction and condition, so even a single new, expensive listing can significantly skew the statistics.