Buy Office Space in Romania

Office units · office buildings · Grade A and B · Bucharest · Cluj-Napoca · Timișoara

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, and a well-educated, multilingual workforce. 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 Advisory S.R.L. helps international companies, growing Romanian businesses and investors buy office space in Romania – from a single office unit in a business centre to a whole office building. We coordinate the search, check the title and building permits, review the sale agreement in English, advise on VAT and on whether to buy personally or through a Romanian company, and manage the notary deed and ANCPI registration.

Office purchase service – Romania

on request
buyer service

Office purchase service includes:

Requirements consultation – size, location, grade, budget, own use or investment, parking
Market overview – office units and buildings for sale in the chosen zones
Shortlist and viewings – coordinated with sellers, developers or agents
Due diligence – ANCPI Carte Funciară extract, ownership, mortgages and encumbrances
Permit check – building permit, use permit and energy performance certificate
VAT analysis – whether the sale is subject to 21% VAT or exempt, and how the buyer recovers it
Owners’ association and service charge (cheltuieli comune) check – debts and running costs
Antecontract review in English – price, deposit, completion date, penalties
Notary coordination and ANCPI registration of the title in the buyer’s name
Post-purchase setup – utility accounts, building administration, local property tax declaration

Fee schedule – office purchase

Office purchase – buyer coordination (full process) from €2,000
VAT analysis of the 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 to buy in Romania →

Service fee is separate from the 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.

21% VAT applies to the sale of a new office building; an older building is sold VAT-exempt unless the seller opts to tax it

A building counts as new for VAT until 31 December of the year after its first use, and its sale carries the standard rate of 21%. When both seller and buyer are VAT-registered in Romania, the VAT on a taxable building sale is usually settled by reverse charge – the buyer declares it and deducts it in the same return, so no cash changes hands. A buyer that is not VAT-registered pays the VAT as part of the price. Romania for Business Advisory S.R.L. checks the VAT status of the sale before the antecontract is signed.

What Office Property You Can Buy in Romania

Three kinds of office property change hands in Romania. Each has its own Carte Funciară entry and is bought by notarised deed, but the checks and the typical buyer differ.

Office unit in a building

One or several floors or units in an office or mixed-use building
Owner pays a share of common costs to the owners’ association
Grade A units in Bucharest: indicative €1,500–3,000/m²
Suits own use for 5+ years or a let investment

Whole office building

Smaller Grade B buildings and refurbished blocks
Full control of the building and its tenants
Wider due diligence: permits, fire safety, technical condition
Usually bought through a company

Converted villa or house

Common in central Bucharest residential districts
Office use must be allowed by the permits and the local urban plan (PUZ)
Check the use permit matches the current office use
Suits small teams and professional firms

When Buying an Office in Romania Makes Sense

Buying ties up the price plus 3–6% in transaction costs, so it pays off for companies that will stay in the same space for 5 years or more and for investors buying a unit with a tenant in place. The card below sums up who it suits and what to budget for.

Buying an office or 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:

21% VAT may apply – generally recoverable subject to the normal VAT deduction rules
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	Why companies choose it
Floreasca / Barbu Văcărescu (Bucharest)	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)	Large campus-style developments (Globalworth Tower, Olympia Tower). BPO and outsourcing focus. Good parking. Bus and suburban rail links.
CBD / Piața Victoriei (Bucharest)	Historic central business district. Government, finance, legal. Prestigious addresses. Older stock mixed with refurbished buildings.
Calea Floreasca / Aurel Vlaicu (Bucharest)	Growing mid-market district. Good metro access. Mix of new and renovated stock. Strong amenity provision nearby.
Cluj-Napoca city centre / Florești	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	Industrial and automotive heritage driving shared services growth. Growing international presence.
Iași – CBD and Palas district	Moldova’s business capital. Palas Campus is the premier Grade A development. Large student population. Low living costs for employees.

Due Diligence Before Buying Office Space in Romania

Romania for Business Advisory S.R.L. completes these checks before the preliminary contract (antecontract) is signed and gives the buyer a written summary in English.

