Buy or Rent an Office in Romania

Grade A offices · serviced offices · coworking · commercial lease · Bucharest · Cluj

Romania’s commercial office market — centred on Bucharest and growing rapidly in Cluj-Napoca and Timișoara — offers international companies a combination of modern Grade A office infrastructure, a well-educated and multilingual workforce, and rent levels significantly below Western European capitals. Bucharest has established itself as one of the premier outsourcing and shared services destinations in Central and Eastern Europe, with major multinationals operating large office footprints across the city’s main business districts.

Romania For Business SRL assists international companies, growing Romanian businesses and investors in finding, leasing or purchasing office space in Romania. We coordinate the search, negotiate lease terms on behalf of the tenant, review the commercial lease in English, advise on VAT implications and manage the setup process after the lease is signed — so the company can focus on its business, not on the paperwork.

19% VAT applies to most commercial office leases and purchases in Romania — but is fully recoverable

Commercial office rents and commercial property purchases in Romania are subject to 19% VAT if the landlord or seller is VAT-registered. For VAT-registered tenants and buyers, this VAT is fully recoverable as input VAT — it does not represent a real cost. For businesses that are not yet VAT-registered, the VAT is an additional cost to budget. Romania For Business SRL advises on VAT registration and recovery as part of every commercial property engagement.

Office Types — What Is Available in the Romanian Market

Romania’s office market offers four main types of office space — from fully serviced plug-and-play offices to traditional long-term leases in Grade A towers. The right option depends on the company’s stage, headcount and length-of-stay horizon.

Coworking / Shared Desk

€150–350/desk/mo

Hot-desking or dedicated desk
All-inclusive: utilities, wifi, reception
Flexible monthly contract
Meeting rooms on-demand
Bucharest: WeWork, Mindspace, IQ HUB

Serviced / Private Office

€350–800/room/mo

Lockable private office (2–20 people)
Fully furnished and IT-ready
Month-to-month or 6–12 months
Address for company registration
Instant occupancy — no fit-out needed

Traditional Lease — Grade B

€10–14/m²/mo

Shell-and-core or fitted office
150 m² to 1,000 m² typical
3-year lease standard
Lower cost than Grade A
Older stock — some renovation needed

Traditional Lease — Grade A

€15–22/m²/mo

Modern purpose-built office buildings
BREEAM / LEED certified increasingly common
500 m² to 10,000 m² typical
5-year lease standard
Rent-free + fit-out contribution negotiable

All rent figures are indicative for Bucharest central districts. Cluj-Napoca Grade A rents are typically 10–20% lower than Bucharest. Timișoara and Iași offer the lowest rents among the main business cities. Confirm current market rents with our team before proceeding.

Rent or Buy Office Space? — The Key Considerations

Most international companies entering Romania start with a lease rather than a purchase. The comparison below covers the strategic and practical differences between the two options.

Renting an office

Best for:

Businesses that need flexibility — scale up or down
Companies new to Romania — test the market first
Businesses where office is a cost centre, not asset
Short-term presence (1–3 years)

Key lease terms to watch:

Rent-free periods (incentives)
Break clauses and exit flexibility
Fit-out contributions from landlord
Rent indexation (CPI or fixed %)

Typical lease: 3–5 years Grade A / 1–3 years smaller units

Buying an office / commercial unit

Best for:

Long-term established businesses building an asset
Companies with stable space needs (5+ years)
Tax efficiency — depreciation and VAT recovery
Investment — buying to rent to third parties

Purchase considerations:

19% VAT typically applies — recoverable if VAT-reg’d
ANCPI title check and notary deed required
Commercial mortgage — available to companies
Higher due diligence scope vs residential

Prices: €1,500–3,000/m² Bucharest Grade A

Key Office Districts — Bucharest and Beyond

Bucharest dominates the Romanian commercial office market, but Cluj-Napoca, Timișoara and Iași are growing rapidly. Within Bucharest, office clusters have formed around specific transport arteries and business districts.

Location	Typical rent (€/m²/mo)	Why companies choose it
Floreasca / Barbu Văcărescu (Bucharest)	€16–22/m²	Bucharest’s prime Grade A cluster — Globalworth Campus, Oregon Park, Floreasca Park. Major tech and finance tenants. Close to Floreasca metro.
Dimitrie Pompeiu / Pipera (Bucharest)	€13–18/m²	Large campus-style developments (Globalworth Tower, Olympia Tower). BPO and outsourcing focus. Good parking. Bus and suburban rail links.
CBD / Piața Victoriei (Bucharest)	€15–22/m²	Historic central business district. Government, finance, legal. Prestigious addresses. Older stock mixed with refurbished buildings.
Calea Floreasca / Aurel Vlaicu (Bucharest)	€14–20/m²	Growing mid-market district. Good metro access. Mix of new and renovated stock. Strong amenity provision nearby.
Cluj-Napoca city centre / Florești	€12–16/m²	Romania’s second city for Grade A office take-up. Strong IT sector. VIVO! and Tetarom tech parks. University talent pipeline.
Timișoara CBD and business parks	€10–14/m²	Industrial and automotive heritage driving shared services growth. Lower rents than Bucharest and Cluj. Growing international presence.
Iași — CBD and Palas district	€10–14/m²	Moldova’s business capital. Palas Campus is the premier Grade A development. Large student population. Low living costs for employees.

