Blog · Mortgage market
Who finances Bulgaria’s mortgages.
Mortgage lending in Bulgaria is growing by more than a quarter a year, but the money comes mainly from four banks. Who is gaining market share, who is falling behind, and why it matters when you look for a loan — from the banks’ own reports to the Bulgarian National Bank.
Published: 26 October 2026 · data: Bulgarian National Bank, bank reports as of 30 June 2026Mortgage loans
Loans to households secured on residential property, June 2026
In one year
Up from €16.0bn in June 2025
With four banks
DSK, UBB, UniCredit Bulbank and Postbank
Banks with a portfolio above €50m
Out of 23 banks and branches in Bulgaria
The market
Four banks, 84% of mortgages.
At the end of June 2026, banks in Bulgaria held €20.4 billion of loans to households secured on residential property. A year earlier the figure was €16.0 billion — growth of 27.3%. This is the fastest-growing part of bank lending in the country: lending to all customers grew by 17.1% over the same period.
The market is highly concentrated. DSK Bank, UBB, UniCredit Bulbank and Postbank together hold 84% of the mortgage portfolio, and the top five hold 89%. Branches of foreign banks in Bulgaria do practically no mortgage lending.
By bank
Who holds how much — and which way it is moving.
Mortgage portfolio as of 30 June 2026, market share and change over one year. Sorted by portfolio size.
| # | Bank | Portfolio, €m | Share | One-year growth | Change in share, pp |
|---|---|---|---|---|---|
| 1 | DSK Bank | 5,652 | 27.7% | +36.6% | +1.9 |
| 2 | UBB | 4,335 | 21.2% | +21.5% | −1.0 |
| 3 | UniCredit Bulbank | 3,863 | 18.9% | +29.3% | +0.3 |
| 4 | Postbank | 3,292 | 16.1% | +23.0% | −0.6 |
| 5 | First Investment Bank | 1,026 | 5.0% | +22.2% | −0.2 |
| 6 | Central Cooperative Bank | 720 | 3.5% | +12.4% | −0.5 |
| 7 | Allianz Bank Bulgaria | 595 | 2.9% | +14.7% | −0.3 |
| 8 | ProCredit Bank | 256 | 1.3% | +103.5% | +0.5 |
| 9 | Bulgarian-American Credit Bank | 241 | 1.2% | +24.4% | 0.0 |
| 10 | D Commerce Bank | 143 | 0.7% | +20.1% | 0.0 |
| 11 | Investbank | 118 | 0.6% | +30.5% | 0.0 |
| 12 | Municipal Bank | 77 | 0.4% | +42.0% | 0.0 |
| 13 | International Asset Bank | 67 | 0.3% | +31.8% | 0.0 |
| The other four banks | 44 | 0.2% | |||
| Total | 20,429 | 100% | +27.3% |
Loans to households secured on residential real estate, gross carrying amount. June 2025 converted from leva to euro at the fixed rate of 1.95583.
Who is growing
DSK pulls ahead, UBB gives up share.
- DSK Bank is growing fastest among the large banks (+36.6%) and is the only one of them gaining share noticeably: +1.9 pp to 27.7%.
- UBB is also growing by more than a fifth, but more slowly than the market — so it loses 1.0 pp of share.
- UniCredit Bulbank grows slightly faster than the market (+29.3%) and edges its share up.
- ProCredit Bank doubles its mortgage portfolio (+103.5%), though from a small base — and the growth is gradual across the year, not a one-off.
- Central Cooperative Bank and Allianz grow by 12–15% — half the market’s pace — and lose share.
Gaining market share is not, in itself, a verdict on a bank’s quality. But it shows which banks are actively looking for new mortgage customers — and that is usually where there is room to negotiate.
Bulgaria in Europe
The fastest mortgage growth in the euro area.
With growth of 26.4% in a year, housing loans in Bulgaria are growing faster than anywhere else in the euro area — almost nine times the average (3.0%) and nearly twice as fast as the next in line, Lithuania and Croatia. In Romania, mortgage loans are growing by 5.4%; in the UK, by 3.6%.
| Market | Annual growth of housing loans | As of |
|---|---|---|
| Bulgaria — highest in the euro area | 26.4% | June 2026 |
| Lithuania — second | 14.1% | June 2026 |
| Croatia | 13.2% | June 2026 |
| Euro area, total | 3.0% | June 2026 |
| Finland — lowest in the euro area | −0.2% | June 2026 |
| Romania | 5.4% | March 2026 |
| United Kingdom | 3.6% | June 2026 |
Euro area: ECB, loans to households for house purchase — 26.4% for Bulgaria, the same as in the Bulgarian National Bank’s monetary statistics (the 27.3% in the table above comes from the banks’ reports and is defined by collateral). Romania: National Bank of Romania, loans secured on residential property. United Kingdom: Bank of England, net mortgage lending.
Concentration in Bulgaria’s banking market is above the EU average, but not exceptional. The five largest banks hold 76.8% of the banking system’s assets, against an EU-27 average of 69.4%.
| Share of the five largest banks in total assets, 2025 | |
|---|---|
| Greece — highest in the EU | 95.2% |
| Croatia | 82.5% |
| Bulgaria | 76.8% |
| EU-27, average | 69.4% |
| Romania | 67.8% |
| Luxembourg — lowest in the EU | 34.4% |
ECB, structural financial indicators, 2025. By assets of the whole banking system — in mortgages, concentration in Bulgaria is higher: 89% for the top five banks. ECB data for the UK end in 2019, so it is not compared.
For the buyer
What this means when you look for a loan.
- Ask at least one of the “big four” and at least one smaller bank. Concentration means four banks set the level of the market. But smaller banks that are growing fast compete for customers — sometimes with more flexible terms.
- A bank that is gaining share usually wants to grow. That is a good moment to negotiate the margin, fees and insurance — not just the rate.
- Compare the APRC and the whole package. Differences in banks’ policies show more clearly in fees and mandatory insurance than in the advertised rate.
- A bank’s size does not decide for you. The total cost of the loan and its terms after any fixed period do.
Methodology
Where the figures come from.
The data come from each bank’s quarterly financial reports to the Bulgarian National Bank as of 30 June 2025, 31 December 2025 and 30 June 2026. Mortgage loans here are loans to households secured on residential real estate. The 2025 reports are in leva and have been converted to euro at the fixed rate.
The Bulgarian National Bank’s monetary statistics count “housing loans” by purpose and give €18.7 billion for June 2026, with growth of 26.4%. The level differs by about 9% because the definition differs (collateral versus purpose), but the growth rate matches — confirming the data from two independent sources.
- Bulgarian National Bank — bank financial reports, June 2026 (in Bulgarian; compared with the June and December 2025 reports)
- ECB — housing loan growth by country and structural financial indicators (share of the five largest banks)
- National Bank of Romania — Financial Stability Report, June 2026 (in Romanian)
- Bank of England — Money and Credit, June 2026
- Bulgarian National Bank — monetary statistics, June 2026: housing loans €18.7bn, +26.4% (as reported by Eurocom and Finansov savet, in Bulgarian)
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