Buying Property in Romania as an EU Citizen in 2026: A Complete Legal and Practical Guide

Can EU Citizens Buy Property in Romania?

Yes. Under EU law and Romanian legislation, citizens of European Union member states have the right to acquire property in Romania on the same legal basis as Romanian nationals. This includes apartments, houses, commercial property, and — since the end of transitional restrictions — urban land and agricultural land. The principle of non-discrimination on the basis of nationality, enshrined in EU Treaty provisions and transposed into Romanian law, ensures that EU citizens face no legal barriers that do not equally apply to Romanian buyers.

The practical differences between EU citizens and non-EU citizens are significant. EU citizens can purchase land (including building plots, residential land under houses, and agricultural land) directly as natural persons. Non-EU citizens generally cannot own land personally and must purchase through a Romanian company (SRL). For apartments and buildings without land-ownership complications, both EU and non-EU citizens can buy as individuals — but the land-ownership advantage makes the EU citizen’s position substantially simpler and more flexible.

What Types of Property Can EU Citizens Buy?

Apartments

EU citizens can purchase apartments in Romania — new-build or secondary market — with no restrictions. An apartment purchase includes the apartment itself and the proportional share (cotă-parte) of the common areas and land under the building. This is the most common property type purchased by foreign EU buyers, particularly for investment (rental income) and lifestyle (holiday or retirement home) purposes.

Houses with Land

EU citizens can purchase houses together with the land on which they stand. The transaction is notarially authenticated and registered in the Land Registry. For houses on larger plots, verify the land classification (intravilan vs extravilan) and any zoning restrictions.

Land

EU citizens can purchase urban building plots (teren intravilan) for construction or investment. Agricultural land (teren agricol/extravilan) can also be purchased, subject to pre-emption rights — existing tenants, neighbouring landowners, the Romanian state, and other specified categories have a priority right to purchase before the land can be sold to a third party. The pre-emption process adds administrative steps (public notification through the local authority, 45-day waiting period) but does not prevent the sale if no pre-emption right is exercised.

Commercial Property

EU citizens can purchase offices, retail units, warehouses, hotels, and other commercial property — either personally or through a Romanian SRL. For commercial investment (rental income, business use), purchasing through an SRL is often tax-advantageous due to the micro-enterprise regime (1–3% tax on revenue versus 10% personal income tax on rental income).

Why EU Citizens Choose Romania

• Price advantage. Romanian property prices are 60–80% below equivalent cities in Western Europe. A new-build apartment in Bucharest costs €2,400–2,500/m² — roughly one-third of Vienna, one-quarter of Munich.
• Rental yield. Gross rental yields of 5–8% in major Romanian cities — substantially above the 2–4% typical in Western European capitals.
• Capital appreciation. Romanian property prices have risen steadily, driven by wage growth, urbanisation, and infrastructure investment. Bucharest prices increased ~17% year-on-year in 2025.
• EU membership and Schengen. Full EU property rights. Schengen membership (January 2025) eliminates border friction. Euro-denominated transactions are straightforward.
• Low holding costs. Annual property tax: 0.08–0.2% of cadastral value — among the lowest in the EU. Utilities: €100–150/month for a standard apartment.
• Quality of life. Vibrant cities, affordable cost of living, improving infrastructure, mountain and coastal lifestyle options, and a growing expat community.

Best Romanian Cities for EU Property Buyers

Step-by-Step Property Purchase Process

1. Property selection. Identify the city, neighbourhood, property type, and budget. Visit properties in person or through a trusted representative. Compare at least 3–5 options.
2. Engage a Romanian lawyer. Before signing anything, engage an independent Romanian real estate lawyer who represents your interests — not the seller’s or the agent’s.
3. Preliminary negotiations. Agree on price, payment terms, and timeline with the seller. In Romania, prices are negotiable — particularly on the secondary market.
4. Reservation agreement (optional). A simple document reserving the property for a defined period, usually against a modest deposit (€1,000–5,000). Not always used, but common for new-build and high-demand properties.
5. Legal due diligence. Your lawyer conducts a full legal check: Land Registry extract, ownership verification, encumbrance check, cadastral documentation, building permits (for new-build), seller’s corporate status (if applicable), and tax compliance.
6. Pre-sale agreement (antecontract). A notarially authenticated promise to buy and sell, binding both parties. Deposit paid (typically 10% of the purchase price). For off-plan purchases, the antecontract is noted in the Land Registry under the Nordis Law.
7. Obtain a Romanian tax number (NIF). If you do not already have a Romanian personal numeric code (CNP), you may need a tax identification number (NIF) from ANAF for the property transaction and subsequent tax obligations.
8. Final sale-purchase agreement. Signed before a Romanian notary. The notary verifies identity, confirms legal capacity, explains the legal consequences, authenticates the deed, calculates and collects applicable taxes, and submits the deed to the Land Registry.
9. Payment. The purchase price is typically paid by bank transfer between the parties’ accounts, with proof of payment presented at the notary signing. Cash payments are limited by Romanian anti-money laundering rules.
10. Land Registry registration (intabulare). The notary submits the deed to OCPI (Land Registry). Once registered, the buyer’s ownership right is enforceable against third parties. Registration typically takes 5–30 business days depending on the local office.