Commercial Office Lease — Key Terms for International Tenants

Romanian commercial leases are typically negotiated in English for Grade A properties and in Romanian for smaller or Grade B units. The following are the most important terms to understand and negotiate — Romania For Business SRL reviews all of these before the client signs.

Lease term / clause	What to know and negotiate
Lease duration and break clause	Grade A leases: typically 5 years with no break clause as standard. Tenants should negotiate a break clause at year 3 — particularly for companies uncertain about their Romania headcount trajectory. Grade B and serviced offices: 1–3 years with more flexibility. Shorter initial terms are available for a rental premium.
Rent-free period	Grade A landlords routinely offer rent-free periods — typically 1 month per year of lease term (5 months free on a 5-year lease). Rent-free periods are fully negotiable. Romania For Business SRL negotiates rent-free periods as a priority in all Grade A lease negotiations — this directly reduces the total cost of the lease.
Fit-out contribution (TIA)	Grade A landlords often provide a tenant improvement allowance (TIA) — a cash contribution toward the cost of fitting out the office. TIA levels depend on lease length, tenant covenant strength and current market conditions. A TIA of €30–60/m² is achievable on longer leases in competitive conditions.
Rent indexation	Commercial leases in Romania typically include annual rent increases — linked to the EU Harmonised Index of Consumer Prices (HICP) or to a fixed annual increase (e.g. 2%). Negotiate a cap on indexation and a landlord’s rent review mechanism before signing.
Service charges (cheltuieli comune)	In addition to rent, tenants pay monthly service charges covering building maintenance, security, cleaning of common areas, air conditioning systems and management fees. Service charges are typically €2–5/m²/month and are not always capped in the lease. Negotiate a service charge cap and an audit right.
VAT treatment	19% VAT applies to commercial rents and service charges in most cases. Confirm the landlord’s VAT status and ensure the lease specifies the VAT treatment clearly. VAT-registered tenants recover the VAT as input tax — but the cash flow impact of paying VAT upfront must be managed.
Subletting and assignment	Most Grade A leases prohibit subletting and assignment without landlord consent. Negotiate the right to sublet to group companies without consent and a reasonable consent regime for arm’s-length subletting — important if the company’s space needs change during the lease term.
Reinstatement obligation	Many commercial leases require the tenant to reinstate the premises to the original shell-and-core condition at lease expiry — removing all fit-out at the tenant’s cost. This can be expensive. Negotiate a dilapidations cap or a landlord right to accept the fit-out as a legacy.

How the Office Search and Lease Process Works

Romania For Business SRL manages the complete office search and lease process — from initial requirements to post-signing setup. For international companies entering Romania for the first time, we typically start with serviced office options for immediate occupancy while the longer-term lease is negotiated.

Requirements defined

Market overview provided

Shortlist viewed

Terms negotiated

Lease reviewed

Lease signed

Move-in setup

Stage	What happens
1. Requirements	We define the office requirement: headcount, size (m²), location preference, budget (rent/m²), fit-out requirement (shell-and-core, semi-fitted or fully fitted), parking spaces, lease term and break-clause requirement. We advise on market availability for the requirement.
2. Market overview	We provide a written market overview — available buildings, current rents by district, incentive packages being offered by landlords, and a ranking of shortlisted options against the requirement. This gives the client an informed starting position for negotiations.
3. Shortlist and viewings	We coordinate building tours with landlord representatives or managing agents. For companies not yet in Romania, we can conduct viewings on the client’s behalf and provide a detailed video report for each building.
4. Lease negotiation	We negotiate directly with the landlord (or their letting agent) on all commercial terms — rent, rent-free period, TIA fit-out contribution, lease length, break clause, service charge cap and VAT treatment. We manage the negotiation without the client being involved until terms are agreed.
5. Lease review	We review the draft lease agreement in English — identifying non-standard clauses, one-sided obligations, unusual reinstatement provisions and any VAT complications. We provide a written summary of key risks and recommended amendments before the client signs.
6. Lease execution	We coordinate the signing — including any notarisation required for the lease (compulsory for leases over 3 years in Romania), translation of the document if needed, and utility account setup.
7. Move-in	Post-signing: utility accounts set up, building access cards organised, fit-out contractor introductions provided, and ANAF lease registration coordinated if required.

Pricing — Office Search, Lease and Purchase in Romania

Our office service fee covers the search, negotiation, lease review and setup coordination. It is separate from rent, purchase price and all third-party transaction costs. For most international companies, the rent savings achieved through our negotiation (rent-free periods, TIA contribution) typically exceed our fee many times over.

