Romania – Buying Property

Can foreign nationals legally buy and own property in Romania?

The rules governing foreign property ownership in Romania draw a clear distinction between EU and non-EU nationals, with EU citizens enjoying full ownership rights while those from outside the EU are barred from holding land directly in their own name. The legislative framework is fairly transparent, and in most cases foreign buyers do not require special government authorisation to proceed with a purchase.

Citizens of EU and EEA member states benefit from the principle of national treatment, which places them on an equal footing with Romanian nationals when it comes to acquiring all categories of property, land included. This means the buying process for EU/EEA purchasers closely resembles purchasing property in any other EU member state.

For nationals from outside the EU or EEA, the situation is more complex. Law no. 312/2005 regulates their ability to acquire land, grounding this right in the principle of reciprocity as established through international treaties. Importantly, these restrictions are confined to land itself. Buying an apartment or other building unit is generally unrestricted, because such a purchase confers a share in the common areas of the building rather than direct ownership of the underlying plot.

As of early 2026, foreign buyers enjoy rights largely equivalent to those of Romanian citizens when purchasing buildings such as apartments or houses, but the critical distinction is that non-EU nationals face limitations on owning land outright. The constraint concerns agricultural land and the plot beneath a standalone house: without an applicable reciprocity treaty, non-EU nationals generally cannot hold these in their personal name, though apartments in multi-unit residential buildings are usually unaffected because land ownership is handled differently in that context.

The legal basis for foreign nationals acquiring property in Romania — particularly land — is found in national legislation, including the Romanian Civil Code and specific statutes. For non-EU/EEA nationals, access to land acquisition typically rests on reciprocity conditions established via international agreements. Additional restrictions may apply in the case of agricultural land or forestry, unless particular legal arrangements are in place.

It is also important to be aware that virtually all private real estate in Romania was once state-owned, and the restitution of these properties to their former private owners has given rise to long-running legal disputes, some of which remain unresolved. This makes a thorough title check absolutely essential before any purchase. The authority responsible for land records in Romania is the National Agency for Cadastre and Real Estate Publicity (ANCPI).

There is no obligation to reside in Romania in order to buy property there. Purchasing real estate does not automatically confer any residency entitlement; the property acquisition process and the application for a residence permit or visa are entirely separate matters.

What are average property prices in Romania, and how do they vary by region?

According to the Deloitte Property Index 2025, Romania ranks fourth among European countries with the most affordable residential property. The same report found that the average price for a home in Romania reached €1,676 per square metre in 2024, representing an 11.5% rise on the previous year’s figure. By 2025 this had climbed further still.

The average apartment price per square metre in 2025 stood at €1,710, a 14% increase year on year. The Deloitte report also highlights a notable divergence in prices across the country: Cluj-Napoca commands the highest average at €2,770 per sqm, followed by Brașov at €1,897 per sqm, with Bucharest in third place at €1,757 per sqm.

This positions Romania in a rare group of countries — alongside Germany and Italy — where the capital is not the priciest city for residential property. Cluj-Napoca’s elevated prices reflect its standing as a major technology and higher-education hub, where strong demand and limited supply push values above those seen in the capital.

In Bucharest, prestige neighbourhoods such as Primăverii and Herăstrău can command prices of up to 35,000 RON per square metre, while more accessible areas like Rahova sit in the 7,000 to 9,500 RON range. By January 2026, Bucharest apartment prices had risen approximately 15% in nominal terms compared with a year earlier, driven by a persistent mismatch between constrained supply and sustained demand, itself underpinned by rising wages and gradually easing financing conditions.

Secondary cities such as Galați and Craiova present considerably lower entry prices — around €1,000 per sqm — while delivering some of the highest rental yields in the country. Rural areas and smaller towns are cheaper again, making Romania one of the most accessible markets for property buyers across Central and Eastern Europe. For the most up-to-date listings and current price data, check portals such as Imobiliare.ro or Storia.ro, as prices are moving quickly and differ markedly by location and property type.

