Real Estate Services in Romania

Apartments · Houses · Offices · Land · Hotels · Restaurants · for foreign buyers

Romania’s real estate market has grown significantly over the past decade — with Bucharest, Cluj-Napoca, Timișoara, Brașov and coastal cities attracting both residential and commercial interest from international buyers and investors. Property prices remain significantly lower than Western Europe, rental yields are competitive, and the legal framework for foreign property ownership is EU-compatible — subject to specific rules for non-EU citizens regarding agricultural land and forestry land.

Romania For Business SRL provides English-speaking real estate services for foreign buyers, investors and companies — covering the full transaction from initial property search to notary signing and title registration. We are not an estate agent: we are your adviser, due diligence partner and legal coordinator throughout the purchase or rental process.

Foreign buyers can purchase property in Romania — with specific rules for land

EU citizens and EU-registered companies can purchase property in Romania — including apartments, houses and commercial properties — without restriction. Agricultural and forestry land can be purchased by EU citizens under the same conditions as Romanian citizens. Non-EU citizens face restrictions on direct land purchase but can hold property through a Romanian-registered company (SRL). All buyers benefit from English-language due diligence and legal review — the Romanian property transaction process is document-intensive and notary-driven.

Romanian Real Estate Market — Key Facts for Foreign Buyers

EU member

Full EU property rights for EU citizens

€1,200–2,500

Average €/m² Bucharest residential

6–8%

Gross rental yield — Bucharest & Cluj

Transfer tax on property value at notary

30 days

Typical title registration timeline (ANCPI)

✓ Foreigner

Foreign buyers welcome — due diligence essential

Market price data above is indicative and updated periodically — confirm current market conditions with our team before proceeding.

Property Types — Six Dedicated Service Areas

Romania For Business SRL covers six property types with dedicated supporting pages — each with market context, legal framework, due diligence checklist and pricing guidance for foreign buyers.

Buy / Rent an Apartment

Residential apartments in Bucharest, Cluj, Timișoara, Brașov and coastal areas — for personal use or investment.

New-build and resale apartments
Studio to 4+ rooms
Due diligence and title check
Rental yield analysis
Notary coordination

Apartment search →

Buy / Rent a House

Detached houses, villas and rural properties — urban, suburban and countryside locations across Romania.

Detached and semi-detached
Urban villas and gated communities
Rural and countryside properties
Cadastral and land book check
Building permit verification

House search →

Buy / Rent an Office

Office spaces for lease or purchase — from serviced offices to full-floor commercial premises.

Grade A/B office buildings
Serviced and coworking options
Long-term commercial leases
Lease negotiation and review
Utilities and facilities setup

Office search →

Buy Land in Romania

Agricultural land, building plots and development land — with full legal eligibility assessment for foreign buyers.

Building plots (intravilan)
Agricultural land (extravilan)
Development land
Foreign buyer eligibility check
Change of land use (PUZ/PUD)

Land search →

Buy a Hotel in Romania

Hotel acquisitions — from boutique guesthouses to full-service hotels — with business valuation and operational due diligence.

Boutique hotels and guesthouses
Full-service hotel properties
Business and asset valuation
Operating licence transfer
Hospitality sector legal review

Hotel search →

Buy a Restaurant in Romania

Restaurant and F&B business acquisitions — premises purchase or lease, business assets and licence transfer.

Restaurant and bar premises
Business asset acquisition
Food safety permit transfer
Alcohol licence coordination
Lease assignment or re-signing

Restaurant search →

Can Foreigners Buy Property in Romania?

Romania is a full EU member state — and the rules for foreign property purchase depend primarily on whether the buyer is an EU citizen, an EU-registered company, or a non-EU national or entity.