OFFICE SEARCH & LEASE / PURCHASE — ROMANIA

from €1,000
tenant / buyer service

OFFICE SEARCH AND LEASE SERVICE INCLUDES:

Requirements consultation — size, location, grade, lease term, fit-out, parking
Market overview — available buildings and typical rent per zone
Shortlist and viewings — coordinated with building managers or agents
Lease term negotiations — rent-free periods, fit-out contribution, break clauses
Commercial lease review in English — key clauses, obligations and risk flags
VAT analysis — 19% VAT implications on commercial leases and purchases
Service charge (cheltuieli comune) review and cap negotiation
Lease execution coordination — bilingual notarisation if required
Post-signing setup — utility accounts, building administration, fit-out contractors
Legal review of purchase agreement (ANCPI + notary) for office acquisitions

FEE SCHEDULE — OFFICE SEARCH, LEASE AND PURCHASE

Office lease search and negotiation (tenant service) from €1,000
Office purchase — buyer coordination (full process) from €2,000
Commercial lease review only (English — key clauses) from €500
Serviced office / coworking search and setup from €300
Virtual office — registered address coordination from €150
VAT analysis — commercial property lease or purchase from €300
Notary fees (purchase — separate, payable to notary) ~0.5–1% of price
ANCPI registration (purchase — separate) ~0.1–0.5% of price

Find an office space in Romania

Service fee is separate from rent, purchase price, notary fees, ANCPI registration tax and agent commission. All fees confirmed in writing before engagement. VAT may apply on the service fee. Commercial property transactions should be reviewed by a qualified Romanian lawyer and tax adviser.

Frequently Asked Questions — Renting or Buying an Office in Romania

Office rents in Bucharest depend significantly on the grade and location. Grade A offices in prime districts (Floreasca, Barbu Văcărescu, Dimitrie Pompeiu): €15–22/m²/month. Grade B offices in secondary locations: €10–14/m²/month. Serviced private offices (fully furnished, all-inclusive): €350–800/room/month for a 4–6 person office. Coworking desks: €150–350/person/month. All figures exclude VAT (19%). Romania For Business SRL provides a current market overview based on the client’s specific requirement.

Yes — 19% VAT applies to commercial office rents in Romania when the landlord is VAT-registered (which is the case for most Grade A and institutional landlords). For tenants who are VAT-registered in Romania, this VAT is fully recoverable as input tax — it does not represent a real economic cost. For companies that are not yet VAT-registered, the VAT is an additional cost. Romania For Business SRL advises on VAT registration and coordinates VAT recovery as part of the commercial lease engagement.

For Grade A office leases: typically 5 years, often with no break clause as standard (though break clauses at year 3 are negotiable). For Grade B offices: 2–3 years is common. For serviced offices: monthly or 6–12 months. For coworking: monthly. Romanian law requires commercial leases longer than 3 years to be notarised. Romania For Business SRL coordinates notarisation as part of the lease execution process.

In the current market, Grade A landlords in Bucharest offer: rent-free periods (typically 1 month per year of lease term — so 5 months free on a 5-year lease); tenant improvement allowances (TIA) of €30–60/m²; and parking spaces at preferential rates. In a tenant-favourable market, further reductions are achievable. Romania For Business SRL negotiates all commercial terms on behalf of the tenant — typically achieving savings that comfortably exceed the engagement fee.

A company can rent office space in Romania without a locally incorporated entity — but in practice, most commercial landlords require the tenant to be a Romanian-registered entity (SRL or branch) or to provide a parent company guarantee. For companies that have not yet established a Romanian entity, Romania For Business SRL can coordinate the company registration simultaneously with the office search — so the lease is signed by the newly registered Romanian company.

Bucharest’s main tech and BPO office clusters are in the northern part of the city — Floreasca, Barbu Văcărescu, Dimitrie Pompeiu and Pipera. These areas have the highest concentration of Grade A office space, the best talent pool and strong amenities. Floreasca and Barbu Văcărescu are the most prestigious addresses with the highest rents. Dimitrie Pompeiu and Pipera offer slightly lower rents with larger floorplates — better for larger teams. Romania For Business SRL advises on the optimal zone for each company’s headcount, budget and talent strategy.

Yes — commercial units in office buildings can be purchased outright in Romania. Typical purchase prices for Grade A office units in Bucharest: €1,500–3,000/m² depending on location and floor. Gross rental yields for commercial units: typically 7–9% in primary locations. 19% VAT applies on the purchase price from a VAT-registered seller — recoverable if the buyer is VAT-registered. ANCPI title check, notary deed and ANCPI registration are required (same process as residential). Romania For Business SRL coordinates the full acquisition process.

Yes — for companies that need a Romanian registered address for ONRC and ANAF purposes but do not need a physical office immediately, Romania For Business SRL coordinates virtual office arrangements (from €150 coordination fee). Note that a virtual office address is not always sufficient for VAT registration with non-resident directors — see the VAT Registration page for details.