Can foreigners buy property in Romania?

Yes. EU citizens can buy any property in Romania on the same terms as Romanian nationals. Non-EU citizens can buy apartments and buildings freely, but cannot own land in their personal name. The standard solution for non-EU buyers who need land, a house plot, a villa, agricultural ground, is to register a Romanian limited company (SRL), which can hold land regardless of ownership nationality.

What taxes do I pay when buying a Romanian property?

At purchase you pay a notary fee of 0.5-1.5%, a registration fee of about 0.15%, and a small tax on the deed. There is no separate transfer tax for the buyer on resales. New builds may carry VAT, 9% for properties under roughly 600,000 RON (about €120,000) or 19% above that, depending on current law. Annual property tax is between 0.08% and 1.3% of taxable value.

Do I need to live in Romania to own property there?

No. There is no residency requirement for owning an apartment or a building. Non-resident buyers can hold property indefinitely, rent it out, and resell it. You will need a Romanian tax ID (CNP for residents, NIF for non-residents) to register the deed and to pay annual property tax.

Can I get a mortgage in Romania as a non-resident?

Yes, but options are limited. A handful of Romanian banks lend to non-residents with EU income, typically up to 60-70% loan-to-value, with variable rates indexed to ROBOR or the ECB rate. Documentation is heavier than for residents, translated tax returns, employment letters, and sometimes a Romanian guarantor. Non-EU buyers face stricter terms and often pay cash or finance from home.

How long does the buying process take in Romania?

A standard transaction closes in four to eight weeks once the preliminary contract is signed. Cash deals on resale apartments can move faster, sometimes two to three weeks. Mortgage cases add three to six weeks for valuation and approval. New-build purchases tied to construction milestones can stretch over many months until the final acceptance and deed signing.

Is there a Golden Visa or residency-by-investment program in Romania?

Romania does not have a classic Golden Visa tied to property. EU citizens have free movement and can register residency simply by living there. Non-EU buyers can apply for a long-stay visa as investors, sole proprietors, or company owners, buying property and starting a Romanian SRL is a common combined path, though it requires real business activity, not just passive ownership.

What are the biggest legal risks for foreign buyers?

The main risks are unresolved restitution claims on properties nationalized between 1945 and 1989, unclear cadastral boundaries on rural and semi-rural plots, and undeclared building modifications. Always insist on a full title search at the Land Book (Cartea Funciara) covering at least the past 30 years, and use an independent lawyer, not the seller's notary, to review the file.

Is Bucharest still a good city to invest in for 2026?

Yes, with selectivity. Central Bucharest (Sectors 1, 2, and 3) offers solid rental demand from a growing professional and tech workforce, with gross yields of 5-7% on apartments. New-build developments in Sector 4 and Sector 6 can offer better value but vary widely in build quality. Regional cities like Cluj-Napoca and Timisoara have outpaced Bucharest in price growth and are also worth a look.

Buying property in Romania as a foreigner (2026)

Practical 2026 guide to buying property in Romania as a foreigner, costs, taxes, mortgages, top cities, and how to list for free if you sell.

Romania offers one of the most interesting risk-reward profiles in EU real estate. Prices in Bucharest and the major regional cities remain well below Western European levels, while the underlying economy, driven by IT services, manufacturing, and EU funds, has been one of the bloc's fastest-growing for over a decade. This guide covers what foreign buyers need to know in 2026: who can buy what, how the process works, what it costs, and where to look.

Market overview and 2026 outlook

The Romanian residential market has gone through several cycles since EU accession in 2007. After the post-2008 crash and a long recovery, prices in Bucharest now sit around €1,400-1,800 per square meter as of late 2025, with central districts and high-end new builds reaching €2,500-3,000 per sqm. The regional growth story has been even stronger: Cluj-Napoca regularly trades above Bucharest on a per-sqm basis, driven by the IT sector and limited new supply.

Inflation cooled through 2024-2025, and mortgage rates have begun a slow descent from their post-2022 peaks. The 2026 outlook is moderate growth, most analysts expect 4-7% annual price increases in major cities, with stronger numbers in Cluj and Timisoara. Foreign buyer activity is rising from a low base, mostly EU citizens looking for affordable apartments and Romanian diaspora returning capital home.

Browse current listings on immio Romania for live pricing.

Who can buy in Romania

Romania's rules differ between EU and non-EU buyers, and between buildings and land:

EU citizens: full equality with Romanian nationals. You can buy apartments, houses, land, and agricultural plots in your personal name with no extra steps.
Non-EU citizens: can buy apartments and buildings freely, including the underlying plot directly under a building. Cannot buy standalone land, garden plots, or agricultural land in their personal name.
The company route: any foreigner can register a Romanian SRL (limited liability company), which can buy land of any kind. SRL setup costs roughly €300-600 plus annual accounting of €600-1,200. This is the standard structure for non-EU buyers acquiring villas with gardens, country houses, or development plots.

