Authored by the expert who managed and guided the team behind the Romania Property Pack
Yes, the analysis of Bucharest's property market is included in our pack
Buying property in Bucharest as a foreigner comes with specific rules that vary depending on whether you are an EU citizen or not, and whether you want to own land or just an apartment.
In this guide, we walk through exactly what foreigners can buy in Bucharest in January 2026, including the visa requirements, legal steps, closing costs, and tax obligations that actually apply to real residential purchases.
We constantly update this blog post to reflect the latest regulations and market conditions in Bucharest's real estate market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bucharest.
Insights
- Bucharest apartment prices reached approximately €2,200 per square meter by late 2025, representing a 43% increase over the past two years according to local market data.
- Non-EU citizens cannot own Romanian land directly, but they can purchase apartments in Bucharest without restriction, since apartments do not involve direct land ownership.
- EU and EEA citizens have the same property rights as Romanians in Bucharest, meaning they can buy both land and buildings freely in their own name.
- Bucharest rental yields for one-bedroom apartments reach 6 to 8% gross, which is higher than most Western European capitals and makes the city attractive for foreign investors.
- Closing costs in Bucharest typically range from 1.5% to 6% of the purchase price, with the main variables being whether you use a real estate agent and the exact notary fees.
- Romania's mandatory PAD earthquake insurance costs only €10 to €20 per year for Bucharest apartments, making it one of the cheapest compulsory insurances in Europe.
- Foreign buyers pay an effective rental income tax of around 8% in Bucharest after applying the standard forfait deduction to the 10% headline rate.
- Only about 39% of Romanian properties are fully registered in the new Land Book system, meaning title verification through a lawyer is essential for any Bucharest purchase.
What can I legally buy and truly own as a foreigner in Bucharest?
What property types can foreigners legally buy in Bucharest right now?
In January 2026, foreigners can legally buy apartments, penthouses, and residential buildings in Bucharest without major restrictions, since Romanian law distinguishes between owning a "building" and owning "land."
The most important limitation is that non-EU citizens cannot directly own land in Romania, which affects houses with yards and standalone villas but does not prevent buying apartments where land is held collectively.
EU and EEA citizens enjoy the same property rights as Romanian nationals, meaning they can buy both apartments and houses with their attached plots in their own name without needing a company structure.
For non-EU buyers interested in houses or villas, the common legal workaround is to purchase through a Romanian limited liability company (SRL), which can own land without restriction.
Finally, please note that our pack about the property market in Bucharest is specifically tailored to foreigners.
Can I own land in my own name in Bucharest right now?
If you are an EU or EEA citizen, you can own land in Bucharest in your own name under the same conditions as Romanian nationals, so buying a house with its plot is straightforward.
If you are a non-EU citizen, you generally cannot own Romanian land directly unless a reciprocity treaty exists between Romania and your country (which is rare), or you inherit land through lawful succession.
The most common workaround for non-EU buyers who want a Bucharest house with a garden is to set up a Romanian SRL company that purchases and holds the land, though this changes your tax treatment, banking needs, and exit strategy.
As of 2026, what other key foreign-ownership rules or limits should I know in Bucharest?
As of early 2026, the most important rule beyond the land restriction is that all foreign buyers must obtain a Romanian tax identification number (NIF) before signing the final purchase contract at the notary.
There is no foreign-ownership quota for apartments or condos in Bucharest, meaning a building can be 100% owned by foreigners without triggering any cap or additional approval requirement.
One key registration step is that the notary will automatically submit your purchase to the Land Book (Carte Funciară) for registration, but you should verify this happens within the standard 30-day timeframe to ensure your ownership is opposable to third parties.
There is no major regulatory change to foreign ownership expected in 2026, though the Romanian government has proposed increasing VAT from 19% to 21% starting mid-2025, which may affect new-build apartment prices if you buy from a developer.
What's the biggest ownership mistake foreigners make in Bucharest right now?
The biggest ownership mistake foreigners make in Bucharest is assuming that buying a house means they automatically own the land underneath it in a clean, simple way, especially when they are non-EU citizens who cannot legally hold land in their own name.
If you make this mistake, you may discover after signing a preliminary contract that you need to restructure the entire transaction through a Romanian company, causing delays, extra legal fees, and potential loss of your deposit.
Other classic pitfalls in Bucharest include skipping a proper Land Book title check (where disputes or mortgages can be hidden), ignoring owners' association debts on the apartment you're buying, and underestimating the paperwork needed for older central properties with complex restitution histories.
