Property in Romania: a buying guide for foreigners

Romania is one of the more affordable EU markets, with a notary-led purchase process and a clear split between EU and non-EU buyers. This guide covers the rules as we could confirm them in October 2026 and tells you where to double-check.

Market snapshot

According to the Storia listing platform, reported in Romania Insider for August 2026, average asking prices for apartments were about EUR 3,298 per square metre in Cluj-Napoca, EUR 2,342 in Brasov and EUR 2,160 in Bucharest. These are asking prices, not final transaction prices, and they differ between new and older stock and between sources, so treat them as orders of magnitude. Cluj-Napoca (university and IT hub) and Brasov (mountains and tourism) are the pricier cities; Bucharest has the deepest market and the widest spread between districts.

Who can buy

EU and EEA citizens, and companies established in the EU or EEA, can acquire real estate in Romania on the same conditions as Romanians under Law 312/2005, including, since 2014, agricultural and forest land (which carries extra rules, such as pre-emption rights, under Law 17/2014; ask a lawyer).

Non-EU citizens can own buildings and apartments. For land, the law ties their rights to reciprocity treaties, and the sources we found say no such treaties have been concluded. In practice that means a non-EU buyer of an apartment owns it together with a share of the land under the building, while buying a house with its own plot, or a bare plot, needs a specific legal solution (for example a right of superficies or a Romanian company). We could not confirm every detail from an official text, so have a Romanian lawyer confirm the structure before you pay a deposit. Our overview of EU vs non-EU property rules explains why the passport matters across Europe.

Step-by-step process

• Choose the property and check the land book (carte funciara) extract: owner, mortgages, seizures, usufruct, and that the cadastral number matches the real plot.
• Sign a preliminary contract (antecontract), usually with a deposit. The type of deposit matters: under the Civil Code an earnest deposit (arvuna) is typically lost by a buyer who withdraws and returned in double by a seller who withdraws. Have the wording checked.
• Book a notary. The sale deed must be notarised; a buyer who does not speak Romanian normally needs a sworn interpreter at signing.
• The notary checks the title, collects the seller's tax, and registers the deed in the land book with the cadastre office (ANCPI).
• Pay from an account in your own name, and keep the proof of the transfer. See how to send money abroad for a property purchase.

Costs and taxes

Costs we found reported by consultancies and tax guides (confirm the exact figures with your notary):

• Notary fee: set on a scale and often cited at roughly 0.65% to 2% of the price; usually paid by the buyer unless agreed otherwise.
• Land-book registration fee: about 0.15% of the price for an individual buyer.
• Seller's tax: 3% of the sale value if the property was held up to 3 years, 1% above 3 years, paid by the seller through the notary.
• New builds: standard VAT rose to 21% on 1 August 2025. A transitional 9% rate for a narrow category of homes (one home, up to 120 square metres and RON 600,000 excluding VAT, with an advance-payment act before 1 August 2025) was extended to 30 September 2026 after the registry outage; check whether it still applies to a specific deal.
• Annual local property tax is set by the municipality; ask the local tax office.

A fuller list of ownership costs is in total cost of ownership abroad.

Residence through property

We found no residence permit in Romania granted simply for buying a home. A draft "golden visa" with a EUR 400,000 threshold, which could include real estate, has been reported, but we could not confirm that it is in force. Do not base a purchase on it.

Rental

For individuals, rental income is reported as taxed at 10% after a flat 20% deduction (PwC and other tax guides; check ANAF). Health-insurance contributions (CASS) can apply once non-salary income passes thresholds linked to the minimum wage. Short-term rental is regulated locally and by tourism registration rules; compare with short-term vs long-term rental. Your country of tax residence may also tax the income; see tax residency when relocating.

Risks

• Registry outage: Romania's land registry system e-Terra went offline on 14 July 2026 after a ransomware attack and restarted in stages from 11 August 2026. Priority of pending applications was preserved, but ask your notary about current delays.
• Title problems: restituted properties, undeclared extensions and missing building permits are the classic checks.
• Seismic risk: older Bucharest blocks may carry a seismic risk class; ask for the technical expertise.
• Off-plan: check the developer's permits and the escrow or payment schedule.

For Russian-speaking buyers and expats

Have your passport and, if you live in the EU, your residence card ready; a Romanian tax identification number is normally needed, and your lawyer can arrange it. A notary will want an interpreter if you do not speak Romanian, and Russian-speaking interpreters and lawyers are available in Bucharest and the larger cities. Banks and notaries run source-of-funds and sanctions checks; prepare transparent documents and read bank checks for Russian citizens living in the EU. Holders of a Russian or Belarusian passport should check current restrictions with the lawyer first (see country restrictions by citizenship). Everything must be lawful and fully documented.

FAQ

Can a non-EU citizen buy an apartment in Romania? Yes, buildings and apartments can be owned directly; land follows special rules, so confirm the structure with a lawyer.

Can I buy remotely? A power of attorney is possible, but it must meet notarial requirements; see buying property abroad remotely.

Who pays the notary? Usually the buyer, but it is negotiable.

Does a purchase give me residence? We found no such route in force.

How long does registration take? It depends on the cadastre office; the 2026 outage lengthened it, so ask the notary.

How we help

We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers. This text is informational and is not legal, tax or investment advice; verify current rules with official sources such as the Romanian land registry agency and the tax authority ANAF.