Buyer category	Apartments & houses	Land (agricultural / forestry)
EU citizen (individual)	✓ Can purchase freely — same rights as Romanian citizens	✓ Can purchase — same conditions as Romanian citizens
Non-EU individual	✓ Can purchase apartments and houses directly	✗ Cannot purchase agricultural/forestry land directly — must use Romanian SRL
EU-registered company	✓ Can purchase — same as EU citizens	✓ Can purchase agricultural/forestry land
Non-EU company	✓ Can purchase apartments and buildings	✗ Cannot purchase agricultural/forestry land — Romanian SRL route required
Romanian SRL (any ownership)	✓ Can purchase all property types	✓ Can purchase all land types — preferred route for non-EU buyers

The Romanian SRL is the most flexible property holding vehicle for non-EU buyers

A Romanian SRL (limited liability company) can hold all types of property in Romania — residential, commercial and land — regardless of the nationality of its shareholders. For non-EU buyers who want to purchase agricultural or forestry land, or who prefer to hold property through a corporate structure for tax efficiency or liability protection, establishing a Romanian SRL is the standard approach. Romania For Business SRL coordinates company registration and property acquisition in a single integrated engagement.

How a Romanian Property Purchase Works

Romanian property transactions follow a specific legal process — mandatory notarisation, ANCPI title registration and Romanian tax compliance at each stage. Romania For Business SRL manages the complete process on behalf of the buyer.

Requirements & budget defined

Property shortlisted

Due diligence completed

Antecontract signed

Financing arranged

Notary deed signed

ANCPI registration

Post-purchase setup

Stage	What happens and what we coordinate
1. Requirements and budget	We establish the buyer’s requirements — property type, location, size, budget, intended use (personal, rental investment, business premises, development) and timeline. We advise on realistic market expectations and identify the most suitable areas.
2. Property search and shortlist	We work with our network of trusted Romanian estate agents, developers and direct sellers to identify and curate a shortlist of properties matching the buyer’s criteria. We conduct preliminary checks before recommending properties for viewing.
3. Due diligence	Before any offer is made: we obtain the ANCPI extract (cadastral registration and land book entry) confirming ownership, boundaries and any registered encumbrances (mortgages, servitudes, court orders). We check for outstanding debts, building permit compliance and any illegal constructions.
4. Preliminary contract (antecontract)	The antecontract de vânzare-cumpărare is a binding preliminary agreement — setting out the agreed price, payment terms, conditions precedent and a deposit (typically 10–15%). We review the antecontract in English and advise before signing.
5. Financing	If the buyer requires mortgage financing, we advise on Romanian bank mortgage options for foreign buyers — or coordinate the transfer of funds from abroad. Currency exchange strategy and timing are important for buyers purchasing in RON with foreign currency.
6. Notary deed signing	The final property transfer (contract de vânzare-cumpărare în formă autentică) must be signed before a Romanian notary public. We identify a bilingual notary, coordinate the appointment, prepare all required documents and accompany the client at signing (or coordinate via power of attorney if the buyer cannot attend in person).
7. ANCPI registration	After the notary deed is signed, the transfer of ownership is registered in the national land book (Carte Funciară) at ANCPI. Registration typically takes 15–30 working days. We manage the ANCPI submission and confirm registration completion.
8. Post-purchase setup	After registration: utility contracts transferred, building administration fees registered, tax notification to the local authority (Direcția de Taxe și Impozite), and rental management setup if the property will be leased. We coordinate all post-purchase steps.

Property Transaction Costs in Romania — What to Budget

In addition to the purchase price, buyers must budget for the following transaction costs. These are standard costs that apply to all property purchases in Romania — they are not negotiable and must be paid at or before the notary signing.