Legal Due Diligence Checklist

Documents Required from EU Buyers

• Valid passport or national ID card. The primary identification document for the notarial transaction.
• Tax identification number (NIF). May be required for certain transactions and for ongoing tax obligations (property tax, rental income tax). Obtainable from ANAF.
• Proof of funds / source of funds. Bank statements or other documentation demonstrating the origin of the purchase funds — required under Romanian AML regulations.
• Power of attorney (if applicable). If the buyer cannot attend the notary signing in person, a notarised power of attorney — executed in Romania or abroad with Apostille and certified Romanian translation — authorises a representative to sign on the buyer’s behalf.
• Company documents (if buying through SRL). Trade Registry extract, articles of association, shareholders’ resolution authorising the purchase, and identification of the legal representative.

Taxes and Costs When Buying Property

Can EU Citizens Obtain a Mortgage in Romania?

Yes — several Romanian banks offer mortgage products to EU citizens who are not Romanian residents, although the requirements are more stringent than for domestic borrowers. Key considerations include proof of income (employment contract, tax returns, or business accounts from the home country — banks may require these to be translated and apostilled), a minimum down payment (typically 15–25% for non-residents versus 15% for residents), currency denomination (RON or EUR — EUR mortgages are available for EUR-denominated income), and a property valuation conducted by the bank’s authorised appraiser.

Mortgage interest rates for EUR-denominated loans in Romania are currently in the range of 4–6% (variable, EURIBOR-linked), depending on the bank, the LTV ratio, and the borrower’s profile. Processing time: 3–6 weeks from complete documentation. Not all banks offer mortgages to non-residents — BCR, BRD, Raiffeisen, and UniCredit are among those that do, but terms and availability vary. Pre-approval before property selection is recommended.

Buying Personally vs Through a Romanian SRL

Renting Out Your Property in Romania

• Long-term rental. 12-month lease contracts; tenant-friendly market in major cities; gross yields 5–7%; low management burden; rental income taxed at 10% for individuals (1–3% micro for SRL).
• Short-term rental (Airbnb/Booking). Higher gross income potential (20–40% above LT in strong locations); management-intensive; seasonal in coastal/mountain markets; tourism registration and tax reporting required.
• Tax obligations. Rental income earned in Romania by EU citizens is taxable in Romania. The income must be declared through the annual tax return (Declarația Unică). Romania has double-taxation treaties with all EU member states — rental income taxed in Romania is typically credited against tax liability in the home country, preventing double taxation.
• Non-resident landlord obligations. Register the rental contract with ANAF (for LT rental). Declare and pay income tax annually. For STR: register with the local tourism authority, comply with platform reporting requirements, and consider VAT registration if turnover thresholds are exceeded.

Common Legal Mistakes EU Buyers Make

Practical Checklist Before Signing

1. Engage an independent Romanian real estate lawyer.
2. Obtain and review the full Land Registry extract (extras de carte funciară) for the property.
3. Verify the seller’s ownership and legal capacity to sell.
4. Confirm the absence of mortgages, liens, litigation, and encumbrances.
5. For new-build: verify building permit validity and compliance with the project.
6. For off-plan: verify pre-registration (preapartamentare) under the Nordis Law.
7. Review the purchase contract — price, payment terms, delivery date, penalties, specifications.
8. Obtain a Romanian tax identification number (NIF) if required.
9. Arrange proof of funds and bank transfer for the purchase price.
10. Schedule the notary appointment; confirm interpreter availability if needed.
11. Sign the sale-purchase agreement at the notary; pay the purchase price.
12. Confirm Land Registry registration (intabulare) after signing.

Frequently Asked Questions