Where are the most popular locations to buy property in Romania?

Bucharest remains the preferred destination for investors seeking rental yield, with returns reaching 8.67% on one-bedroom apartments, alongside high market liquidity and a well-established expat community. As Romania’s capital and largest city, it offers the most developed infrastructure, the broadest international transport connections, and the widest variety of property types. Northern districts including Floreasca, Aviației, and Băneasa are especially in demand.

Cluj-Napoca, home to Romania’s technology sector, offers outstanding capital appreciation potential — annual price growth of 15.7% — though rental yields are more modest at 4–5%, a reflection of higher acquisition costs. The city draws students, IT professionals, and multinational companies, generating steady and reliable rental demand throughout the year.

University cities such as Cluj-Napoca, Iași, and Timișoara maintain consistently high occupancy rates of 95% or more during the academic year. Timișoara has expanded considerably as a business and cultural centre, a status underscored by its designation as a European Capital of Culture in 2023.

For those purchasing with lifestyle priorities in mind, Brașov delivers mountain resort living combined with yields of 6.2% and robust short-term rental demand. Sibiu and Oradea meanwhile offer authentic Romanian culture at prices that leave room for future growth. Brașov’s appeal is further enhanced by its proximity to ski resorts such as Poiana Brasov and its well-preserved medieval historic centre.

Tourism-driven short-term rentals are thriving, particularly along the Black Sea coast. In Constanța, the Mamaia Nord area saw tourist arrivals rise 8.2% in 2023. The region attracts buyers interested in summer holiday rental income as well as longer-term waterside investment.

Are there any emerging or up-and-coming areas worth considering in Romania?

Transaction volumes grew most sharply in Iași (+38.5%) and Constanța (+17.8%), signalling strong investor appetite in these developing markets. Iași, situated in north-eastern Romania, hosts one of the country’s oldest and largest universities, creating a deep and reliable pool of rental demand that has increasingly attracted yield-focused investors.

Among the emerging hotspots attracting attention are Galați, which offers gross yields of 8.53%, along with specific Bucharest districts — Floreasca, Aviației, Băneasa, and Victoriei — and university cities such as Iași and Timișoara. Galați stands out as a Danube port city combining low entry prices with exceptional returns.

Property prices in northern Bucharest rose 34% over a two-year period, making neighbourhoods such as Pipera, Aviației, and Floreasca among the fastest-appreciating locations in the country. These northern suburban districts have benefited from new infrastructure investment and a concentration of multinational corporate offices nearby.

Coastal properties in Constanța — particularly in Mamaia Nord — are appreciating rapidly, with tourist arrivals up 8.2% in 2023 and advance bookings for 2024 rising by 25%. Continued government investment in Black Sea coastal infrastructure is likely to sustain and strengthen demand in this area over the coming years.

What are the current trends in the property market in Romania?

Romanian property prices rose by 10% to 14% through 2025, yet transaction volumes slipped by around 3% nationally, indicating that buyers are growing more discerning. Data from the National Agency for Cadaster and Land Registration (ANCPI) show that Romania’s residential market cooled somewhat in 2025, with 159,879 home sales recorded across the country — a 5.4% decline year on year.

As of early 2026, the three principal forces pushing up property prices in Romania are a severe shortage of new homes, robust wage growth expanding the pool of mortgage-eligible buyers, and internal migration concentrating population in major employment centres such as Bucharest and Cluj-Napoca. Of these, the supply constraint is the most powerful: residential construction activity fell by more than 20% in 2024, and building permits remain 30% below their 2021 peak, meaning the stock of quality homes in the most sought-after locations simply cannot keep pace with buyer demand.

New-build prices are outpacing those for existing properties: values for newly constructed homes rose 6.8%, whereas prices for second-hand properties increased by only 2.4%. New construction in Bucharest commands a premium of 12% to 15% over older stock, largely attributable to superior energy efficiency and contemporary layouts.