For the broader process across the EU, see our foreigner buying process EU guide.

Step-by-step buying process

A typical Romanian property purchase moves through these stages:

Engage a lawyer. A local lawyer independent of the seller and the agent costs €600-2,500 for a standard apartment deal. Skip this only if you read Romanian fluently and understand the cadastre system.
Sign a pre-contract (antecontract). This is a notarized promise-to-sell that locks the price and timeline. Deposits are typically 10%, sometimes 20% on hot listings.
Title and Land Book check. Your lawyer pulls the property's extract from the Land Book (Cartea Funciara), confirms ownership history, and checks for mortgages, liens, or pending claims.
Cadastral verification. For houses and land, an updated cadastral plan must match the actual physical boundaries. Discrepancies are common in older properties and need to be fixed before closing.
Tax certificate. The seller obtains a certificate showing all property taxes are current.
Final deed at the notary. Both parties sign the authentic deed at a Romanian notary, who is responsible for verifying the file and submitting the registration.
Land Book registration. The notary files the deed with the local Land Book office. Registration is usually completed within one to two weeks.
Local tax registration. Within 30 days, the new owner registers at the local tax authority to begin paying annual property tax.

Costs and taxes

Romanian closing costs are reasonable by EU standards. The table shows realistic 2026 ranges. Final figures depend on the deed value, the notary's tariff (set by a national schedule), and your lawyer's fees.

Item	Typical range	Who pays	Notes
Transfer tax (capital gains)	1-3% above thresholds	Seller	Progressive; higher if held under 3 years
Notary fee	0.5-1.5% of price	Buyer	Tiered national schedule
Land Book registration	0.15% of price	Buyer	Filed by the notary
Lawyer fee	0.5-1.5% of price	Buyer	Or flat €600-2,500
Agent commission	2-3% per side	Buyer and seller	Each side typically pays their agent
VAT (new builds)	9% or 19%	Buyer	9% on properties under ~600,000 RON, 19% above (rules evolve)
Annual property tax	0.08-1.3% of taxable value	Owner	Higher for non-residential; very low base

For cross-country comparisons, read our property taxes and fees by country guide.

Financing and mortgages for non-residents

Romanian banks have become more open to foreign borrowers but remain cautious:

Loan-to-value: 60-70% for non-residents, vs. 80-85% for residents.
Term: up to 30 years, capped at borrower age 65-70 at maturity.
Currency: most non-resident lending is in EUR, especially for EU borrowers; some banks offer RON loans tied to ROBOR.
Rates: variable, generally 1-2 percentage points higher than resident pricing as of 2026.
Documentation: translated and notarized income proofs, tax returns, employment confirmation, and a Romanian tax ID (NIF).

EU citizens with stable EU-based income have the smoothest path. Non-EU buyers, especially Americans and Brits, often find that Romanian banks decline or offer terms that make cash purchase more sensible at current price levels. Compare options across the continent in our mortgages for non-residents EU guide.

Best cities and regions to buy in

Bucharest: The capital is the deepest market in Romania, with the strongest rental demand and resale liquidity. Central Sector 1 (around Aviatorilor, Dorobanti, Floreasca) trades at €2,000-3,000 per sqm; Sector 2 and Sector 3 offer €1,500-2,200 per sqm; outer sectors with new construction can be found below €1,500 per sqm. See live Bucharest listings on immio.

Cluj-Napoca: Romania's tech capital and second-largest city by economic weight. Prices have surged on tight supply: central Cluj now runs €2,200-3,000 per sqm, often higher than Bucharest. Strong rental demand from a young professional population, but entry prices are no longer cheap.

Timisoara: Western Romania's commercial center, with strong manufacturing and IT employment. Central prices €1,400-2,000 per sqm, with attractive yields. The city's proximity to Hungary and Serbia adds cross-border demand.

Iasi: A university city in the northeast with growing IT presence and a still-affordable market: €1,000-1,600 per sqm in central districts. Lower prices come with thinner liquidity, so resale takes longer.

Brasov: A lifestyle and tourism market in Transylvania. Central old-town apartments command €1,800-2,800 per sqm; surrounding ski areas (Poiana Brasov) push higher. Strong short-term-rental demand makes it a viable second-home and yield play.

