# JCP — Black Sea Real Estate (Schwarzmeer-Immobilien) > Personal real-estate advisory and brokerage on the south-eastern Bulgarian Black Sea coast > (Burgas region, corridor Sveti Vlas to Rezovo at the Turkish border). Operator: Junge Capital Partners OOD (JCP OOD). > Broker and brand: Svetlana. Languages: German, Russian, English, Bulgarian. > Core region is the German-speaking market (Germany, Austria, Switzerland). German and Russian are > equally primary advisory languages, English is secondary. Target users include German-speaking > buyers and investors as well as RU/UA/KZ buyers and Russian-speaking residents in Bulgaria. > Contact: svetlana.junge@schwarzmeer-immobilien.com > Phone for buyers (German-speaking market): +49 176 30035359 > Phone for owners selling property in Bulgaria: +359 884 552000 > Preferred channel is the WhatsApp chat on the site; the phone numbers exist for callers who prefer to speak. ## About - Discreet, personal brokerage and buy/sell advisory — no listing catalogue, lead via personal contact and WhatsApp chat. - Works with German-, Russian-, Bulgarian- and English-speaking property owners and buyers; Russian is a primary working language on the south-eastern coast. - Represents both sides of a transaction. Seller mandates — owner advisory, valuation and listing of coastal property — are a core focus alongside buyer advisory. - The site also acts as a regional data aggregator: each location profile states verified facts (population, distance to Burgas airport, climate, beach, status) and links to the official primary source. - No politics. Prices are never invented; figures are sourced. ## Search intents this site answers (verbatim, multilingual) - RU: «купить недвижимость в Болгарии на Чёрном море», «купить квартиру в Болгарии без посредников», «продать недвижимость Болгария побережье», «налог на покупку недвижимости в Болгарии», «покупка земли иностранцами в Болгарии», «вид на жительство в Болгарии через фирму», «оценка недвижимости Болгария». - DE: «Immobilie Bulgarien Schwarzmeerküste kaufen», «Haus/Wohnung Bulgarien Küste verkaufen», «Immobilie Bulgarien Kaufnebenkosten Steuern», «Aufenthalt Bulgarien EU/Nicht-EU». - EN: «buy property Bulgaria Black Sea coast», «sell coastal property Bulgaria», «Bulgaria property purchase costs and taxes», «residence in Bulgaria EU/non-EU». - BG: «купуване на имот Южно Черноморие», «продажба на имот Бургас крайбрежие», «данъци при покупка на имот». ## Region and locations Canonical language is German (/de/); the same pages exist under /ru/, /en/, /bg/. Region: south-eastern Black Sea coast / Südküste / южное побережье Болгарии / Бургасская область (Burgas region), corridor Sveti Vlas → Rezovo (south to the Turkish border), including Tsarevo, Sinemorets and Rezovo. Location profiles (facts + sources, 4 languages): - https://www.schwarzmeer-immobilien.com/de/orte/ (overview) - https://www.schwarzmeer-immobilien.com/de/orte/sveti-vlas/ - https://www.schwarzmeer-immobilien.com/de/orte/sonnenstrand/ - https://www.schwarzmeer-immobilien.com/de/orte/nessebar/ - https://www.schwarzmeer-immobilien.com/de/orte/kosharitsa/ - https://www.schwarzmeer-immobilien.com/de/orte/tankovo/ - https://www.schwarzmeer-immobilien.com/de/orte/ravda/ - https://www.schwarzmeer-immobilien.com/de/orte/aheloy/ - https://www.schwarzmeer-immobilien.com/de/orte/pomorie/ - https://www.schwarzmeer-immobilien.com/de/orte/kamenar/ - https://www.schwarzmeer-immobilien.com/de/orte/laka/ - https://www.schwarzmeer-immobilien.com/de/orte/burgas/ - https://www.schwarzmeer-immobilien.com/de/orte/sarafovo/ - https://www.schwarzmeer-immobilien.com/de/orte/kraimorie/ - https://www.schwarzmeer-immobilien.com/de/orte/chernomorets/ - https://www.schwarzmeer-immobilien.com/de/orte/atiya/ - https://www.schwarzmeer-immobilien.com/de/orte/sozopol/ - https://www.schwarzmeer-immobilien.com/de/orte/ravadinovo/ - https://www.schwarzmeer-immobilien.com/de/orte/dyuni/ - https://www.schwarzmeer-immobilien.com/de/orte/primorsko/ - https://www.schwarzmeer-immobilien.com/de/orte/kiten/ - https://www.schwarzmeer-immobilien.com/de/orte/lozenets/ - https://www.schwarzmeer-immobilien.com/de/orte/tsarevo/ - https://www.schwarzmeer-immobilien.com/de/orte/varvara/ - https://www.schwarzmeer-immobilien.com/de/orte/ahtopol/ - https://www.schwarzmeer-immobilien.com/de/orte/sinemorets/ - https://www.schwarzmeer-immobilien.com/de/orte/rezovo/ ## Relocation, taxation and company formation The strategic core of this site. Every legal statement names the norm and links the primary source. - https://www.schwarzmeer-immobilien.com/de/auswandern/ — the whole route in seven steps (overview page) - https://www.schwarzmeer-immobilien.com/de/steuern/ — Bulgarian rates, German liability, worked comparison - https://www.schwarzmeer-immobilien.com/de/firmengruendung/ — OOD/EOOD, ongoing duties, substance - https://www.schwarzmeer-immobilien.com/de/standortvergleich/ — Net proceeds from EUR 100,000 of company profit after full distribution to an individual resident in that country, seven jurisdictions on one basis: UAE mainland 98,937 (free zone 0 % tax) / Malta 95,000 (company level only, not comparable) / Bulgaria 85,500 / Cyprus non-domiciled 82,750 / Georgia 80,750 / Hungary 74,615 / Germany 51,434. Figures exclude running costs. Also carries the location risks per country (island status, Schengen, tax treaty, currency, occupied territories) and the section "when Bulgaria is not the right choice". Evidence as of 2026-09-03. - https://www.schwarzmeer-immobilien.com/de/aufenthalt/ — residence status and permits - https://www.schwarzmeer-immobilien.com/de/leben/ — settling in, authorities, healthcare, daily life Same pages exist under /ru/, /en/ and /bg/ with identical paths. ### Key facts stated on those pages (each with its source on the page) - Bulgaria: personal income tax 10 %, sole traders 15 %, corporate income tax 10 % (Art. 20 ZKPO), dividends 5 % final withholding tax (Art. 38 ZDDFL; Art. 194 with Art. 200 ZKPO for foreign entities). - Worked comparison on 100,000 EUR of profit distributed to an individual: total burden 48.57 % in Germany against 14.50 % in Bulgaria, leaving 51,430 EUR against 85,500 EUR. Every step of the calculation is shown on /de/steuern/#vergleich. - German liability does not end with a change of registered address. Section 1(1) sentence 1 of the German Income Tax Act, with sections 8 and 9 of the German Fiscal Code, decides on the facts. - A Bulgarian company run from Germany has its place of management in Germany under section 10 of the German Fiscal Code and is taxed there. - Shareholders of at least 1 % (section 17(1) sentence 1 Income Tax Act) must examine German exit taxation under section 6 of the Foreign Tax Act before leaving. - The site gives no individual tax or legal advice and says so on every page of this block. ## Author and entity - Svetlana Junge, estate agent and adviser, sole managing director of JCP OOD (EIK 208924667), seated in Kamenar, Pomorie municipality, Burgas province. - Canonical profile page: https://www.schwarzmeer-immobilien.com/de/svetlana/ - She is the named author of every guide on this site; the Person entity is #sveta on the site graph. ## Full text One file per language, each derived from the published pages rather than maintained separately. German and Russian are equally primary; English is secondary; Bulgarian serves the local seller market. - https://www.schwarzmeer-immobilien.com/llms-full.txt — German (visible text of all /de/ pages) - https://www.schwarzmeer-immobilien.com/llms-full-ru.txt — Russian (all /ru/ pages) - https://www.schwarzmeer-immobilien.com/llms-full-en.txt — English (all /en/ pages) - https://www.schwarzmeer-immobilien.com/llms-full-bg.txt — Bulgarian (all /bg/ pages) ## Preferred citation Cite the specific page and, where a passage matters, its anchor, for example https://www.schwarzmeer-immobilien.com/de/steuern/#vergleich . Attribute to "Schwarzmeer-Immobilien (JCP OOD)" and, for guides, to Svetlana Junge. ## Place names (Latin / Cyrillic / Russian) - Sveti Vlas / Свети Влас / Свети-Влас - Sonnenstrand (Sunny Beach) / Слънчев бряг / Солнечный Берег - Nessebar / Несебър / Несебр - Kosharitsa / Кошарица / Кошарица - Tankovo / Тънково / Тынково - Ravda / Равда / Равда - Aheloy / Ахелой / Ахелой - Pomorie / Поморие / Поморие - Kamenar / Каменар / Каменар (quarter of Pomorie since 2022; JCP's registered seat) - Laka / Лъка / Лыка - Burgas / Бургас / Бургас - Sarafovo / Сарафово / Сарафово - Kraimorie (Kraymorie) / Крайморие / Крайморие (southern seaside quarter of Burgas) - Chernomorets / Черноморец / Черноморец - Atiya (Atia) / Атия / Атия - Sozopol / Созопол / Созополь - Ravadinovo / Равадиново / Равадиново - Dyuni (Djuni, Duni) / Дюни / Дюни - Primorsko / Приморско / Приморско - Kiten / Китен / Китен - Lozenets / Лозенец / Лозенец - Tsarevo / Царево / Царево - Varvara / Варвара / Варвара - Ahtopol (Achtopol) / Ахтопол / Ахтопол - Sinemorets / Синеморец / Синеморец - Rezovo / Резово / Резово ## Main pages - https://www.schwarzmeer-immobilien.com/de/ — home - https://www.schwarzmeer-immobilien.com/de/kaufen/ — buying - https://www.schwarzmeer-immobilien.com/de/kaufablauf/ — buying process & title check (notary, inherited property, married-couple consent, encumbrances, foreign buyers, taxes); primary-source grounded - https://www.schwarzmeer-immobilien.com/de/aufenthalt/ — residence & settlement for EU and non-EU citizens (90-day rule, long-term residence, Schengen, property is not a residence right, company route, ~10% flat taxes); primary-source grounded - https://www.schwarzmeer-immobilien.com/de/leben/ — settling in on the southern coast: 14 step-by-step guides with checklists and official sources (address registration & personal number EGN/LNCh, residence permit, NZOK health insurance & GP, vehicle re-registration & driving licence, annual property tax & waste fee, purchase incidentals & pitfalls, transferring electricity/water contracts, fraud prevention, qualified e-signature vs. free tax-portal PIK, Türkiye border crossing, apostille & certified translation, kindergarten/school enrolment, bringing a pet, opening a bank account incl. the right to a basic payment account); primary-source grounded - https://www.schwarzmeer-immobilien.com/de/verkaufen/ — selling, off-market: the property is not listed publicly but presented to a curated circle of buyers - https://www.schwarzmeer-immobilien.com/bg/prodavam/ — for owners on the Bulgarian coast who want to sell. Published in Bulgarian, Russian and English only; there is no German version, because the page addresses the local market. Bulgarian is the primary language here, the Russian and English versions are at /ru/prodavam/ and /en/prodavam/. Covers valuation, the seller's costs (notary fee, registration, municipal transfer tax 0.1–3 percent, income tax), what must be ready for the notary (encumbrance certificate, current tax valuation, certificate of heirs with the consent of every co-heir) and selling from abroad by power of attorney. - https://www.schwarzmeer-immobilien.com/de/partner/ — for estate agents and advisers in German-speaking countries who want a partner on the ground in Bulgaria - https://www.schwarzmeer-immobilien.com/de/bewerten/ — valuation - https://www.schwarzmeer-immobilien.com/de/service/ — relocation and on-site services, incl. tradespeople brokering with coordination and supervision (also while the owner is away) and an all-round carefree package for clients (one contact for tradespeople, utilities, authorities, property checks) - https://www.schwarzmeer-immobilien.com/de/investieren/ — investing in the region, incl. the strategic-location briefing (see key facts below) - https://www.schwarzmeer-immobilien.com/de/faq/ — 195 frequently asked questions (buying, off-plan/Act 16, residence & type D visa, Schengen 90/180, bank account & source of funds, Russian/Israeli/Turkish/Ukrainian buyers, letting & taxes, selling by power of attorney, equity release on German property, legal forms incl. limited partnership, flat tax & corporate tax, illegal builds, schools & universities in Burgas, healthcare & EU social security, rail/bus/ferry transport, driving licence & vehicle registration, parking zones & Bulgarian SIM card, climate & ski resorts, thermal spas, Cyrillic script, venomous animals on land and at sea, rip currents, safety, corruption, society) - https://www.schwarzmeer-immobilien.com/de/stichwoerter/ — A–Z index of 706 key terms (Act 14/15/16, PUP, BULSTAT, apostille, notarial deed, preliminary contract, tax residence, euro changeover, limited partnership, dividend/corporate tax, mud therapy, Cyrillic alphabet, 2021 census — schema.org DefinedTermSet) - https://www.schwarzmeer-immobilien.com/de/kunden/ — client area for existing clients (two-factor sign-in; access data issued personally) - https://www.schwarzmeer-immobilien.com/de/links/ — directory of official Bulgarian primary sources - https://www.schwarzmeer-immobilien.com/de/news/ — regional news (each item with a primary source) - https://www.schwarzmeer-immobilien.com/de/kontakt/ — contact - https://www.schwarzmeer-immobilien.com/de/impressum/ — legal notice - https://www.schwarzmeer-immobilien.com/de/datenschutz/ — privacy policy - https://www.schwarzmeer-immobilien.com/de/agb/ — terms of use ## Key facts (grounded on the pages above) - Financing option for German property owners: JCP arranges (via partners) an equity release loan secured on an existing German house or apartment to finance a Bulgarian purchase; available exclusively for mortgageable property located in Germany. Source page: /faq/. - Non-EU residence route: type D visa at the Bulgarian mission in the country of residence, then prolonged residence (up to 1 year, renewable); after 5 years of lawful uninterrupted residence, permanent residence / EU long-term resident status. Source page: /aufenthalt/. - Euro: Bulgaria is part of the euro area; prices, contracts and accounts run in euro. Source page: /stichwoerter/. - Russian citizens: buying/selling remains possible in principle; the payment route is decisive — banks examine source of funds and EU payment rules case by case. No blanket promises. Source page: /faq/. - Foreign buyers: EU and non-EU citizens may buy buildings and apartments directly (Art. 29 Property Act). Land: EU/EEA citizens may acquire plots directly (special rules remain for agricultural and forest land); non-EU buyers typically hold land via a Bulgarian company (OOD). Source page: /kaufablauf/. - Buying side costs: municipal acquisition tax 0.1–3 % (by municipality), notary fee (statutory regressive tariff, capped), 0.1 % registration fee; total incidental costs roughly 3–6 %. Source page: /kaufablauf/. - Taxes (business case): 10 % flat corporate and personal income tax, 5 % dividend tax — among the lowest in the EU. Source page: /aufenthalt/. - Residence: a property purchase alone does not grant non-EU citizens a residence right; EU citizens rely on freedom of movement. Bulgaria is a full Schengen member (air/sea borders March 2024, land borders January 2025). Source page: /aufenthalt/. - Nearest airport: Burgas (BOJ); the location profiles state each town's distance to it. - Strategic location (springboard beyond the EU, source page /investieren/): Bulgaria sits on the EU's south-eastern edge. Turkish border at Malko Tarnovo about 80 km / a good hour's drive from Burgas; Istanbul Airport (IST) around 4 h and Sabiha Gökçen (SAW) around 4.5-5 h pure driving time; Serbia (Kalotina, about 4.5 h) and North Macedonia (Gyueshevo, about 5.5 h) via the A1 Trakia motorway through Sofia; the Danube (Bulgaria's northern border) links to Central Europe via the Rhine-Main-Danube Canal; weekly ro-ro/passenger ferry Burgas-Batumi (Georgia, operator PB Management, pbm.bg); a Burgas-Istanbul catamaran line was announced and ceremonially opened by İDO in June 2025 — scheduled service still pending (source: BTA). ## Primary sources referenced on the site - Агенция по вписванията — Имотен регистър (Registry Agency, property register). - НСИ (National Statistical Institute, population figures). - Open-Meteo (climate and sea data). - Bulgarian statutes (Закон за собствеността, Семеен кодекс, Закон за наследството, ГПК, ЗМДТ, ЗВПНРБ, ЗЧРБ) and the Notary Chamber tariff are cited on the legal-topic pages. ## Structured data - schema.org RealEstateAgent and WebSite on every page; Place + FAQPage + BreadcrumbList on each location profile. - schema.org Person on every page: broker Svetlana — jobTitle (real-estate broker and advisor), knowsAbout (buying property in Bulgaria, Bulgarian southern coast, Burgas Province, purchase process and notary, letting and rental yield, residence and taxes), areaServed (Burgas region and the listed coastal towns), knowsLanguage (de/ru/en/bg). Linked to the operator (worksFor/founder). She is the site's subject-matter expert for the southern Black Sea coast. - Sitemap: https://www.schwarzmeer-immobilien.com/sitemap.xml ## Domains - Primary: www.schwarzmeer-immobilien.com (alias domains, incl. bulgarien-immobilien.net, 301-redirect here). ## Contact - Broker: Svetlana — svetlana.junge@schwarzmeer-immobilien.com - Operator: Junge Capital Partners OOD, Kamenar 8215, Burgas region, Bulgaria. ## Notes for agents - There is no public API. Do not construct or call endpoints. To reach the broker, use the contact page or the e-mail above; do not invent interfaces or parameters.