What we check	Why it matters
ANCPI Carte Funciară extract	Confirms the registered owner, the unit’s cadastral number and any mortgage, lien or court order. A mortgage must be lifted before or at completion, usually from the purchase price.
Building and use permits	The building permit (autorizație de construire) and the record of completion must cover the space as it is used today. Offices created by converting flats or villas need permits for the change of use.
Energy performance certificate	Under Law 372/2005 the seller must provide an energy performance certificate (certificat de performanță energetică) when a building or unit is sold.
VAT status of the sale	Whether the building is new for VAT purposes, whether the seller opts to tax an older building, and whether reverse charge applies between two VAT-registered parties.
Owners’ association and service charges	Debts of the seller to the owners’ association and the monthly common costs the new owner will pay – maintenance, security, heating and cooling of common areas.
Existing tenants	When a let unit is bought as an investment, the lease in force usually passes to the buyer. We read the lease terms, deposit and expiry before the price is agreed.
Land under the building	Buildings can be bought by any foreign buyer. A company from outside the EU/EEA faces restrictions on owning the land itself (Law 312/2005); a Romanian SRL owned by foreigners does not.

How Buying an Office in Romania Works

Romania for Business Advisory S.R.L. manages the purchase from the first brief to the registered title. Every sale is completed before a Romanian notary and registered with ANCPI.

Requirements defined

Market overview provided

Shortlist viewed

Due diligence completed

Antecontract signed

Notary deed signed

ANCPI registration

Stage	What happens
1. Requirements	We define the brief: size in m², location, grade, budget, own use or investment, parking, and whether the office is bought personally or through a Romanian company.
2. Market overview	We provide a written overview of office units and buildings for sale in the chosen zones, with asking prices per m² and a ranking against the brief.
3. Shortlist and viewings	We arrange viewings with sellers, developers or agents. For companies not yet in Romania we view on the client’s behalf and send a video report for each property.
4. Due diligence	Carte Funciară extract, ownership history, permits, energy certificate, VAT status of the sale, association debts and any existing tenants – summarised in writing before an offer.
5. Antecontract	We review the preliminary sale agreement in English – price, deposit, completion date, conditions and penalties – and negotiate changes before the client signs.
6. Notary deed	We book a notary and prepare the documents. The buyer signs the final deed in Romania or through a representative under a power of attorney.
7. ANCPI registration and setup	The notary files the deed for registration in the Carte Funciară. We confirm the registration, transfer utility accounts and declare the property for local tax.

Office Purchase Fees in Romania

Our buyer coordination fee starts at €2,000 and covers the search, due diligence, antecontract review, notary coordination and ANCPI registration. It is separate from the purchase price, notary fees, ANCPI registration tax, any agent commission and VAT where it applies.

Frequently Asked Questions – Buying an Office in Romania

Grade A office units in Bucharest are offered at roughly €1,500–3,000/m² depending on the district, floor and age of the building; smaller Grade B units and converted villas sell for less. On top of the price, budget notary fees of about 0.5–1%, ANCPI registration of about 0.1–0.5%, any agent commission and 21% VAT if the sale is taxable. Prices are indicative – we confirm current asking prices for your brief.

The sale of a new building – until 31 December of the year after its first use – is subject to 21% VAT. The sale of an older building is VAT-exempt unless the seller opts to tax it. Between two VAT-registered parties in Romania the VAT is usually settled by reverse charge, so the buyer declares and deducts it without paying it to the seller.

A company that uses the office can depreciate it and recover VAT on a taxable purchase, which an individual cannot. Buying through a Romanian SRL also avoids the land restrictions that apply to companies from outside the EU/EEA. Buying personally is simpler for an investor letting a single unit. The choice depends on how the office will be used – we compare both for your case.

Yes. A foreign company can buy buildings and office units in Romania. Companies from outside the EU/EEA face restrictions on owning the land under the building under Law 312/2005, which is why many buy through a Romanian subsidiary.

Yes – office units can be bought outright and let to companies. Gross yields on commercial units in primary Bucharest locations are typically 7–9%. If the unit is sold with a tenant in place, the lease usually passes to the buyer, so we review the lease terms before the price is agreed.

For a straightforward unit, 6–12 weeks from the start of the search to the registered title: search and shortlist 1–3 weeks, due diligence 1–2 weeks, antecontract 1–2 weeks, notary scheduling 1–2 weeks and ANCPI registration 15–30 working days. A whole building or a sale with complex VAT or permit questions takes longer.