We have made this infographic to give you a quick and clear snapshot of the property market in Romania. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Bucharest?
Do I need a specific visa to buy property in Bucharest right now?
In January 2026, Romania does not require a specific "property buyer visa" to purchase a home in Bucharest, and many foreigners complete transactions while visiting on a standard tourist visa or visa-free entry.
The most common administrative blocker for buyers without local residency is the need to obtain a Romanian tax identification number (NIF) before the notary can finalize the sale, which requires some paperwork and potentially a visit to ANAF or an authorized representative.
You will generally need a Romanian tax ID before buying property in Bucharest, especially if you plan to pay utilities, rent out the property, or open a local bank account for the transaction.
A typical document set for a foreign buyer includes a valid passport, proof of address from your home country, the Romanian tax ID, and sometimes a power of attorney if you cannot attend the notary signing in person.
Does buying property help me get residency and citizenship in Bucharest in 2026?
As of early 2026, buying property in Bucharest does not automatically grant you Romanian residency or citizenship, since Romania's residence permit system is based on purposes like work, study, family reunification, or business activities rather than simple homeownership.
Romania does not currently offer a "golden visa" or investor visa program that grants residency purely based on real estate purchase, unlike some other European countries.
If you want residency in Romania, the main pathways include employment, starting a business, family ties, or long-term stays that eventually qualify for permanent residency after five years, and property ownership can serve as supporting evidence of stable accommodation rather than a standalone basis.
Can I legally rent out property on my visa in Bucharest right now?
Your visa status does not prevent you from owning and renting out a property in Bucharest, since property ownership and rental income are separate legal matters from your immigration status in Romania.
You do not need to live in Romania to rent out your Bucharest apartment, but you will need to register for Romanian taxes, declare your rental income, and potentially appoint a local representative or property manager for practical operations.
Other important details include the requirement to file Romanian tax returns if you have rental income, the option to use a management company to handle tenants and maintenance, and the obligation to comply with any short-term rental regulations if you choose platforms like Airbnb.
We cover everything there is to know about buying and renting out in Bucharest here.
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How does the buying process actually work step-by-step in Bucharest?
What are the exact steps to buy property in Bucharest right now?
The standard Bucharest property purchase follows these steps: find the property and agree on a price, conduct due diligence (Land Book check, title verification, building documents), sign a preliminary contract with a deposit, obtain your tax ID and bank account, sign the final notarized sale deed, pay the price and fees, and then wait for Land Book registration to complete.
You do not need to be physically present for every step, as many foreign buyers complete the transaction via a notarized power of attorney that allows a Romanian lawyer or representative to sign on their behalf at the notary.
The step that makes the deal legally binding for both parties is typically the signing of the final sale-purchase agreement (Contract de Vânzare-Cumpărare) at the notary public, which must be authenticated to transfer real property rights in Romania.
The typical end-to-end timeline from accepted offer to final Land Book registration in Bucharest ranges from 30 to 60 days, though transactions involving complex title histories or company structures can take longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Bucharest.
Is it mandatory to get a lawyer or a notary to buy a property in Bucharest right now?
A notary public is effectively mandatory for any standard property purchase in Bucharest because Romanian law requires the sale-purchase agreement to be notarized in order to be valid, and the notary also handles the Land Book registration submission.
The key difference is that the notary authenticates the transaction and ensures it meets legal formalities, while a lawyer independently represents your interests, conducts due diligence, and negotiates contract terms on your behalf.
One critical item to include in your lawyer's engagement scope is a full Land Book and title chain verification, including checks for liens, mortgages, annotations, restitution claims, and any mismatches between the cadastral records and the physical property.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Romania versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Bucharest?
How do I verify title and ownership history in Bucharest right now?
The official registry you should use to verify title and ownership history in Bucharest is the Land Book (Carte Funciară), maintained by local offices under the National Agency for Cadastre and Real Estate Publicity (ANCPI).
The key document you need is an official Land Book excerpt (extras de carte funciară) prepared for notarial purposes, which shows the current owner, property description, and any registered encumbrances or annotations.
A realistic look-back period for ownership history checks in Bucharest is typically 10 to 30 years, especially for older central properties that may have changed hands during the post-communist privatization and restitution period.
One clear red flag that should stop or pause a purchase is any annotation in the Land Book showing a pending lawsuit, a restitution claim, or a notation that the property is subject to ongoing legal proceedings.