Pitfalls and legal red flags

Romania's property market has matured, but distinct risks remain:

Restitution claims: properties nationalized under the communist regime can carry claims from heirs of pre-1948 owners. Title searches must cover the full restitution history.
Cadastral mismatches: rural and semi-rural plots often have outdated cadastral records that disagree with the physical layout. Fixing these can take months and cost real money.
New-build delivery risk: off-plan purchases require careful developer due diligence. Look for an established track record, escrow arrangements, and clear delivery clauses with penalties.
Undeclared modifications: extended balconies, attic conversions, and added rooms without permits transfer the legalization burden to the new owner.
Multiple-heir sales: rural houses inherited by several siblings sometimes get sold by only one heir. The sale is challengeable years later. Confirm all heirs have signed.

Residency and Golden Visa angle

Romania does not run a Golden Visa program tied to property purchase. EU citizens have automatic free-movement rights and can register residency with the local immigration authority by submitting proof of address, health insurance, and income.

Non-EU buyers seeking a residency angle typically combine a property purchase with a separate route, most commonly a long-stay business visa as a sole shareholder of a Romanian SRL, or an employment-based permit. Buying real estate alone does not grant any Romanian residency rights. Romania joined the Schengen Area in 2024 (land borders fully opened in 2025), making a Romanian residency permit more attractive than it once was.

For a comparison of residency-by-investment programs across Europe, see our Golden Visa Europe comparison guide.

Why list with immio if you're selling

Romania's property market still runs heavily on local portals and broker networks. immio brings listings to a multilingual, cross-border audience, exactly the foreign buyers most likely to pay euro-denominated prices for well-presented apartments and houses. If you own property in Bucharest, Cluj, Timisoara, or anywhere else in Romania, listing on immio reaches buyers who would otherwise never see your property.

Selling a property in Romania? You can list it on immio for free, one active listing at €0, no credit card.

Frequently asked questions

Can foreigners buy property in Romania?: Yes. EU citizens can buy any property in Romania on the same terms as Romanian nationals. Non-EU citizens can buy apartments and buildings freely, but cannot own land in their personal name. The standard solution for non-EU buyers who need land, a house plot, a villa, agricultural ground, is to register a Romanian limited company (SRL), which can hold land regardless of ownership nationality.
What taxes do I pay when buying a Romanian property?: At purchase you pay a notary fee of 0.5-1.5%, a registration fee of about 0.15%, and a small tax on the deed. There is no separate transfer tax for the buyer on resales. New builds may carry VAT, 9% for properties under roughly 600,000 RON (about €120,000) or 19% above that, depending on current law. Annual property tax is between 0.08% and 1.3% of taxable value.
Do I need to live in Romania to own property there?: No. There is no residency requirement for owning an apartment or a building. Non-resident buyers can hold property indefinitely, rent it out, and resell it. You will need a Romanian tax ID (CNP for residents, NIF for non-residents) to register the deed and to pay annual property tax.
Can I get a mortgage in Romania as a non-resident?: Yes, but options are limited. A handful of Romanian banks lend to non-residents with EU income, typically up to 60-70% loan-to-value, with variable rates indexed to ROBOR or the ECB rate. Documentation is heavier than for residents, translated tax returns, employment letters, and sometimes a Romanian guarantor. Non-EU buyers face stricter terms and often pay cash or finance from home.
How long does the buying process take in Romania?: A standard transaction closes in four to eight weeks once the preliminary contract is signed. Cash deals on resale apartments can move faster, sometimes two to three weeks. Mortgage cases add three to six weeks for valuation and approval. New-build purchases tied to construction milestones can stretch over many months until the final acceptance and deed signing.
Is there a Golden Visa or residency-by-investment program in Romania?: Romania does not have a classic Golden Visa tied to property. EU citizens have free movement and can register residency simply by living there. Non-EU buyers can apply for a long-stay visa as investors, sole proprietors, or company owners, buying property and starting a Romanian SRL is a common combined path, though it requires real business activity, not just passive ownership.
What are the biggest legal risks for foreign buyers?: The main risks are unresolved restitution claims on properties nationalized between 1945 and 1989, unclear cadastral boundaries on rural and semi-rural plots, and undeclared building modifications. Always insist on a full title search at the Land Book (Cartea Funciara) covering at least the past 30 years, and use an independent lawyer, not the seller's notary, to review the file.
Is Bucharest still a good city to invest in for 2026?: Yes, with selectivity. Central Bucharest (Sectors 1, 2, and 3) offers solid rental demand from a growing professional and tech workforce, with gross yields of 5-7% on apartments. New-build developments in Sector 4 and Sector 6 can offer better value but vary widely in build quality. Regional cities like Cluj-Napoca and Timisoara have outpaced Bucharest in price growth and are also worth a look.

List your property for free on immio — one active listing at €0, no credit card.