Cost	Amount and when it applies
Notary fee (onorariu notarial)	Calculated on the property value — typically 0.5%–1% of the purchase price for residential properties and slightly higher for commercial. The notary fee is set by the National Union of Notaries (UNNPR) tariff and is non-negotiable. Includes the preparation of the deed and the ANCPI submission.
ANCPI registration tax (taxă ANCPI)	A fixed or percentage-based registration fee payable to ANCPI for registering the title transfer in the land book (Carte Funciară). Typically 0.1%–0.5% of the declared value. Confirm current rates with ANCPI before proceeding.
Transfer tax / stamp duty	Romania applies a transfer tax of 3% on the property value at the notary (payable by the seller in most cases, but often factored into the negotiated price). VAT may apply on new-build property sales — typically at the reduced rate of 5% for residential properties meeting specific criteria, or 19% for commercial properties from VAT-registered developers.
Estate agent commission	If the property is found through a Romanian estate agent, their commission is typically 2–4% of the purchase price (sometimes split between buyer and seller, sometimes buyer-only). We coordinate with agents and review the agency agreement — our buyer service fee is separate from agent commission.
Legal and due diligence fee (us)	Our buyer service fee covers due diligence, title check, contract review, notary coordination and post-purchase setup — from €1,500 for residential and €2,000+ for commercial acquisitions.
Romanian bank account	A Romanian bank account is typically required for the notary transaction — especially for transfers of funds from abroad. We coordinate bank account opening as part of the acquisition process.
Annual property tax (impozit pe clădiri)	After purchase, the property is registered with the local tax authority (Primărie). Annual property tax (impozit pe clădiri) is due from 1 January of the following year — typically 0.1%–0.2% of the property’s assessed value for residential and higher for commercial.

Why Choose Romania For Business for Your Romanian Property Purchase?

What we offer	Why it matters for foreign buyers
English-language throughout	Every document — due diligence reports, contract reviews, notary deed translation, ANCPI registration confirmations — is explained to you in English. You never sign something you don’t understand.
Independent buyer’s adviser	We are not an estate agent. We do not earn commission on the property you buy — our fee is fixed and disclosed upfront. Our advice is always in your interest, not the seller’s.
Integrated legal and company services	If you need a Romanian SRL to hold the property, legal advice on the contract, VAT analysis or accounting setup after purchase — all these services are coordinated in-house. You don’t need multiple providers.
Due diligence before commitment	We complete the full title check, encumbrance search and cadastral verification before you sign the preliminary contract — not after. If there is a problem, we find it before you have paid a deposit.
Notary coordination	We identify a bilingual notary, prepare all documents in advance and accompany you at the signing. If you cannot attend in Romania, we coordinate a power of attorney route — so you can complete the purchase remotely.
Post-purchase support	After the keys are handed over: utilities transferred, property tax registered, rental management coordinated if needed. We stay engaged until the property is fully set up.

REAL ESTATE SERVICES IN ROMANIA

on request
quoted per property type

ALL REAL ESTATE SERVICE ENGAGEMENTS INCLUDE:

Requirements consultation — property type, location, budget and intended use
Foreign buyer eligibility assessment — EU vs non-EU rules for land and property ownership
Market overview and shortlist — curated selection from our trusted developer and agent network
Property viewing coordination — in-person or virtual (video call with live walk-through)
Due diligence — title check, ANCPI cadastral extract, encumbrance and mortgage search
Legal review of sale/purchase agreement (antecontract and contract de vânzare-cumpărare)
Notary coordination — bilingual notary for the signing of the final deed (act autentic)
ANCPI registration — transfer of ownership registered in the national land book (Carte Funciară)
Tax and cost planning — transfer tax, notary fees, estate agent commission, VAT analysis
Post-purchase setup — utility transfers, building administration, rental management options

INDICATIVE SERVICE FEES — BY PROPERTY TYPE

Residential property purchase (apartment or house) — buyer service from €1,500
Commercial property purchase (office, retail unit) — buyer service from €2,000
Land acquisition — due diligence and legal coordination from €2,000
Commercial business acquisition (hotel or restaurant) — full service from €3,500
Rental coordination — apartment or house from €500
Commercial lease negotiation — office or retail from €1,000
Property due diligence only (title, cadastre, encumbrances) from €500
Lease agreement legal review (Romanian/English) from €300

Find a property in Romania

Service fees confirmed in writing before engagement. Our fee covers search, due diligence, legal review and transaction coordination — and is separate from the notary fee, estate agent commission and transfer taxes payable on the transaction. Fees may be subject to Romanian VAT.

