Romania buying guideRomania makes apartments easy for foreign buyers and land harder. Anyone may buy a flat or a house; land is where non-EU buyers hit limits, and farmland has extra rules even for EU citizens. Every sale needs an authentic deed from a notary, and the land book (carte funciară) is the proof of ownership. Here is the process, the cost and a few local risks, including earthquakes.
Who can own what
Citizens of the EU and EEA can buy land on equal terms with Romanians, subject to rules on agricultural land outside towns, such as pre-emption rights for neighbours and tenants. Individuals from outside the EU can buy buildings and apartments, but land generally has to be acquired through a Romanian-registered company or under reciprocity arrangements. A flat in a block normally includes a share in the land beneath, so apartments are not affected.
The stock on offer is mostly apartments in cities such as Bucharest, Cluj-Napoca and Brașov, with some houses and plots on the edge of towns. The details of a land purchase through a company are technical, so have a lawyer draft the structure before any deposit.
From reservation to land book
- Reserve with a written promise and a deposit (commonly 5-10 percent). A promissory contract (antecontract) before a notary has more force than a private paper.
- Document pack. Land book extract, cadastral plan, energy certificate, tax certificate showing no debts, and if applicable the building association's clearance.
- Check the seller's title. Inherited property should show a succession certificate; check marital property rules.
- Notarial deed of sale. The notary calculates fees, verifies identity, and registers the transfer; the deed is the only valid form.
- Payment. Via bank transfer or the notary's escrow service.
- Land book registration. The notary files with the cadastre and land registration office, and you receive an updated extract.
- Utilities. Re-sign accounts for electricity, gas and the management company.
Fees and taxes
Romania's closing costs are modest. The table shows ranges that your notary will confirm in writing.
| Cost | Approx. level | Note |
|---|---|---|
| Notary fees | scaled, roughly 0.5-2% of value | Lower percent on higher values |
| Land book registration fee | about 0.15% of value | Buyer |
| Agent commission | typically 2% plus VAT from each side | Negotiable |
| Legal fees | €300-1,500 or percent-based | Independent counsel |
| VAT on new build | 21% standard, after a mid-2025 increase; check the rate in the contract | Included in developer price |
| Annual building tax | low percent of taxable value; set locally | Owner |
| Seller's tax on gain | charged on the seller | Check who bears it |
Buy the paperwork first: a flat without a clean land book entry is a loan, not an asset.
Seismic risk and structure
Bucharest and parts of the south are in a seismic zone, and older blocks built before the 1977 earthquake are risky. Municipalities classify at-risk buildings with a red dot system. Ask for the seismic risk class, and avoid unclassified older buildings unless you fully understand the cost of strengthening. Newer blocks built to current codes are less of a concern, but check the developer's permits and completion certificate.
Renting out and holding costs
Rental income is taxable in Romania even if you live abroad, and a flat let to tenants should have a registered lease. Monthly outgoings include the building association's charge, heating and the small annual building tax. In older blocks, check whether thermal rehabilitation is planned and who funds it, because such works are often paid by owners in proportion to their share. A short viewing visit in winter reveals insulation, damp and heating performance far better than any brochure.
Residency
Romania joined Schengen fully in 2025. Buying a home does not give a residence permit. EU citizens register after three months; non-EU nationals need a work, study, business or family permit. There is no golden visa tied to property. If you plan to live there, handle the permit first and the purchase second. Our Romania market page shows the price ranges that new arrivals consider, including flats under €100,000.
Financing
Local banks lend to Romanian residents in lei and euro; non-residents can find it hard to qualify. The central bank sets debt-to-income limits that apply to retail borrowers. Developers often offer payment plans for off-plan units. The financing page for Romania adds detail, and the mortgage calculator helps compare repayment options.
Typical traps
- Signing a private contract that the notary later refuses to authenticate
- Buying an apartment whose cadastral area does not match the building
- Unregistered extensions or enclosed balconies
- Off-plan units with no bank guarantee
- Buying inherited property before all heirs have signed
- Misreading heating costs; district heating bills can be high
Check lower-priced stock with extra care, because informal deals cluster there.
Last updated 8 October 2026
Frequently asked questions
Can a non-EU citizen buy an apartment in Romania?
Yes. Apartments and buildings can be bought by foreigners, and the notary registers the transfer in the land book. Land is where non-EU restrictions apply.
Why is land harder for non-EU buyers?
Romanian law restricts land acquisition by non-EU persons to cases covered by treaties or reciprocity, so many buyers use a Romanian company. Agricultural land has further rules.
Is a notary mandatory?
Yes. A property sale must be formalised by an authentic deed before a notary, or it is invalid.
What costs apply on top of the price?
Notary fees, a land book registration fee of about 0.15 percent, agent commission and legal costs. New builds include VAT in the price.
Do I need to check earthquake risk?
Yes. Ask for the building's seismic classification, particularly in Bucharest and for blocks built before 1978.
Does buying a home in Romania give me residency?
No. A property purchase does not grant a residence permit, and the country has no property-based golden visa.