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
If you're a foreigner looking to buy a house in Bucharest, you're probably wondering what prices actually look like in 2026.
We constantly update this blog post so you always get the freshest numbers and neighborhood insights.
Houses are scarcer than apartments in Bucharest, which makes understanding the market even more important before you start searching.
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.
How much do houses cost in Bucharest as of 2026?
What's the median and average house price in Bucharest as of 2026?
As of early 2026, the average house price in Bucharest sits around €417,000 (roughly $438,000 or 2,085,000 RON), while the median house price is closer to €335,000 ($352,000 or 1,675,000 RON).
Most house sales in Bucharest fall within a range of €180,000 to €650,000 ($189,000 to $683,000 or 900,000 to 3,250,000 RON), which covers about 80% of the market.
The gap between the average and median exists because a handful of luxury villas priced at €1 million to €3 million pull the average up, which tells you Bucharest has a small but significant high-end house market.
At the median price of €335,000 in Bucharest, you can typically expect a family house of around 180 to 220 square meters, often located in middle-tier neighborhoods like parts of Sector 3 or Sector 4, with a modest garden and needing only minor updates.
What's the cheapest livable house budget in Bucharest as of 2026?
As of early 2026, the minimum budget for a livable house in Bucharest is around €90,000 to €140,000 ($95,000 to $147,000 or 450,000 to 700,000 RON).
"Livable" at this entry-level price in Bucharest typically means a smaller house (often 80 to 120 square meters) that has basic utilities working, no major structural issues, but likely needs cosmetic updates like fresh paint, new flooring, or updated bathrooms.
These cheapest livable houses in Bucharest are usually found in outer parts of Sector 5 and Sector 4, particularly around neighborhoods like Rahova, Giurgiului, Ferentari, and the edges of Berceni.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Bucharest here.
How much do 2 and 3-bedroom houses cost in Bucharest as of 2026?
As of early 2026, a 2-bedroom house in Bucharest typically costs around €200,000 to €240,000 ($210,000 to $252,000 or 1,000,000 to 1,200,000 RON), while a 3-bedroom house usually ranges from €280,000 to €340,000 ($294,000 to $357,000 or 1,400,000 to 1,700,000 RON).
The realistic price range for a 2-bedroom house in Bucharest spans from €160,000 to €320,000 ($168,000 to $336,000 or 800,000 to 1,600,000 RON), depending heavily on the neighborhood and condition.
For a 3-bedroom house in Bucharest, expect to pay anywhere from €220,000 to €450,000 ($231,000 to $473,000 or 1,100,000 to 2,250,000 RON), with the upper end reflecting better locations in the north of the city.
Moving from a 2-bedroom to a 3-bedroom house in Bucharest typically adds a premium of around 30% to 50%, which reflects both the extra space and the fact that 3-bedroom houses are often in more family-friendly neighborhoods.
How much do 4-bedroom houses cost in Bucharest as of 2026?
As of early 2026, a 4-bedroom house in Bucharest typically costs between €380,000 and €600,000 ($400,000 to $630,000 or 1,900,000 to 3,000,000 RON), with prices rising sharply in northern villa districts.
For a 5-bedroom house in Bucharest, the realistic price range is €650,000 to €1,200,000 ($683,000 to $1,260,000 or 3,250,000 to 6,000,000 RON), as these larger properties are concentrated in premium areas like Pipera and Băneasa.
A 6-bedroom house in Bucharest generally starts around €900,000 and can exceed €1,600,000 ($945,000 to $1,680,000 or 4,500,000 to 8,000,000 RON), with exceptional properties in diplomatic neighborhoods sometimes reaching €2 million to €3 million.
Please note that we give much more detailed data in our pack about the property market in Bucharest.
How much do new-build houses cost in Bucharest as of 2026?
As of early 2026, new-build houses in Bucharest typically cost between €2,050 and €2,700 per square meter ($2,150 to $2,835 or 10,250 to 13,500 RON per square meter), which means a 200 square meter new-build house runs roughly €410,000 to €540,000.
New-build houses in Bucharest carry a premium of around 10% to 20% compared to older resale houses of similar size and location, reflecting the value buyers place on modern insulation, updated utilities, and no immediate repair needs.
How much do houses with land cost in Bucharest as of 2026?
As of early 2026, a house with a meaningful plot of land in Bucharest typically costs 20% to 60% more than a similar house on a small plot, with prices for land-rich properties often starting around €500,000 ($525,000 or 2,500,000 RON) in desirable northern areas.
In Bucharest, a "house with land" usually means a plot of at least 400 to 800 square meters, since smaller plots of 150 to 300 square meters are common and don't command much of a land premium.
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Where are houses cheapest and most expensive in Bucharest as of 2026?
Which neighborhoods have the lowest house prices in Bucharest as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Bucharest are Rahova, Giurgiului, outer Berceni, the edges of Colentina, and pockets of Bucureștii Noi.
In these cheapest Bucharest neighborhoods, houses typically range from €90,000 to €200,000 ($95,000 to $210,000 or 450,000 to 1,000,000 RON), though livability and legal clarity vary significantly.
These neighborhoods have the lowest house prices in Bucharest primarily because they are farther from the northern business and diplomatic corridor, have older infrastructure, and historically attracted less investment in public spaces and transit connections.
Which neighborhoods have the highest house prices in Bucharest as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Bucharest are Băneasa, Pipera (including the Iancu Nicolae villa area), and Ultracentral around Unirii.
