Romania – Selling Property

What are the steps involved in selling property yourself in Romania?

Conducting a private property sale in Romania is both legally permitted and entirely workable, though several administrative and legal steps must be completed in the right sequence. Unlike markets where a solicitor or conveyancer handles the bulk of the process on the seller’s behalf, in Romania the notary public occupies the central legal role — and their involvement is required by law, whether or not an agent is engaged.

The following outlines the full sequence of steps for a private property sale in Romania:

1. Value the property. Begin by establishing your property’s market value. You may engage a professional appraiser or consult online valuation tools to arrive at a realistic asking price. This figure is also relevant when the notary calculates the taxes due on the transaction.
2. Obtain a Romanian tax identification number (CIF/NIF). Foreign nationals must register with the National Agency for Fiscal Administration (ANAF) and obtain a tax identification number before the transaction can go ahead. Romanian residents will already possess one. Registration can be completed at your local ANAF office or, where circumstances require, through an authorised representative acting under a power of attorney.
3. Assemble the required documentation. The seller must collect a range of documents: the title deed, a Land Registry extract (Carte Funciară) confirming ownership and freedom from encumbrances, a tax clearance certificate from the local authority confirming all property taxes have been settled, and — for buildings with a net area exceeding 50 m² — a valid Energy Performance Certificate. Sellers of apartments will also typically need a certificate from the homeowners’ association.
4. Advertise the property. You may list the property directly on Romanian real estate portals such as imobiliare.ro, storia.ro, or OLX.ro, or promote it through social media and personal networks. No legal obligation to use an agent exists. Clear descriptions and quality photographs will help attract serious enquiries.
5. Execute a preliminary agreement (Promisiune de Vânzare-Cumpărare). Once a buyer has been identified, it is standard — though not legally compulsory — to enter into a preliminary sale-purchase contract. At this stage, the buyer typically pays a deposit of between 10% and 30% of the agreed price. The agreement sets out the timeline for completion and what happens if either party withdraws. While this contract does not require notarisation to be legally effective, having it notarised affords both parties considerably greater protection.
6. Sign the authenticated sale contract before a notary. The actual transfer of ownership must always be effected through a contract signed and authenticated before a licensed notary public; no other party is empowered to perform this function. The notary will check all documentation, calculate the applicable transfer tax and fees, collect those sums, and authenticate the contract.
7. Land Registry registration. Once the sale-purchase agreement has been authenticated and the notarial expenses and Land Registry registration fees have been paid, the notary lodges the change of ownership with the appropriate Land Register on behalf of the parties.

It is worth noting that a tax clearance certificate demonstrating full settlement of all local property taxes is retained by the notary in their archive. If this certificate is absent, or if it reveals outstanding amounts, the result is the absolute nullity of the sale-purchase agreement. Ensure your local tax account is completely cleared well before the signing date.

Do most sellers in Romania use an estate agent, or is private selling common?

There is no legal requirement for a property owner in Romania to engage an estate agent in order to sell. Some owners choose to handle the sale themselves entirely, primarily to avoid paying commission. In practice, however, the majority of residential sellers — particularly in cities — do make use of agents.

Selling a property independently demands a reasonable familiarity with the relevant legal requirements and a willingness to manage the considerable administrative workload involved. For foreign sellers who are not living in Romania or who have limited experience of Romanian bureaucracy, the practical difficulties of selling without professional assistance are considerably greater.

Romania has active online property marketplaces — platforms such as imobiliare.ro and storia.ro operate similarly to Rightmove in the UK or Domain in Australia, and allow individual owners to post listings directly. This makes private selling more accessible than in markets where listings are controlled exclusively through agent-managed systems.

Where agents are appointed, commission is typically around 2–3% of the final sale price, which may be charged to the seller, the buyer, or shared between both — all of this is negotiable. There is no single mandatory licensing authority for real estate agents across Romania, so it is wise to check an agent’s credentials before engaging them. Ask for client references and confirm whether the agent is registered with the Romanian National Authority for Consumer Protection (ANPC) or a recognised industry body.