Average interest rates on home loans in Romania have been edging downward. In November 2025, the average rate on new RON-denominated housing loans fell to 5.89%, compared with 6.14% at the same point the previous year. Analysts expect this gradual easing to release pent-up buyer demand through 2026.

Green lending is gaining traction as an emerging segment, with Romanian credit institutions beginning to incorporate ESG-aligned banking products and services aimed at promoting environmental and sustainability awareness among borrowers. Post-pandemic shifts in working patterns have also fuelled demand for larger homes beyond city centres and in secondary towns that offer strong quality-of-life credentials.

Is buying property in Romania a good investment?

As of 2025, Romanian property continues its upward trend with annual price growth of 10–15% in major urban centres, presenting foreign buyers with a compelling entry point into a market offering gross rental yields of 6–8% in the leading locations. These figures compare favourably with the 2–4% yields typically found in established Western European markets.

Rental yields in Romania average 6.55% nationally, rising to 8.53% in cities such as Galați and Bucharest — roughly double the European average. These returns make the market particularly attractive for buy-to-let investors seeking income as well as capital appreciation.

Looking back over a decade, Bucharest apartment prices have approximately doubled, rising from around €1,050 per sqm in 2015 to approximately €2,200 per sqm in 2026. This long-run appreciation reflects Romania’s continued economic convergence with Western Europe, the urbanisation of employment and services, and a structural shift toward higher-quality housing stock.

Romania’s full integration into the Schengen Area from January 2025 has simplified travel and business activity, allowing foreign investors to move capital, personnel, and materials across borders with considerably less friction than before.

Market projections suggest price growth of 3–7% in 2025, with the supply-demand gap in major cities expected to underpin both continued price increases and strong rental yields through 2026. Currency risk merits consideration: Romania uses the Romanian Leu (RON), not the Euro, though many transactions are quoted and settled in Euros. Movements in exchange rates between your home currency and the Euro or RON can meaningfully affect the real return on your investment over time.

As with any property market, investment carries inherent risks. Prices can decline as well as rise, rental demand can soften, and the local tax or regulatory environment may change. It is strongly recommended that you seek independent financial advice from a professional with expertise in both your home jurisdiction and Romanian law before committing to a purchase for investment purposes.

What types of property are commonly available to buy in Romania?

In Bucharest in 2026, apartments account for approximately 85% of all listings: studios represent around 15% of these, two-room apartments 35%, three-room units 25%, and larger configurations the remaining 10%, with houses and villas making up the other 15% of the market. This predominance of apartments is characteristic of Romanian cities and reflects both the legacy of communist-era construction and the output of more recent residential development.

In large cities and university towns, the most widely available property type is the apartment in a multi-storey block. These span a broad spectrum — from communist-era paneluri (prefabricated concrete panel buildings, which tend to be cheaper but may require renovation) through to contemporary residential complexes offering amenities such as underground parking, fitness facilities, and concierge services.

Houses and villas are more prevalent in the suburban and peri-urban fringes of larger cities as well as in smaller towns. Detached homes with gardens are available across a wide price range, and gated villa communities have become an increasingly common feature of the northern Bucharest suburbs.

Rural properties — farmhouses, traditional village homes, and bare land — are plentiful and can be acquired at prices far below European norms. Non-EU buyers should note, however, that purchasing a land plot in their personal name is generally not permitted without an applicable reciprocity treaty, and using a Romanian company may be necessary. Agricultural land in particular is subject to pre-emption rights and additional legal considerations.

Resort properties on the coast and in mountain destinations — including apartments, chalets, and small hotels — form another active segment of the market. Key locations include Mamaia, Poiana Brasov, and villages near the Peles area in the Carpathians. These properties attract both holiday short-term rental income and lifestyle-motivated buyers.

What is the typical step-by-step process for buying property in Romania?

