What is Regulation (EU) 2024/1028?
Regulation (EU) 2024/1028 is the first specialized European legal act focused entirely on the short-term rental sector, holiday properties, overnight stay apartments, and platforms such as Airbnb and Booking.com. It does not determine whether a property can be rented out on a short-term basis, as this remains governed by national legislation. The regulation introduces a unified framework for registration, data sharing, and control of short-term rentals across the EU.
In practice, this means that after May 20, 2026, the short-term rental sector in Bulgaria will be subject to significantly stricter and more automated control.
The Three Most Important Changes for Property Owners
1. Verification of the Registration Number
After May 2026, short-term rental platforms will be required to validate the registration numbers of listed properties. If the number is not valid, inactive, or does not exist in the system, the listing may be suspended.
Practical takeaway: if you rent out an apartment on Airbnb, a property on Booking, or a holiday property in Bulgaria, you must have a fully compliant registration.
2. Automatic Data Exchange
Platforms will be required to submit data regarding:
- number of nights booked
- number of guests
- generated income
This directly affects everyone involved in short-term rentals, Airbnb property management, Booking apartments, holiday rental properties, and tourist accommodation in Bulgaria.
3. Restriction of Non-Compliant Listings
In the event of inconsistencies, platforms may limit the visibility of the listing or stop the possibility of new bookings.This means loss of revenue, lower occupancy, and possible exclusion from the market.
What is the Importance of ESTI?
ESTI is the central tourism information system and will play a key role in the verification of short-term accommodation listings, Airbnb properties, Booking properties, and other overnight stay facilities.
If you have a registration but your data is incorrect, or you are not operating properly within ESTI, this may lead to problems with your listing after 20 May 2026.
Tax Aspect: NRA Will Have a Clearer Picture
The Regulation itself does not introduce new taxes, but it makes the sector much more transparent. For owners of short-term rental properties, this means that income from Airbnb, Booking, and other platforms will be much easier to track.
Therefore, it is important to review:
- income declaration
- obligations under Article 97a of the VAT Act
- tourist tax
- taxation of income from short-term rentals
- the correct model for rental property management
What Should You Do Now?
1. Check the Property Registration
Make sure that the property is properly registered as an accommodation facility.
2. Check Whether You Are Compliant in ESTI
If you rent out property on a short-term basis, ESTI is no longer a formality but a key part of legal operation.
3. Review Your Airbnb and Booking Listings
Check whether the registration number is entered correctly and is visible in the listing.
4. Organize Your Tax Status
Income from short-term rentals must be properly declared.
How Will This Affect the Market?
The new rules are expected to lead to a cleanup of part of the grey sector in short-term rentals in Bulgaria. This is good news for compliant owners, for investors in holiday properties, for property management companies, and for everyone developing a sustainable business with Airbnb apartments, Booking listings, and overnight stay apartments.
With fewer unregistered properties, the market will become more competitive, but also fairer.
How We Help Property Owners
As a property management and short-term rental company, we help owners prepare for Regulation (EU) 2024/1028 by assisting with:
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- better organization of Airbnb and Booking listings
- administrative compliance
- work with ESTI
- better reservation management
- revenue optimization from short-term accommodation
- professional Airbnb property management
- full holiday property management
If you rent out an apartment for overnight stays, a holiday property, a home on Airbnb, or a property on Booking, now is the right time to check whether you are ready for the changes coming in May 2026.
FAQ
Does the Regulation require me to register the property?
Not directly, but if you do not have a valid registration number, your listing may be deactivated.
What if I have registration but I am not compliant in ESTI?
Yes, this may create a problem. ESTI will be key for the checks.
If I already pay taxes, does the Regulation affect me?
Mostly indirectly. For compliant owners, this is a positive change because it limits unfair competition.