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Buy an Apartment in Romania

Bucharest · Cluj-Napoca · Timișoara · Brașov · Constanța · new-build · resale

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Romania offers some of the most accessible residential property prices among EU member states – with apartments in Bucharest and Cluj-Napoca priced at a fraction of equivalent-sized apartments in Western European capitals. For foreign buyers, the Romanian apartment market combines relatively low entry prices with growing rental demand from Romania’s expanding urban professional population and expatriate community.

Romania for Business Advisory S.R.L. assists foreign buyers and investors in finding, evaluating and buying apartments in Bucharest and Romania’s other major cities. Our service covers the full transaction – from initial property search and shortlisting to due diligence, legal review, notary coordination and ANCPI title registration – all delivered in English, with a single point of contact throughout.

Apartment purchase service – Romania

on request
buyer service fee

Apartment purchase service includes:

  • Requirements consultation – location, size, budget, new-build vs resale, use
  • Property shortlist – curated selection from developer and agent network
  • Viewing coordination – in-person or virtual video walk-through
  • Due diligence – ANCPI Carte Funciară extract, title ownership, encumbrances
  • Building condition and cadastral boundary check
  • Antecontract review – English translation and legal advice before signing
  • Notary coordination – bilingual notary, appointment, document preparation
  • ANCPI registration – title transfer registered in the Land Book
  • Utility transfer coordination – electricity, gas, water, building administration
  • Rental income tax briefing – if property will be let out
  • Post-purchase property management connection – if needed

Fee schedule – apartment purchase

  • Apartment purchase – buyer service (full process) from €1,500
  • Property due diligence only (ANCPI + title check) from €400
  • Antecontract review (English) from €300
  • New-build off-plan purchase coordination from €1,200
  • Investment property – rental yield analysis and shortlist from €800
  • Notary fees (separate – payable to notary) ~0.5–1% of price
  • ANCPI registration tax (separate) ~0.1–0.5% of price
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Service fee is separate from the property purchase price, notary fees, ANCPI registration tax and estate agent commission. All fees confirmed in writing before engagement. Fees may be subject to Romanian VAT.

Foreign buyers can purchase Romanian apartments – with specific rules for land

EU/EEA nationals can generally purchase residential property in Romania under the same conditions as Romanian nationals. Non-EU/EEA nationals may purchase buildings and apartments, but restrictions may apply to the acquisition of the underlying land or land share. The process is document-intensive but straightforward when managed by a qualified coordinator.

Apartment Prices in Bucharest and Other Romanian Cities

Romanian apartment prices vary significantly between cities and between central and suburban locations within each city. The table below provides indicative price ranges – confirm current market conditions with our team before making any purchasing decisions.

City Studio avg. €/m² 1–2 bed avg. €/m² New-build premium Monthly rent, 1-bed (for investors)
Bucharest (central) €1,800–2,500 €1,500–2,200 +20–30% €500–900/mo
Bucharest (suburban) €1,200–1,700 €1,100–1,600 +15–25% €350–600/mo
Cluj-Napoca €1,800–2,800 €1,600–2,500 +20–30% €500–900/mo
Timișoara €1,200–1,800 €1,100–1,600 +15–25% €350–600/mo
Brașov €1,300–2,000 €1,200–1,800 +15–20% €350–600/mo
Constanța / Mamaia €1,200–2,500 €1,100–2,200 +20–30% €300–600/mo
Iași €1,000–1,600 €900–1,400 +10–20% €300–500/mo
Cluj-Napoca has the fastest price growth – and the tightest supply

Cluj-Napoca has seen the highest price appreciation among Romanian cities over the past five years – driven by its university population, growing tech sector and limited buildable land within the city. Prices in central Cluj now exceed many Bucharest central districts. Investors looking for rental yield should also consider Timișoara and Iași – lower entry prices with strong student and corporate rental demand.

Buying an Apartment in Romania – What to Weigh as a Foreign Buyer

A purchase suits buyers who will use the apartment for several years or let it out as an investment. The card below lists what speaks for buying and what to budget for before you commit.