Buying property in Romania as a foreigner follows broadly the same path as for local buyers, but there are significant differences compared with common-law jurisdictions such as the US, UK, or Australia. Most notably, a notary public plays a mandatory and central role — not a peripheral one — and legal ownership passes only at the moment the title is registered in the Land Book, not when a contract is signed.

1. Search and select a property. Use reputable portals such as Imobiliare.ro or Storia.ro, or engage a licensed real estate agent. Agent commissions typically run at 2–3% plus VAT per side, though this is variable and negotiable.
2. Obtain a Romanian tax identification number (NIF/CIF). All foreign buyers must acquire a Romanian tax ID (CNP/NIF), regardless of how the purchase is structured. This is obtained from the local office of the National Agency for Fiscal Administration (ANAF).
3. Conduct legal due diligence. A thorough investigation of the property’s legal status is essential before making any commitment. This encompasses a detailed review of the ownership chain — including the validity of past titles and transfers — through examination of Land Book records held by ANCPI at its local offices.
4. Sign a preliminary contract (antecontract) and pay a deposit. Execute a reservation agreement and pay a deposit of 5–10% of the purchase price. This preliminary contract is legally binding and establishes the key terms of the deal. Unlike in some markets, a breach of this agreement may result in the buyer forfeiting the deposit or, if the seller is at fault, the seller repaying double the deposit received.
5. Notarial authentication of the final sale-purchase contract. Romanian law requires all real estate sale-purchase agreements to be concluded in authentic notarial form to be legally valid. A Romanian public notary authenticates the transaction, verifies all documentation, collects applicable taxes on behalf of the authorities, and submits the ownership transfer to the national Land Book system administered by ANCPI. This differs materially from common-law systems where a solicitor or conveyancer manages the transaction independently.
6. Pay all taxes, fees, and the purchase price. Under EU anti-money laundering directives, any cash transaction exceeding €10,000 must be reported to the Romanian authorities. Romanian notaries and banks strongly prefer bank transfers for compliance and audit trail reasons, and large cash payments are generally discouraged. Total transaction costs typically fall in the range of 5–7% of the property value.
7. Land Book registration. A notarised contract alone does not transfer ownership — it creates the legal obligation to do so. The property right is constituted only at the precise moment it is entered into the Land Registry. The Land Registry extract is the sole incontestable evidence of ownership, recognised as accurate and enforceable against all third parties. The notary submits the registration application to ANCPI on the buyer’s behalf.
8. Notify local tax authorities. Following completion, the new owner must register the change of ownership with the local municipality within 30 days. Non-resident buyers must also register with the tax authorities to meet their ongoing tax declaration and payment obligations.
9. Remote purchases via power of attorney. The entire purchase process can be completed without the buyer being present in Romania, provided a notarised power of attorney is granted to a qualified Romanian lawyer or notary. This authorises the representative to sign all purchase documents, manage bank transactions, and handle registration on the buyer’s behalf. The power of attorney must be properly apostilled or legalised in the buyer’s country of residence.

Do I need a lawyer to buy property in Romania, and how do I find a reputable one?

Professional guides and real estate advisers consistently recommend engaging an independent Romanian lawyer before signing any binding documents. While instructing a lawyer is not a legal requirement — the notary carries out many protective functions — having your own legal adviser is strongly recommended, particularly for non-residents and non-EU buyers navigating a civil law system for the first time.

The complexities of Romanian property law, the rigorous due diligence required before any commitment, mandatory notarial procedures, and the intricacies of the Land Book system all present genuine challenges — especially for cross-border buyers who are unfamiliar with local practice or the language. Deciphering specific legal conditions applicable to foreign buyers, interpreting Land Book extracts, and ensuring that contractual terms fully protect your interests all demand specialist expertise, making the involvement of an experienced Romanian property lawyer highly advisable.

A property lawyer will typically conduct full title due diligence, identify any encumbrances or litigation risks, review and negotiate the preliminary contract, advise on the appropriate legal structure for the purchase (particularly relevant for non-EU nationals), liaise with the notary, and guide you on your tax obligations. They can also act under a power of attorney on your behalf if you are buying remotely.

