Buy Property in Romania: Bucharest Flats, Costs and Rules

All current listings are apartments. Many are in communist-era blocks (blocuri), which tend to be cheaper but may be older and require renovation. Newer developer-built flats in modern complexes cost more per m² and often include parking.

Two-bedroom flats are the largest group with 197 listings, followed by three-bedrooms (112). When viewing, check seismic risk classification of older buildings, the state of the shared structure, heating arrangements and the amount of annual maintenance fees.

Romania treats flats and land differently. EU and EEA citizens can generally buy property including land. Non-EU buyers can usually buy apartments and houses, but direct ownership of land has been restricted, which is why some use a Romanian company or take professional advice. Rules differ by case and need to be confirmed before you commit.

1. Set your budget and area. Decide on flat type and target neighbourhood.
2. Choose a lawyer. Independent counsel checks title, debts and seismic status.
3. Sign a promissory agreement (antecontract). This usually involves a deposit of around 10%.
4. Complete due diligence. The notary and lawyer verify the land book (Cartea Funciară), encumbrances and taxes.
5. Sign the sale deed at a notary. The notary is mandatory, and the deed is authenticated.
6. Register ownership. The deed is entered in the land book and utilities are transferred.

See our Romania buying guide for more.

Total acquisition costs are typically lower than in much of Western Europe.

Romanian banks lend mainly to residents with local income. Foreign buyers, particularly non-EU nationals, may find loans limited, and rules on loan-to-value and currency vary by lender. Cash purchases are common, and developers sometimes offer instalment plans on new builds. Read our Romania financing guide and test numbers in the mortgage calculator.

Romania is a European Union member and a full Schengen member. Property ownership alone does not give a residence permit, and there is no standalone golden visa to rely on. EU citizens can live in the country under free movement; other nationals should plan residency through work, study, business or family routes and verify requirements with an immigration lawyer.

Pros

• Lower entry prices than much of Western Europe
• Large pool of tenants in Bucharest
• Straightforward notarial purchase process
• Euro-linked economy with growth in tech and services

Cons

• Land ownership limits for non-EU buyers
• Seismic risk in older buildings needs checking
• Leu currency movements affect euro returns
• Mortgages for foreign buyers can be difficult

Rental demand in Bucharest comes from office workers in the technology and shared-services sectors, university students and expat professionals. A well-located one- or two-bedroom flat near a metro station is easiest to let, and furnished units with reliable internet command a premium. Gross yields depend on purchase price, renovation spend and vacancy, so run your own numbers with the property valuation tool rather than relying on averages.

Landlords must register leases with the tax authority and declare rental income, so appoint an accountant if you live abroad. Maintenance associations (asociatii de proprietari) set monthly charges for heating, lifts and common areas; ask for the last twelve months of statements before you buy.

Read the Romania market analysis for investor-level context, or contact us if you want help sourcing apartments in Bucharest.