Frequently Asked Questions — Real Estate in Romania

Yes. EU citizens and EU-registered companies can purchase all types of property in Romania — including apartments, houses, commercial properties and land — without restriction. Non-EU citizens can purchase residential and commercial property directly, but cannot directly purchase agricultural land or forestry land. Non-EU buyers who wish to hold land in Romania typically do so through a Romanian-registered company (SRL), which can purchase all types of property regardless of the nationality of its shareholders.

Not necessarily. The preliminary contract (antecontract) can be signed remotely or via a power of attorney. The final notary deed must be signed in Romania — or, if the buyer cannot attend in person, via a Romanian notary-authenticated power of attorney granted by the buyer to a trusted representative in Romania. Romania For Business SRL coordinates the power of attorney route for international clients who cannot travel to Romania for the signing.

The Carte Funciară (Land Book) is the Romanian national property register maintained by ANCPI (Agenția Națională de Cadastru și Publicitate Imobiliară). Every property in Romania should be registered in the Carte Funciară — showing the owner, the boundaries, any mortgages, servitudes or other encumbrances. Before any property purchase, an extract from the Carte Funciară must be obtained and checked — confirming that the seller is the registered owner, the property has no outstanding debts or legal restrictions, and the boundaries match what is being sold.

In addition to the purchase price, buyers typically pay: notary fee (approximately 0.5%–1% of the price); ANCPI registration tax (approximately 0.1%–0.5%); estate agent commission (2–4% if applicable); and our buyer service fee (from €1,500 for residential). VAT may apply on new-build properties. The transfer tax of 3% is typically a seller cost but may be factored into negotiated pricing. Total transaction costs for a buyer are typically 3%–6% of the purchase price, depending on the property type and whether an agent is involved.

For a straightforward residential purchase: property search and due diligence (2–6 weeks), antecontract (1–2 weeks), notary appointment (1–2 weeks), ANCPI registration (15–30 working days). Total: approximately 2–4 months from starting the search to completing the ANCPI registration. Commercial acquisitions, land purchases and business acquisitions (hotels, restaurants) typically take longer — 3–6 months depending on the complexity of the due diligence.

Both are possible for EU buyers — the right structure depends on the intended use. Buying in personal name is simpler for personal residential use. Buying through a Romanian SRL offers: protection of personal assets from property liabilities, potential VAT efficiency on commercial property, easier management of rental income for tax purposes, and flexibility for agricultural land acquisition (for non-EU buyers). Romania For Business SRL advises on the optimal structure for each buyer’s specific situation before the purchase begins.

Annual property tax (impozit pe clădiri și impozit pe teren) is payable to the local authority (Primărie) where the property is located. For residential properties owned by individuals, the rate is typically 0.1%–0.2% of the assessed value — which is often significantly below market value. For commercial properties, higher rates apply. After purchase, the property must be declared to the local tax authority within 30 days of the notary deed.

EU citizens who are Romanian residents or employees in Romania can typically access Romanian mortgage financing from major banks (BCR, BRD, Raiffeisen, ING). Non-residents and non-EU citizens face more restricted mortgage access — many Romanian banks do not offer mortgages to non-residents. Foreign buyers who cannot access Romanian mortgages typically use personal savings, financing from their home country or seller financing. Romania For Business SRL advises on financing options for each buyer’s specific situation.

Yes. Rental income from Romanian property is subject to Romanian income tax — at a flat rate of 10% on the net rental income (after a 20% standard deduction for expenses, unless actual deductible expenses are higher). Rental income from Romanian property earned by non-resident individuals is also taxable in Romania — the tenant or a Romanian managing agent is typically responsible for withholding and remitting the tax. Romania For Business SRL’s accounting team advises on rental income tax compliance.