You will find here the list of classic mistakes people make when buying a property in Bucharest.
How do I confirm there are no liens in Bucharest right now?
The standard way to confirm there are no liens or encumbrances on a Bucharest property is to request a current Land Book excerpt (extras CF), which will show any registered mortgages, seizures, usufruct rights, easements, or court annotations.
One common type of lien buyers should specifically ask about is a mortgage from the seller's bank, which must be formally released and deleted from the Land Book before or at closing to ensure you receive clean title.
The best written proof of lien status is an official Land Book excerpt issued within the past 30 days and specifically requested for notarial transaction purposes, as this carries the most current and legally reliable information.
How do I check zoning and permitted use in Bucharest right now?
The authority you should use to check zoning and permitted use for a Bucharest property is the local sector city hall (Primăria Sectorului), which issues urbanism certificates (certificat de urbanism) that confirm what the property can legally be used for.
The key document confirming zoning classification is the urbanism certificate itself, which references the city's General Urban Plan (PUG) and Zonal Urban Plans (PUZ) and specifies whether the property is designated residential, commercial, mixed-use, or otherwise restricted.
A common zoning pitfall foreign buyers miss in Bucharest is purchasing an apartment intending to run short-term rentals without checking whether the building's owners' association rules or local regulations restrict or prohibit such use.
Buying real estate in Bucharest can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Bucharest, and on what terms?
Do banks lend to foreigners for homes in Bucharest in 2026?
As of early 2026, Romanian banks do lend to foreigners for home purchases in Bucharest, though approval depends heavily on whether you have Romanian residency, local income documentation, and a strong credit profile.
The realistic loan-to-value (LTV) range for foreign borrowers in Bucharest is typically 75% to 85% for EU citizens with local income, dropping to 60% to 75% for non-EU citizens or those relying solely on foreign income.
The single most common eligibility requirement that determines whether a foreigner qualifies for a Bucharest mortgage is proof of stable, verifiable income, ideally paid into a Romanian bank account or documented through translated and apostilled foreign employment contracts.
You can also read our latest update about mortgage and interest rates in Romania.
Which banks are most foreigner-friendly in Bucharest in 2026?
As of early 2026, the three most foreigner-friendly banks for mortgages in Bucharest are typically BCR (Erste Group), UniCredit Bank Romania, and Raiffeisen Bank Romania, all of which have English-speaking staff and experience processing expat applications.
The key feature that makes these banks more foreigner-friendly is their willingness to accept translated foreign income documentation and their established internal procedures for handling non-standard borrower profiles.
These banks will sometimes lend to true non-residents (buyers without Romanian residency), but such cases usually require higher down payments, more extensive documentation, and often a longer approval timeline.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Bucharest.
What mortgage rates are foreigners offered in Bucharest in 2026?
As of early 2026, the typical mortgage interest rate range for foreigners in Bucharest is approximately 6.5% to 8.5% annually for LEI-denominated loans, with the exact rate depending on your profile, the bank, and whether you choose a fixed or variable structure.
Variable-rate mortgages tied to Romania's IRCC index tend to start lower but carry more interest rate risk, while fixed-rate products offer predictability for 3 to 5 years at a premium of roughly 0.5% to 1% above the comparable variable rate.
We made this infographic to show you how property prices in Romania compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Bucharest?
What are the total closing costs as a percent in Bucharest in 2026?
The typical total closing costs for a Bucharest property purchase in 2026 range from approximately 1.5% to 6% of the purchase price, depending on whether you use a real estate agent and the specific transaction details.
The realistic low-to-high range breaks down as follows: without an agent, expect about 1.5% to 3% in fees, and with a standard agent commission of 2% to 3% (plus VAT), total costs can reach 3.5% to 6%.
The specific fee categories that make up closing costs in Bucharest include notary fees (0.5% to 2.2%), Land Book registration (0.15% to 0.5%), legal fees if you hire a lawyer (typically €500 to €1,500), and potentially agent commission and bank transfer costs.
The single biggest contributor to closing costs is usually the real estate agent commission when applicable, followed by notary fees, which are based on a sliding scale tied to the property's value.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bucharest.
What annual property tax should I budget in Bucharest in 2026?
As of early 2026, a realistic annual property tax budget for a standard owner-occupied apartment in Bucharest is approximately €50 to €200 per year (250 to 1,000 RON, or roughly $55 to $220), which is low compared to most Western European capitals.