Optional but recommended costs include lawyer fees of 1–2% of the property value and estate agent commissions of 2–5% plus 19% VAT (as of 2025 — verify current rates). For straightforward transactions, some lawyers charge a fixed fee; always agree the fee structure in writing before instructing.

All practising lawyers in Romania must be members of their local bar association (Barou) and collectively of the National Union of Romanian Bar Associations (Uniunea Națională a Barourilor din România — UNBR). You can search for accredited lawyers at www.unbr.ro. For notaries, the relevant regulatory body is the National Union of Notaries Public from Romania (Uniunea Națională a Notarilor Publici din România — UNNPR), whose website is www.uniuneanotarilor.ro.

What are the most common pitfalls and problems expats encounter when buying property in Romania?

Title defects and restitution claims. Because virtually all private real estate in Romania was previously state-owned, the restitution of these properties to former private owners has generated a substantial volume of legal disputes, a number of which remain unresolved. Always insist on a full title search extending back through at least two or three previous ownership transfers, and instruct an experienced lawyer to check for any outstanding restitution claims before proceeding.

Inaccurate land measurements. This is a particular concern when buying agricultural land, since many plots do not have the surface area indicated by the buyer, the seller, or even the Land Registry. The discrepancy often arises not from deliberate misrepresentation but from the fact that a property’s current address may differ from the address recorded in decades-old documentation. Always commission a certified cadastral survey before completing any purchase of land or a property with a garden plot attached.

Undisclosed debts and encumbrances. A Land Registry search is indispensable. Your lawyer will confirm that the seller holds clear title and that no pending disputes, mortgage charges, or other encumbrances are attached to the property. Uncleared utility debts, fiscal obligations, or charges can transfer to the buyer if they are not identified and resolved prior to completion.

Planning and building permission irregularities. All property documentation — including title deeds, prior sale-purchase contracts, building permits, and utility connection records — must be carefully examined. Compliance with planning and construction regulations is especially critical for new developments and renovated properties. Buildings that have been extended or altered without proper authorisation can be difficult or impossible to resell, and may face demolition orders from the authorities.

Currency transfer risks. Factor in foreign exchange costs and confirm that your bank is equipped to handle RON transfers to the notary’s client account or the seller’s Romanian bank account. Using a specialist currency transfer service rather than a retail bank can produce meaningful savings on large transactions.

Off-plan purchase risks. Purchasing off-plan from a developer exposes you to financial risk if the developer runs into difficulties. Always research the developer’s track record thoroughly, insist on a stage-payment schedule tied to verifiable construction milestones, and use an independent lawyer — not one recommended exclusively by the developer.

Non-EU land ownership restrictions overlooked. Failing to clarify the land versus building ownership rules applicable to non-EU buyers is a common and potentially costly error. Non-EU nationals who attempt to register land directly in their personal name without the correct legal structure in place may encounter serious difficulties obtaining title registration.

Tax compliance failures. From 2024, rental income taxation for individuals includes a flat 10% income tax rate and an obligation to register or declare the lease agreement with ANAF within 30 days of signing. Non-declaration of rental income is an area that Romanian tax authorities are scrutinising with increasing rigour.

Can I buy property in Romania through a company, and is it worth doing?

Non-EU/EEA nationals and legal entities from outside the EU/EEA may purchase buildings and apartments directly, but typically need to establish a Romanian limited liability company — often referred to as an SPV — in order to acquire land. Some EU/EEA buyers also adopt a corporate structure for commercial, tax planning, or inheritance purposes.

The most widely used corporate vehicle is the Societate cu Răspundere Limitată (SRL) — Romania’s equivalent of a limited liability company. For non-EU/EEA nationals seeking to acquire land, establishing a Romanian SRL is the standard approach. The company must be registered with the Trade Register (Registrul Comerțului) and will require a registered address in Romania and at least one director.

