Romania Property Loans for Non-Romanian Buyers

EU and EEA citizens can buy land and buildings on the same footing as Romanians, with some limits for agricultural land that were phased out after accession. Citizens of other countries can buy apartments and houses but not land as individuals, in line with the constitution and the law on foreign ownership. They commonly get round the land restriction by acquiring through a Romanian company, which can hold land, or by buying the building with its share of land under the apartment rules. Companies bring accounting costs and tax duties that you should price in.

Check the title carefully in the Land Book (Cartea Funciară), where Romanian properties sometimes have disputes or missing registrations. The Romania buying guide covers the sequence. At present our database lists mainly apartments for this market.

Banca Transilvania, BCR, BRD, Raiffeisen, ING and others provide mortgages in lei and in euros. For residents with a salary, loan-to-value can reach 85% on a main home, with a 30-year term in many cases. National Bank of Romania rules also cap debt service relative to income, with tighter limits on borrowers who earn in a different currency from the loan. The state-backed Noua Casă scheme gives guarantees to eligible first-time buyers who are Romanian citizens.

Foreign applicants without Romanian income are a harder sell. A bank may ask for 30-50% down, require foreign tax records and ask for a guarantor. Foreign-currency borrowing is possible but heavily regulated for unhedged borrowers.

Rates depend on the loan currency. Lei loans reference the IRCC index (which replaced ROBOR for consumer loans), and euro loans reference Euribor. Romanian rates have been well above euro-area rates, so run the numbers on the mortgage calculator both ways.

The sale is made before a notary. The notary fee is regressive and the buyer pays a land-book registration fee of about 0.15% of the price. Transfer tax on the buyer's side is applied in bands and is modest for typical residential prices, and the notary collects it. VAT applies to new properties bought from a developer, and the VAT rates and reliefs on homes changed in 2025, so ask the developer which rate applies to your contract. Agents typically charge up to 2-3% from each side. Annual building tax is levied by the local council at low rates. Confirm the numbers locally before signing.

1. Choose a property and obtain a pre-approval from at least two banks.
2. Sign a preliminary contract (antecontract), usually with a deposit of about 10%.
3. The bank values the home and checks title, then issues the loan offer.
4. Sign the sale and mortgage contract at the notary, the same day or sequentially.
5. Register the transfer and mortgage in the Land Book.

Budget one to two months from application to completion for a straightforward resale. Off-plan buyers often pay by stage and should confirm the developer's building permit.

Cash buyers dominate the foreign segment. You can also remortgage a home in your home country to fund a Romanian purchase. See cheap listings and under 100,000 to understand what a modest budget buys, and read the Romania market analysis and the Romania property pages before deciding.