How does capital gains tax work when selling property in Romania?

Romania’s approach to taxing property disposals is somewhat distinct from the capital gains tax regimes familiar in many other jurisdictions. Rather than taxing only the profit realised on a sale, Romania levies a transfer tax on the transaction value itself when individuals sell immovable property. This means the tax is applied to the full sale price rather than the net gain — making the term “transfer tax” more precise than “capital gains tax” in the Romanian context.

The applicable rates are set out in Article 111(1) of the Fiscal Code: the transfer tax is 3% of the value of the property if it has been owned by the seller for fewer than three years, or 1% if it has been held for more than three years. You should always verify the current figures with ANAF (the National Agency for Fiscal Administration), as the Fiscal Code may be amended by legislation.

There is an additional threshold to bear in mind: where a property sells for more than RON 450,000, a 3% rate applies. Properties sold below this threshold may attract a reduced or zero rate — it is advisable to confirm the precise current structure with ANAF or a qualified Romanian tax adviser at the time of your sale, given that rates and thresholds have been revised in recent years.

Certain types of transfer are exempt from income tax altogether. These include: donations between close relatives and between spouses; restitutions of property rights under special legislation; and inheritances, provided the succession procedure is both initiated and concluded within two years. Outside that window, a 1% income tax becomes due on the value of the inheritance.

An individual’s tax liability in Romania depends on their residence status. Romanian tax residents are subject to Romanian tax on their worldwide income, while non-residents are taxed on their Romanian-source income only. This means that foreign sellers will still owe the applicable transfer tax on any Romanian property disposal. Non-residents may also face Romanian capital gains tax on certain transactions and should investigate whether a credit for taxes paid overseas is available up to the Romanian tax amount. Cross-border situations are governed by the specific provisions of the relevant double taxation treaty. Advice from a specialist in cross-border taxation is strongly recommended; ANAF’s website provides details of Romania’s treaty network.

Companies selling property are subject to different rules: corporate income and capital gains are taxed at a flat 16% rate, with directly related expenses deductible from gross income. If your Romanian property is held through a corporate entity rather than in your personal name, specialist corporate tax advice is essential.

Sellers of agricultural land should be aware of a significant special provision: where agricultural land is sold within eight years of the date of acquisition, the seller faces an 80% tax on the positive difference between the sale value and the original purchase price. This represents a substantial burden and should feature prominently in the financial planning of anyone considering disposal of rural or agricultural property.

Are there other taxes or costs involved in selling property in Romania?

Sellers in Romania should anticipate a range of costs beyond the transfer tax itself. Total transaction costs can be significant, and it is important to understand from the outset which items are conventionally borne by the seller and which by the buyer — though in practice a number of these can be negotiated between the parties.

Notary fees: Unless the contract specifies otherwise, notary fees are generally paid by the seller (Article 1.666, Civil Code). The amount is determined by the value of the property and calculated according to the scale set out in Order 177/C/2024. The fee typically falls between 0.5% and 2% of the transaction value, subject to a minimum of 100 lei and a maximum of 6,000 lei. Confirm the current scale directly with your chosen notary or via the National Union of Notaries Public from Romania.

Transfer tax (income tax on the sale): As outlined in the preceding section, this is charged at either 1% or 3% of the transaction value depending on how long the property has been held (as of 2025). For individual sellers, the notary public assesses this tax when authenticating the sale-purchase agreement, collects it at the point of signing, and remits it to the state.

Land Registry registration fees: A registration fee of 0.1% of the property’s value — subject to a minimum of 50 lei — is payable to register the new ownership in the Land Register. This cost is typically met by the buyer, but the arrangement can be agreed between the parties and should be confirmed with your notary.

VAT: The sale of real estate in Romania is generally VAT-exempt without the right to deduct input tax, with the exception of new buildings and land capable of development, which are typically subject to 19% VAT. Most resale residential properties sold by private individuals will be VAT-exempt, but sellers acting through a business entity or developer structure should seek advice on whether a different treatment applies.