Potential advantages of a corporate purchase structure include enabling non-EU nationals to hold land, the possibility of recovering VAT on commercial property acquisitions, greater flexibility in structuring rental income, and more straightforward ownership transfer in multi-investor scenarios. A corporate structure can also simplify succession planning, since transferring shares in a company may be more administratively straightforward than transferring a registered land title, depending on the laws of your home jurisdiction.

The drawbacks include the administrative burden of running an active company — annual accounts, tax returns, and registered agent costs — as well as potentially higher Land Registry registration fees (approximately 0.5% of property value for companies, versus 0.15% for individuals, as of 2025). Annual property taxes in Romania are notably low, typically ranging from 0.08% to 0.2% for residential buildings, calculated on the municipally assessed value of the property rather than its market value — which means the actual annual tax burden is usually quite modest.

Before choosing this route, seek independent legal and tax advice from both a Romanian lawyer and a tax adviser familiar with your home country’s rules. The most appropriate structure will depend on your personal tax position, the intended use of the property, and your longer-term plans for the investment.

What taxes and ongoing costs should I budget for when owning property in Romania?

VAT on new-build properties. The principal tax consideration for buyers in Romania is the 21% VAT applicable to newly constructed properties (the standard rate since August 2025), while second-hand properties sold between private individuals are typically VAT-exempt. A transitional provision through July 2026 may permit a reduced rate under strictly defined conditions — always confirm the applicable rate with your notary at the time of purchase.

Transfer tax (income tax on property sale). This tax is borne by the seller, not the buyer, but understanding it is useful for resale planning. Under Article 111(1) of the Fiscal Code, the tax is set at 3% of the property’s value if the seller has held it for less than three years, or 1% if held for more than three years. These rates apply as of 2025; always verify the current rates with ANAF before transacting.

Notary fees. In practice, notary fees generally fall in the range of 0.4–1% of the purchase price, though the precise amount depends on the property’s value, the complexity of the transaction, and the fee schedule prescribed by the Ministry of Justice at the time of signing.

Land Registry (ANCPI) registration fees. For individual buyers, the fee is typically around 0.15% of the property value, subject to a minimum threshold; for legal entities, the rate is approximately 0.5%, again with minimum thresholds. These figures should always be confirmed directly with ANCPI or through your notary at the time of the transaction.

Annual property tax. Tax rates vary according to the owner’s status (individual or legal entity) and the property’s designated use: between 0.08% and 0.2% for residential buildings, and between 0.2% and 1.3% for non-residential buildings (as of 2025). The tax is calculated on the property’s municipal assessment value, which is typically considerably lower than market value, resulting in a manageable annual liability for most homeowners. Check current rates with your local municipality (primărie).

Rental income tax. From 2024, individuals earning rental income in Romania are subject to a flat 10% income tax rate, with a standard 20% deduction for expenses, yielding an effective rate of approximately 8%. Non-resident landlords must also consider whether social contributions apply and how any double taxation treaty between Romania and their country of residence affects their overall tax position.

All figures above are as of 2025. Romanian tax rules are subject to change; always verify current rates and requirements directly with the National Agency for Fiscal Administration (ANAF) at anaf.ro.

What are the official sources I should consult when buying property in Romania?

The following official bodies and resources are essential starting points when researching a property purchase in Romania. Always consult them directly to verify current rules, fees, and procedures:

• National Agency for Cadastre and Real Estate Publicity (ANCPI) — the Land Registry authority. Search title records, register ownership, and access cadastral data. Website: www.ancpi.ro; online portal: epay.ancpi.ro
• National Agency for Fiscal Administration (ANAF) — for tax identification numbers, rental income tax obligations, and all fiscal matters. Website: www.anaf.ro
• National Union of Notaries Public from Romania (UNNPR) — to locate a licensed notary and access notarial fee information. Website: www.uniuneanotarilor.ro
• National Union of Romanian Bar Associations (UNBR) — to verify a lawyer’s credentials and find a specialist in property law. Website: www.unbr.ro
• Romanian Trade Register (Registrul Comerțului / ONRC) — for company registration, relevant when purchasing through a corporate structure. Website: www.onrc.ro
• National Bank of Romania (BNR) — for mortgage rate data, currency exchange rates, and financial regulation. Website: www.bnr.ro
• Romanian Parliament Legislation Portal — to access the full texts of relevant legislation, including the Civil Code, Law 312/2005 (foreign land ownership), and Law 17/2014 (agricultural land pre-emption rights). Website: www.cdep.ro
• Imobiliare.ro / Storia.ro — Romania’s leading property listing portals for market research and current price data. www.imobiliare.ro | www.storia.ro

Frequently asked questions: buying property in Romania as a foreign national

Can I buy an apartment in Romania as a non-EU citizen?

Ownership restrictions in Romania generally apply only to land, not to buildings. Purchasing an apartment or other building unit is typically unrestricted for non-EU nationals, because such a transaction grants a share in the building’s common areas rather than direct ownership of the land on which it stands. Non-EU buyers can therefore acquire apartments without needing to use a company structure.

Do I need to be resident in Romania to buy property there?

No residency in Romania is required to purchase property. The entire buying process can be conducted remotely by granting a power of attorney to a qualified Romanian lawyer or notary, who will then act on your behalf at every stage of the transaction.

Will buying property in Romania give me a visa or residency right?

Romania does not operate a residency-by-investment programme directly linked to property acquisition. Purchasing real estate alone does not automatically entitle you to a Romanian residence permit. That said, property ownership may be used in support of a residency application made under another qualifying category.

How long does the buying process take in Romania?

The timeline depends on the complexity of the transaction. A straightforward apartment purchase typically takes four to eight weeks from accepted offer through to the final notarised contract. Delays can arise if title issues come to light, if documents need to be translated and apostilled from abroad, or if obtaining the Romanian tax ID takes longer than expected. Purchases involving land and company formation will take considerably longer.

Is it safe to buy off-plan property in Romania?

Off-plan purchases can offer an attractive entry price, but they carry real risks if the developer encounters financial difficulties mid-construction. Before committing, thoroughly investigate the developer’s track record, confirm that building permits are in place, instruct your own independent lawyer, and ensure that any deposit is safeguarded by a bank guarantee or held in an escrow arrangement tied to specific construction milestones. Avoid making large upfront payments without contractual protection.

What is the Land Book (Carte Funciară) and why does it matter?

Romania’s cadastre and Land Book system is administered by the National Agency for Cadastre and Real Estate Publicity (ANCPI). Under Romanian law, a property right comes into existence only at the precise moment it is entered into the Land Registry — a signed and notarised contract is not sufficient on its own to confer ownership. The Land Registry extract is the sole irrefutable proof of ownership, presumed accurate and enforceable against all third parties. Until your name appears in the Land Book, you are not legally the owner.

How is rental income from Romanian property taxed for non-residents?

Rental income earned from Romanian property is taxable in Romania, regardless of the owner’s country of residence. From 2024, the applicable rate for individual landlords is a flat 10% income tax, with a standard 20% deduction for expenses, producing an effective tax rate of approximately 8%. Landlords must also register or declare their lease agreement with ANAF within 30 days of signing it. Check whether a double taxation treaty exists between Romania and your country of residence, as this may alter how the income is ultimately taxed.

What is the typical total cost of buying property in Romania, including all fees?

All-in transaction costs normally fall within the range of 5–7% of the purchase price. This encompasses notary fees of 0.5–2% of the property value (with a minimum of approximately €500), Land Registry fees of 0.15% for individual buyers or 0.5% for companies, optional but advisable lawyer fees of 1–2% of the purchase price, and estate agent commissions of 2–5% plus 19% VAT. All figures are as of 2025; confirm current rates with your notary and legal adviser before transacting.