The most reassuring fact about buying property in Romania is also the least glamorous: nothing happens without a notary. The sale deed is authentic, signed before a notary, and the notary also collects the seller's tax. That removes some risks you may have met in other countries, but it does not remove the need to read the land register yourself. This guide walks through the steps, the taxes on both sides, what new apartments cost in the main cities and where foreigners should be careful.
Can a foreigner buy a home when buying property in Romania?
Citizens of the EU, the EEA and Switzerland buy and rent a home under the same conditions as Romanians, according to our fact sheet. The picture changes for land, especially agricultural land outside the built-up area, where a 2014 law gives pre-emption rights to certain buyers, and for non-Europeans, for whom the Constitution and the law can restrict land purchases. Our sources do not give a complete list, so use a simple rule: for an apartment, you can proceed; for a plot of land, ask a notary before you pay a deposit. British readers, who are third-country nationals, should read moving to Romania from the UK.
What are the steps for buying property in Romania?
- Find a property through online listings or an agency, and visit it.
- Get a tax number. You need a CNP or a NIF for the notary; see the Romania CNP number guide. A notary can request a NIF for a notarised deed.
- Read the land book extract (extras de carte funciară). It shows who owns the property, whether there is a mortgage or a lien and what the area is. It comes from the land registry system run by the national agency for cadastre.
- Agree the price and, if you wish, sign a preliminary contract with a deposit.
- Sign the sale deed in front of a notary. This is mandatory.
- Register the new owner in the land book.
- Set up utilities (electricity, gas, water), contact the owners' association and declare the property to the town hall for local tax.
The danger spots are the checks before you sign: an old mortgage, a seller who is not the only owner, a flat that is larger or smaller on paper than in reality. Moovy can give you a checklist of the documents to ask for and the questions to put to the notary and the seller. It is not a notary or a lawyer and it cannot check the land register for you.
What taxes and fees do you pay?
On the sale. The tax on the transfer is paid by the seller and collected by the notary: 3% of the value if the property was held three years or less, 1% beyond three years. Certain transfers are exempt, such as gifts between close relatives up to the third degree and between spouses. As a buyer, you do not pay this tax, but it influences negotiations.
Notary and registration. The notary's fees and the land-book registration charges are not covered by the sources we could read. Ask the notary for a written estimate.
After the purchase. You declare the property to the municipality within 30 days of purchase, and the tax is due from 1 January of the following year. For a home owned by an individual, the building tax is 0.08% to 0.2% of the taxable value in 2026, at the rate chosen by the local council. The value is based on the surface and a scale per square metre, by type of construction and equipment, multiplied by a coefficient by rank and zone of the locality. In 2026, for example, the scale is 2,677 lei per m² for a concrete or brick building with water, sewerage, electricity and heating. Pay by 31 March and you may get a discount of up to 10%, if your municipality voted one; otherwise pay half on 31 March and half on 30 September.
Before buying in the middle of a year, ask the seller for a tax certificate from the town hall showing that nothing is owed.
How much do properties cost?
EURES gives new-build prices per square metre for March 2026, citing a platform: about €3,279 in Cluj-Napoca, €2,364 in Brașov, €2,099 in Bucharest, €2,056 in Timișoara and €1,996 in Oradea. These concern new apartments only. Resale prices, which depend on district, condition and age, are not in our sources.
The standard VAT rate rose from 19% to 21% and the reduced 9% rate on housing was removed, which pushed new-build prices up, as EURES notes. If you buy from a developer, ask whether the price includes VAT.
What about a mortgage and the bank?
Each bank sets its own conditions for a foreign buyer, such as income in lei and the length of your stay. Ask several banks for their requirements and compare. You will need a Romanian account first; see opening a bank account in Romania.
What mistakes should you avoid?
- Skipping the land book extract. It is your main safety check.
- Buying agricultural land outside a village without advice. Pre-emption rights apply.
- Signing a preliminary contract with a heavy penalty clause before the checks are done.
- Ignoring the town hall. Declare the property within 30 days.
- Comparing municipalities blindly. Each council votes its own rate within the legal range.
What happens on the day you sign the deed?
The notary prepares the authentic deed after checking the documents, including the land book extract, and reads it to the parties. Because the deed is in Romanian, a foreign buyer normally needs an interpreter or a translation, and you should ask the notary what the procedure is for a party who does not speak the language. The notary collects the seller's transfer tax at that point, as described above. Bring your identity document and your tax number, and agree in advance how the price will be paid, preferably by bank transfer so that you hold proof. After the signing, the deed is registered in the land book, and you can ask for an extract in your name.
Ask the notary for a written list of the fees before the day, and do not hand over money before the checks are finished. These are precautions rather than legal requirements, but they cost nothing.
What if you plan to rent the property out?
If you buy to let, the landlord must register the lease and any amendment with ANAF within 30 days and pay income tax on the rent, which is part of the 10% income tax regime in 2026. Our sources do not give the net yield of a rental, so we do not quote one. A tenant benefits from a registered lease, as explained in renting in Romania, and so does the owner, because a notarised or registered lease gives an enforceable title in case of dispute. If you are a non-resident owner with a NIF, you still declare the income; ask ANAF how the rules apply to you.
Where does buying fit in your plan?
Many newcomers rent first, learn a city and then buy. If you are still choosing the city, read best places to live in Romania; if you are renting in the meantime, see renting in Romania. Taxes, fees and rules change, so confirm everything with a notary before you sign.