High-value property surcharge: With effect from 1 January 2024, a 0.3% annual tax was introduced on residential buildings owned by individuals where the taxable value exceeds RON 2,500,000 (approximately EUR 500,000), calculated on the excess above that threshold. This is an ongoing charge applicable while you hold such a property and should be factored into your financial planning.

Estate agent commission: If you appoint an agent, commission is typically around 2–3% of the sale price. Some agents charge both seller and buyer; others charge one party only. Agree the fee structure in writing at the outset.

Translator costs: Where one of the parties does not hold Romanian citizenship or does not understand the Romanian language, an authorised translator must be engaged for the notarial appointment. The translator’s assistance must be noted in the contract, confirming that the party understood what they were signing.

In total, the costs associated with a Romanian real estate transaction can reach between 5% and 7% of the property value. It is prudent to build this into your financial projections and to verify all current rates with the notary before proceeding to signature.

What legal requirements must sellers meet in Romania?

Romanian law places a number of specific obligations on property sellers. These apply irrespective of whether the seller is resident in Romania or acting through an agent, and failure to comply with certain requirements can render the sale agreement void.

Energy Performance Certificate (EPC): Where the property being sold consists of land and buildings with a net floor area exceeding 50 square metres, the seller must obtain an energy performance certificate and present it to the notary at the time the sale-purchase agreement is authenticated. Failure to do so carries the sanction of relative nullity of the agreement. This obligation reflects the EU’s Energy Performance of Buildings Directive, though the consequences for non-compliance in Romania are particularly severe.

Tax clearance certificate: The seller must obtain a certificate from the local tax authority confirming that all property-related taxes — including annual building and land charges — have been paid in full. This certificate is issued within approximately three business days and remains valid only until the end of the calendar month in which it is issued, so it is important to time your application carefully in relation to the signing date.

Land Registry extract: A cadastral extract (Extras de Carte Funciară) must be obtained to verify the seller’s ownership of the property and to confirm there are no registered encumbrances. This document is typically procured by the notary as part of the authentication process, but sellers should check its status in advance.

Title chain documentation: It is standard practice for the seller to hand over to the buyer the full chain of title documentation relating to the sold property, together with all technical records relating to any structures on it — including building permits, commissioning protocols, and proof of Land Registry registration.

Disclosure obligations: Romanian law requires the seller to provide warranties against eviction — meaning any loss of possession or ownership arising from a successful third-party claim in court — and against hidden defects that existed prior to or at the time of handover but that could not have been detected by a diligent buyer without specialist assistance. Known issues of a structural or legal nature should be disclosed to the buyer before signing.

Tax identification number for foreign sellers: Foreign nationals must have obtained a tax identification number from ANAF before proceeding with the sale. This is an administrative step rather than a substantive barrier, but it must be completed in advance. Guidance is available at anaf.ro, or a local lawyer can be instructed to assist with the process.

Additional documentation for specific property types: For individual houses, a building permit and a reception report are required. For apartments, a certificate from the homeowners’ association (asociație de proprietari) confirming the absence of any outstanding communal charges is typically necessary.

How does the exchange and completion process work in Romania?

Romania’s completion process differs markedly from the two-stage “exchange then completion” model familiar in countries such as the United Kingdom or Ireland. In Romania, the transaction is structured as a single-step process — exchange and completion take place simultaneously at the notary’s office.

Romanian property transactions typically involve the conclusion of an authenticated sale-purchase agreement before a notary public in a single appointment. There is no separate exchange of contracts stage creating a legally binding interim period, as is standard in the UK system. Both parties sign the final authenticated deed at the same appointment, and the transfer of ownership takes effect from that moment.

Prior to reaching this point, a preliminary contract (promisiune de vânzare-cumpărare) is commonly signed to reserve the property and bind both parties to proceed. This document does not legally require notarisation, though notarising it substantially strengthens its enforceability. A deposit of typically 10–30% of the agreed price is ordinarily paid when the preliminary contract is executed.

At the notary appointment for the final deed, the following events occur: the notary authenticates the sale-purchase agreement; the applicable transfer tax is assessed and collected; the buyer pays the remaining balance of the purchase price, usually by bank transfer; and the notary initiates the Land Registry registration. The notarial fees and registration charges are also settled on the day of signing.