Buying an apartment

Advantages:

  • Capital growth potential – Romanian property appreciating
  • Rental income yield of 5–8% gross in major cities
  • Full control over renovation, use and resale
  • Long-term value stability

Considerations:

  • Upfront capital required (purchase price + 3–6% costs)
  • ANCPI registration takes 15–30 working days
  • Annual property tax payable

Due Diligence – What to Check Before Buying a Romanian Apartment

Romanian apartment due diligence covers three layers: legal title, building condition and financial obligations. Romania for Business Advisory S.R.L. completes all three before the preliminary contract (antecontract) is signed.

Due diligence area What we check and why
ANCPI Carte Funciară extract The land book entry confirms: the registered owner (must match the seller), the apartment’s cadastral ID and boundaries, any registered mortgages or liens (ipotecă), any servitudes or court orders affecting the property. If the Carte Funciară shows a mortgage, it must be cleared before the title can be transferred. We obtain and review the extract before any offer is made.
Title chain – no disputes We verify the ownership history – checking that the seller acquired the apartment legitimately and that there are no inheritance disputes, restitution claims or court proceedings affecting the property. Apartments in buildings constructed before 1989 may have restitution history that requires additional checks.
Building authorisation compliance The apartment must have a valid building authorisation (autorizație de construire) and use permit (autorizație de dare în folosință). Illegal additions (e.g. extensions without permits) can create legal complications and affect the ability to resell. For new-build apartments, we verify the developer’s authorisations and the building’s cadastral registration.
Association debts (restanțe) The seller must not have outstanding debts to the building owners’ association (asociație de proprietari) – for building maintenance fees, heating, water or other common costs. Unpaid association debts can transfer to the new owner in some circumstances. We request a debt clearance certificate from the association.
Developer reputation (new-build) For off-plan or new-build apartments, we assess the developer’s track record – completed previous projects, financial standing, use of an escrow account for buyer deposits and delivery timeline reliability. We check that the building permit is in force and has not expired.
Utility status We confirm that all utilities (electricity, gas, water, heating) are connected and that there are no outstanding utility debts. Utility transfer documentation is coordinated at the notary stage.

How the Apartment Purchase Process Works in Romania

Romanian apartment purchases follow a structured legal process – all sales must be notarised and the title registered at ANCPI. Romania for Business Advisory S.R.L. manages every step on the buyer’s behalf.

01

Requirements & budget set

02

Shortlist viewed

03

Due diligence completed

04

Antecontract signed

05

Notary deed signed

06

ANCPI registration

07

Keys & utilities

Stage What happens
1. Requirements We discuss the buyer’s requirements in detail – city preference, neighbourhood, size (garsonieră / 1-cam / 2-cam / 3-cam or studio/1-bed/2-bed/3-bed), floor preference, parking, new-build vs resale, budget, and intended use (primary residence, rental investment, secondary residence).
2. Shortlist and viewing We identify and present a curated shortlist from our agent and developer network. Viewings are arranged in-person or via video call with a live walk-through. We accompany all in-person viewings and provide a written viewing report for each property.
3. Due diligence Before any offer: ANCPI extract obtained and reviewed, title history checked, building authorisations confirmed, association debts cleared, developer background checked (new-build). We provide a written due diligence summary in English.
4. Antecontract We review the preliminary sale agreement in English – checking the price, deposit, completion date, conditions precedent and penalty clauses. We negotiate any unfavourable terms before the client signs.
5. Notary deed We identify and book a bilingual notary. All documents are prepared in advance. The buyer signs the final deed (contract de vânzare-cumpărare autentificat) at the notary’s office – or via power of attorney if the buyer cannot attend in Romania.
6. ANCPI registration The notary submits the deed for ANCPI registration – the buyer’s ownership is recorded in the Carte Funciară within 15–30 working days. We confirm registration completion and provide the updated extract.
7. Post-purchase Utility contracts transferred to the buyer’s name, association membership registered, property tax declared to the local authority (Primărie), and rental management connected if the property will be let.