Annual property tax in Romania is assessed as a percentage of the property's taxable value (not market value), with residential buildings taxed at rates between 0.08% and 0.2% depending on local council decisions in each Bucharest sector.
How is rental income taxed for foreigners in Bucharest in 2026?
As of early 2026, the effective tax rate on rental income for foreigners in Bucharest is typically around 8% of gross rent, because Romania applies a 10% income tax to a net base after a standard forfait deduction of approximately 20% for expenses.
The basic filing requirement for foreign owners is to register with ANAF for a Romanian tax identification number, file annual tax returns declaring your rental income, and pay the tax due, with the option to appoint a fiscal representative if you are a non-resident.
What insurance is common and how much in Bucharest in 2026?
As of early 2026, the typical annual insurance cost for a Bucharest apartment ranges from €70 to €220 per year (350 to 1,100 RON, or roughly $75 to $240), combining the mandatory PAD disaster insurance (€10 to €20) with recommended optional comprehensive coverage (€60 to €200).
The most common type of property insurance coverage that Bucharest owners carry is the mandatory PAD policy, which covers only earthquake, flood, and landslide damage, plus an optional comprehensive home policy that adds fire, theft, water damage, and liability.
The biggest factor that makes insurance premiums higher or lower for the same property type in Bucharest is the declared insured value and the age/condition of the building, with newer constructions and standard coverage limits keeping premiums at the lower end.
Get the full checklist for your due diligence in Bucharest
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bucharest, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Romanian Constitution (Art. 44) via FRA | It reproduces the constitutional text that sets the high-level rule on foreigners owning land. | We used it to anchor the "land vs. building" distinction in the highest legal source. We cross-checked it against Romania's land-ownership law and practitioner guides. |
| Law 312/2005 via Chamber of Deputies | This is the primary Romanian law that spells out when foreigners can own land. | We used it to map what EU/EEA vs. non-EU buyers can own in their own name. We then translated those legal outcomes into practical buying scenarios for Bucharest. |
| ANCPI Official Fee Sheet | ANCPI is the national authority running cadastral and Land Book registration. | We used it to estimate registration costs as a percentage of purchase price. We combined it with notary tariff rules to estimate total closing costs. |
| Notary Fee Framework (Order 46/C/2011) | It's the binding tariff framework for Romanian notarial fees. | We used it as the legal basis for notary-fee estimates in buyer closing costs. We cross-referenced it with the Notaries' Union guidance. |
| National Union of Notaries Public (UNNPR) | It's the official professional body that explains how notary fees are set. | We used it to confirm the legal instrument setting notary fees and the notary's role. We translated this into plain language guidance on whether a notary is mandatory. |
| IGI (General Inspectorate for Immigration) | This is Romania's official immigration authority explaining residence-permit rules. | We used it to ground what visas and residence statuses exist. We confirmed that property purchase is not a standalone residence-permit category. |
| ANAF Non-Resident Portal | It's the official portal for non-resident tax registration and forms. | We used it to support "do I need a tax ID?" questions. We cross-checked the practical need for a Romanian tax identifier against transaction steps. |
| CMS Expert Guide Romania | CMS publishes a long-running, widely cited comparative guide for real estate taxation. | We used it to validate how Romania taxes individuals on disposal and rental income. We used it mainly as triangulation alongside Romanian primary law sources. |
| PAID Romania (PAD Insurance) | PAID administers Romania's compulsory disaster-home insurance scheme. | We used it to explain what insurance is mandatory for owners. We paired it with premium and coverage figures published by PAID. |
| CEE Legal Matters 2025 | It's a respected legal publication covering Central and Eastern European real estate law. | We used it to verify transaction processes and fee structures. We cross-referenced closing cost percentages and legal requirements. |
| Chambers Romania Real Estate 2025 | Chambers publishes authoritative legal practice guides used by professionals worldwide. | We used it to confirm tax rates on property transfers and recent regulatory changes. We verified VAT rules and seller-side taxation thresholds. |
| Global Property Guide Romania | It provides standardized cross-country property market data and legal summaries. | We used it to benchmark rental yields and price-per-square-meter data. We compared their figures against local portal data for consistency. |
| Investropa Bucharest Price Analysis | Our own regularly updated market analysis based on Imobiliare.ro data and local sources. | We used it to provide current price-per-square-meter figures for different Bucharest sectors. We combined it with rental data to estimate investor yields. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Romania. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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