Under EU anti-money laundering requirements, any cash transaction exceeding €10,000 must be reported to the Romanian authorities. Most Romanian notaries and banks actively favour bank transfers for property transactions, as they produce a clear audit trail and simplify compliance. Bank transfers remain the standard and most widely used payment method.

From the point of listing to final completion, a typical straightforward residential transaction takes between one and three months, though complications arising from title defects, missing documentation, or financing issues can extend this timeline. Once the Land Registry has processed the registration — usually within 10 to 30 days of signing — the buyer receives confirmation of the new ownership entry.

The official register of licensed notaries in Romania is maintained by the National Union of Notaries Public from Romania.

Is property exchange or part-exchange an option in Romania?

Direct property exchange — where two owners swap their respective properties without a conventional cash sale — is recognised under Romanian law as a distinct form of contract (contract de schimb), regulated by the Civil Code. In practice, however, it is neither a widely used nor a commonly marketed route for residential transactions in Romania.

Under Romanian civil law, a property exchange is treated in broadly the same way as two simultaneous sales. The mandatory notarial authentication requirement applies equally: both parties must attend before a licensed notary public, and the change of ownership for each property must be registered with the Land Registry. Because each party is at once a buyer and a seller, the full range of legal obligations applicable to both roles — including transfer tax liability, energy performance certificate requirements, and tax clearance — falls on each side of the transaction.

The transfer tax is computed separately for each of the properties being exchanged, based on the respective value of each asset. Where one property is worth more than the other, a cash adjustment known as sulta is customarily agreed to equalise the exchange, and this additional payment is subject to the same tax treatment as a standard sale.

Finding a suitable exchange counterparty is inherently difficult, and Romania’s residential property market does not have an established platform or agency specialism focused on property swaps. For foreign sellers in particular, managing two concurrent legal transactions — each requiring its own documentation, tax clearance, and notarial appointment — adds a considerable layer of complexity. Anyone wishing to pursue this route should engage a Romanian property lawyer with demonstrated experience in exchange transactions.

What should foreign sellers know about repatriating sale proceeds from Romania?

As an EU member state, Romania does not impose currency controls or general restrictions on transferring money abroad, whether to another EU or EEA country or to a non-EU destination. Transfers to countries outside the EU are also broadly unrestricted, though certain reporting requirements may apply depending on the amount being transferred and the destination jurisdiction.

Bank transfers are the standard and most widely accepted payment method for Romanian real estate transactions, as they generate transparent documentation that satisfies the requirements of tax authorities and the Romanian banking system. Sale proceeds are ordinarily received into a Romanian bank account, from which they can subsequently be sent internationally by standard wire transfer.

Under EU anti-money laundering rules, any cash transaction exceeding €10,000 must be declared to the Romanian authorities. Similarly, large international bank transfers may trigger compliance checks at both the Romanian end and the receiving bank. Ensure you have comprehensive documentation of the transaction — including the authenticated sale-purchase agreement, proof of tax payment, and relevant identification — to hand when instructing your bank to transfer the proceeds.

Foreign sellers should also examine their tax obligations in their country of residence. Non-resident sellers may be subject to Romanian transfer tax and, depending on the specific circumstances, other Romanian taxes on the transaction. Tax credits may be available for Romanian taxes paid, up to the amount of liability in the country of residence. The precise position will depend on the terms of the applicable double taxation agreement. Romania has an extensive network of double taxation treaties covering most European countries as well as the United States, Canada, Australia, and many others. Under the majority of these agreements, the taxing right over income from immovable property is assigned to the country where the property is situated — here, Romania — but you may nevertheless be required to declare the sale to your home tax authority, with credit given for Romanian tax already remitted.

Consulting both a Romanian tax specialist and a tax adviser in your country of residence before completing the sale is strongly recommended. For details of Romania’s double taxation treaties and ANAF’s guidance for non-resident sellers, visit anaf.ro. When transferring the proceeds internationally, specialist foreign exchange providers may offer more competitive rates than standard high-street banks, but verify that any provider you use is properly regulated before engaging them.

