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BUYING PROPERTY IN ROMANIA

  • Writer: NOBS - human curated AI research
    NOBS - human curated AI research
  • Apr 14
  • 4 min read

Updated: May 11



Foreigners can buy property in Romania. EU and EEA citizens have the same rights as Romanians. Non-EU citizens can buy buildings in their own name but need a Romanian SRL (limited company) to buy land. Total transaction costs run 3 to 5 percent of the purchase price. The process is well-protected by Romania's notary system, provided documentation is verified before signing. This guide covers the legal framework, the costs, the steps, and the risks specific to mountain and rural property.


LEGAL PROCEDURE

Property transfers in Romania follow a notary-led procedure, and every transfer has to be authenticated by a public notary to carry any legal weight. The notary verifies ownership and title history, collects the applicable taxes, and enters the change of ownership into the national Land Book. The whole transaction runs through that office, which means the procedural weight of the sale sits with a regulated officer of the state from beginning to end.


Practically, the typical sequence involves obtaining a Romanian tax identification number (NIF), checking the Land Book, and signing a pre-contract (antecontract) with a deposit. We use the pre-contract stage to verify ownership, confirm the absence of restrictions, and check that what's being sold actually matches what's registered. The final sale-purchase agreement is then signed before the notary, who registers the change of ownership with ANCPI. If being present in person is difficult, the whole thing can be handled remotely through a notarised and apostilled power of attorney, which happens more often than people expect. Sources: The National Union of Notaries Public of Romania (UNNPR) https://www.uniuneanotarilor.ro/?lang=en



NOBS note: We coordinate every step from the first background checks through to final registration, and we look at ownership, boundaries, access, and documentation before you commit, so that any issues surface before your money has moved.




WHO CAN BUY

EU and EEA citizens can buy any property in Romania, including land, under the same conditions as a Romanian national. No special permits are required and the process is straightforward.


For non-EU citizens, the picture is different. You can freely purchase buildings such as apartments, houses, or commercial properties, but direct ownership of land is restricted and generally only possible where a reciprocity agreement exists with your country. The cleanest and most common solution in practice is to purchase through a Romanian SRL (limited company), which you can own entirely regardless of your nationality. An SRL is a Romanian legal entity and can acquire both land and buildings without restriction, and this route is standard, legal, and widely used by foreign buyers in the mountain regions.


Sources:

Law No. 312/2005 on Land Ownership by Foreign Citizens https://legislatie.just.ro/Public/DetaliiDocument/67511

European Commission — Romania


NOBS note: Each case is different, your may need a lawyer. We will tell you our opinion on the right structure for your situation before you commit. If you have more questions, [write us].



COST OF ACQUISITION

Romania charges no buyer stamp duty or transfer tax on the purchase itself. The seller pays income tax on the transfer — 3% if the property was held for less than three years, or 1% if held longer — and this often shapes how sellers price properties and how negotiations actually unfold in practice.


As a buyer, your main costs are notary fees of roughly 0.5% to 2% of the property value, plus a Land Book registration fee of 0.15% for individuals or 0.5% for legal entities such as an SRL. We also recommend an independent legal review before closing, which is inexpensive in Romanian terms and consistently pays for itself.


If you're buying new construction directly from a developer, VAT at 21% applies (as of August 2025). Resale properties between private individuals are usually VAT-exempt.


After the purchase, you pay an annual property tax of between 0.08% and 0.2% of the taxable value. The base values used in these calculations rose from the start of 2026, so annual costs are somewhat higher now than they were before. For properties valued above RON 2,500,000 (approximately EUR 500,000), a special tax of 0.9% also applies.


Sources:


NOBS note: We provide a full cost estimate for every property we research, so there are no surprises at the notary. If you have more questions, [write us].



MARKET IN 2026

The Romanian property market remains active and still relatively grounded compared with most of its EU peers. Prices have risen steadily for several years, although mountain properties continue to sit well below comparable locations in Austria, Switzerland, or Croatia. A liveable mountain house with a reasonable plot of land in a good location can usually be found for somewhere between EUR 50,000 and EUR 150,000, depending on the region, the condition, and the quality of access. In more remote areas, or for properties that need real work, prices drop well below that range.


Price on its own doesn't tell the whole story. Access, utilities, and long-term viability matter just as much, and a cheap listing can become an expensive mistake once drainage, legal status, or real vehicle access enter the picture. The wider market is also shifting underneath the headline numbers: regulation is tightening around short-term rentals and agent licensing, EU funding continues to improve rural infrastructure, and internet coverage in the mountains has improved significantly. All of these factors affect both lifestyle and long-term value.


We track these changes so you have a clear picture when you're actually making a decision. If you have more questions, [get in touch].


Sources:


NOBS note: Nobody can predict markets.





DISCLAIMER: The information in this section reflects Romanian property law and tax regulations as of early 2026. Legislation changes frequently, and we recommend verifying all details with a Romanian notary or legal advisor before making any purchase decision. NOBS does not provide legal or tax advice.

 
 
 

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