Frequently Asked Questions – Buying an Apartment in Romania

EU/EEA nationals can generally purchase residential property in Romania under the same conditions as Romanian nationals. Non-EU/EEA nationals may purchase buildings and apartments, but restrictions may apply to the acquisition of the underlying land or land share. The process is the same as for Romanian buyers: ANCPI title check, antecontract, notary deed and ANCPI registration. Romania for Business Advisory S.R.L. coordinates all steps in English.

Apartment prices in Bucharest vary significantly by location and quality. Central and semi-central areas: €1,500–2,500/m² for resale; €1,800–2,800/m² for new-build. Suburban areas: €1,100–1,700/m². A 2-room apartment (1-bedroom equivalent) of 50–60 m² in a central Bucharest location typically costs €80,000–140,000. Prices in Cluj-Napoca are similar to central Bucharest. All figures are indicative – confirm current market pricing with our team.

Romanian apartments are described by number of rooms (camere) – where each room count includes the living room as one room. So: garsonieră = studio (one main room); apartament cu 2 camere = 1 living room + 1 bedroom (equivalent to a 1-bedroom apartment); apartament cu 3 camere = 1 living room + 2 bedrooms. This is a common source of confusion for international buyers – a ‘3-room apartment’ in Romanian is a 2-bedroom apartment in Western European terms.

In addition to the purchase price, budget for: notary fee (~0.5%–1% of the purchase price); ANCPI registration tax (~0.1%–0.5%); estate agent commission (2–4% if buying through an agent); and our buyer service fee (from €1,500). VAT on new-build apartments is generally 21%, while an 11% reduced rate may apply where the statutory conditions for reduced-rate residential property are met. Total buyer transaction costs are typically 3%–6% of the purchase price.

Yes – this is one of the most common use cases for foreign buyers. Gross rental yields in Bucharest and Cluj-Napoca are typically 5%–8% per annum – comparable to or better than many Western European cities at significantly lower entry prices. Net yields after maintenance, property tax and income tax are typically 4%–6%. Romania for Business Advisory S.R.L. provides rental yield analysis and tenant-ready property shortlists for investment buyers.

The preliminary contract (antecontract) can be signed remotely or via power of attorney. The notary deed (final transfer) must be signed before a Romanian notary – either in person in Romania, or via a power of attorney granted by the buyer to a trusted representative in Romania. Romania for Business Advisory S.R.L. coordinates the power of attorney route for buyers who cannot travel – allowing the entire purchase to be completed without the buyer visiting Romania.

After purchase: annual property tax (impozit pe clădiri) – typically 0.1%–0.2% of the assessed value, payable to the local Primărie. If the apartment is rented out: rental income tax at 10% on net rental income (after 20% standard deduction). For property transferred from an individual’s personal patrimony, the transfer tax is generally 3% of the transaction value where the property has been owned for up to 3 years and 1% where it has been owned for more than 3 years. Romania for Business Advisory S.R.L.‘s accounting team advises on the applicable tax position.

Key risks to check: (1) registered mortgages or liens in the Carte Funciară that haven’t been disclosed – must be cleared before transfer; (2) illegal modifications without building permits – particularly in older buildings; (3) association debts left by the seller – can transfer to the new owner; (4) off-plan developer reliability – check track record and whether deposits are held in escrow; (5) shared wall/floor/ceiling disputes in older buildings. Romania for Business Advisory S.R.L.‘s due diligence process covers all five risk areas.

From starting the property search to receiving the ANCPI-registered title: typically 6–12 weeks for a straightforward resale apartment. The timeline breaks down as: search and shortlist (1–3 weeks), due diligence (1–2 weeks), antecontract and financing (1–2 weeks), notary scheduling (1–2 weeks), ANCPI registration (3–6 weeks). New-build off-plan purchases have longer timelines depending on the construction stage and delivery date.