Frequently Asked Questions

How long does the process typically take from listing to completion in Romania?

A straightforward residential sale in Romania will typically take somewhere between one and three months from listing through to completion. Collecting the necessary documents — including the tax clearance certificate, Land Registry extract, and Energy Performance Certificate — can occupy several weeks on their own. Once a buyer has been secured and the preliminary contract executed, the final appointment with the notary can generally be arranged within days or a few weeks, subject to both parties’ availability and the absence of any title complications.

What happens if the buyer pulls out after signing the preliminary contract?

The consequences of a buyer withdrawing after the preliminary contract has been signed and a deposit paid will depend on how the deposit is characterised in the agreement. Where the deposit is designated as a penalty (arvună) under the Romanian Civil Code, the seller is ordinarily entitled to retain it in full if the buyer pulls out. Conversely, if the seller is the party who withdraws, they are generally required to return double the deposit amount to the buyer. The specific terms governing these scenarios should be set out clearly in the preliminary contract, and having a lawyer draft or review that document is highly advisable.

Can I sell my Romanian property remotely without being present in Romania?

Many overseas owners complete Romanian property transactions without travelling to Romania, provided they have a qualified and trusted local representative in place. You may grant a representative power of attorney (procură) authorising them to act on your behalf. If the power of attorney is signed abroad, it must be notarised and — depending on the country in question — apostilled or legalised in accordance with the applicable international convention. Your representative should be a licensed lawyer with specific expertise in Romanian real estate and in handling transactions involving foreign clients.

Do I need a Romanian bank account to sell property in Romania?

Although there is no strict legal requirement to hold a Romanian bank account in order to sell property, having one makes receiving the sale proceeds considerably more straightforward. Transaction funds are typically routed through a Romanian bank account, and such an account can be opened remotely through an authorised representative if necessary. Without one, international transfers of proceeds may encounter delays or attract additional scrutiny. Discuss the most practical arrangement for your circumstances with your notary and bank.

Are there restrictions on foreigners selling property in Romania?

No general restrictions apply to foreign nationals wishing to sell property they legally own in Romania. EU and EEA nationals may purchase and sell land on the same terms as Romanian citizens. Nationals of states outside the EU or EEA may acquire and dispose of land under the conditions established by applicable bilateral treaties. The principal practical requirement for foreign sellers is obtaining a Romanian tax identification number (CIF/NIF) from ANAF before the transaction proceeds.

What documents do I need to prepare as a seller in Romania?

The essential documentation for a Romanian property seller includes: the original title deed (act de proprietate); a current Land Registry extract (Extras de Carte Funciară); a tax clearance certificate from the local municipality confirming full payment of all property taxes; a valid Energy Performance Certificate (where the building has a net area exceeding 50 m²); proof of identity; and your Romanian tax identification number. Sellers of individual houses will additionally need the relevant building permits and reception reports. Sellers of apartments will typically need a certificate from the homeowners’ association confirming the absence of any outstanding communal charges.

Is there a primary residence exemption from transfer tax in Romania?

Romania does not have a principal private residence exemption comparable to, for example, the UK’s Private Residence Relief. The transfer tax of 1% or 3% is levied on the sale value regardless of whether the property served as the seller’s primary home. The determining factor is the duration of ownership: a rate of 3% applies where the property has been held for three years or less; where it has been held for more than three years, the rate falls to 1%. You should confirm the current thresholds with ANAF prior to your sale.

Can I sell agricultural land in Romania as a foreign national?

Since 1 January 2014, EU and EEA nationals have been entitled to purchase and sell agricultural land and forests in Romania directly. There are, however, important special rules to consider, including pre-emption rights in favour of neighbours and local authorities, and a substantial tax charge — 80% applied to the gain — if the land is sold within eight years of acquisition. Non-EU/EEA nationals should examine their position under any relevant bilateral treaty. Given the complexity of agricultural land transactions, specialist legal advice is indispensable.