In these premium Bucharest neighborhoods, houses typically range from €600,000 to €2,000,000 ($630,000 to $2,100,000 or 3,000,000 to 10,000,000 RON), with exceptional properties going even higher.
These neighborhoods command the highest house prices in Bucharest because they combine proximity to international schools and embassies, mature tree-lined streets, larger plots, and strict zoning that limits new dense development.
The typical buyers in these premium Bucharest neighborhoods are senior executives of multinational companies, diplomats, successful Romanian entrepreneurs, and foreign investors seeking trophy properties with rental potential to the expat community.
How much do houses cost near the city center in Bucharest as of 2026?
As of early 2026, a house near the city center of Bucharest (around Ultracentral, Unirii, and the historic core edges) typically costs €450,000 to €1,200,000 ($473,000 to $1,260,000 or 2,250,000 to 6,000,000 RON), though house stock here is quite limited.
Houses near major metro transit hubs in Bucharest, such as along the M2 line at Aviatiei or Pipera, typically carry a 5% to 10% premium versus similar streets without metro access, putting prices in the €400,000 to €900,000 range.
Houses near top-rated international schools in Bucharest, including the American International School of Bucharest, International School of Bucharest, and British School of Bucharest (all in the Pipera and Băneasa area), typically cost €500,000 to €1,300,000 ($525,000 to $1,365,000 or 2,500,000 to 6,500,000 RON).
Houses in expat-popular areas of Bucharest like Primăverii, Dorobanți, Floreasca, Herăstrău, Aviatiei, Băneasa, and Pipera typically range from €600,000 to €2,000,000 ($630,000 to $2,100,000 or 3,000,000 to 10,000,000 RON), depending on plot size and whether it's a renovated interwar villa or a newer build.
We actually have an updated expat guide for Bucharest here.
How much do houses cost in the suburbs in Bucharest as of 2026?
As of early 2026, a house in the suburbs around Bucharest (mainly Ilfov County) typically costs €200,000 to €500,000 ($210,000 to $525,000 or 1,000,000 to 2,500,000 RON), offering more space and newer construction than city-center properties.
Suburban houses in Bucharest's surrounding areas are generally 30% to 50% cheaper than comparable houses in prime city locations like Pipera or Băneasa, which makes them attractive to families prioritizing space over proximity.
The most popular suburbs for house buyers near Bucharest are Otopeni, Voluntari, Corbeanca, Balotești, and Tunari, each offering different balances of price, commute time, and community character.
What areas in Bucharest are improving and still affordable as of 2026?
As of early 2026, the areas in Bucharest that are improving and still relatively affordable for house buyers include Drumul Taberei, parts of Bucureștii Noi, and the edges of Pantelimon and Titan.
In these improving yet affordable Bucharest areas, houses currently cost around €150,000 to €300,000 ($158,000 to $315,000 or 750,000 to 1,500,000 RON), which is well below northern villa district prices.
The main sign of improvement driving buyer interest in these Bucharest areas is better metro connectivity (especially in Drumul Taberei) and the spillover of retail and office development from more established neighborhoods.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bucharest.
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 extra costs should I budget for a house in Bucharest right now?
What are typical buyer closing costs for houses in Bucharest right now?
Typical total closing costs for house buyers in Bucharest range from 1.5% to 5% of the purchase price, depending mainly on whether you use a real estate agent.
The main closing cost categories in Bucharest include notary fees and official paperwork (usually 0.8% to 1.5% combined) and agent fees if applicable (commonly 2% to 3% plus VAT), along with smaller costs like the energy certificate and cadastral checks.
The single largest closing cost for house buyers in Bucharest is typically the real estate agent fee, which can add €8,000 to €15,000 on a mid-range property, though this is negotiable and some buyers choose to work without an agent.
We cover all these costs and what are the strategies to minimize them in our property pack about Bucharest.
How much are property taxes on houses in Bucharest right now?
Annual property tax on a house in Bucharest typically ranges from 400 to 2,500 RON per year (roughly €80 to €500 or $85 to $525), depending on the size, age, materials, and location category of the property.
Property tax in Bucharest is calculated based on a taxable value determined by the house's characteristics (size, construction type, age, utilities, zone), with rates set each year by the Bucharest city council, and 2026 brought some adjustments to how taxable values are assessed.
If you want to go into more details, we also have a page with all the property taxes and fees in Bucharest.
How much is home insurance for a house in Bucharest right now?
Annual home insurance for a house in Bucharest typically costs €170 to €520 ($180 to $545 or 850 to 2,600 RON) in total, including the mandatory disaster insurance (PAD) at €10 to €20 per year plus optional comprehensive coverage at €150 to €500 per year.
The main factors affecting home insurance premiums for houses in Bucharest are the rebuild value of the property, the age and construction materials of the house, the coverage add-ons you choose (like theft or liability), and your deductible level.
What are typical utility costs for a house in Bucharest right now?
Total monthly utility costs for a typical family house in Bucharest range from around 600 to 2,000 RON per month (€120 to €400 or $125 to $420), varying significantly with the season, house size, and heating type.
The main utility categories for houses in Bucharest break down roughly as follows: water and sewer at 80 to 200 RON per month, natural gas (if used for heating) at 250 to 1,200 RON per month depending on summer versus winter, electricity at 200 to 600 RON per month, and internet at 40 to 90 RON per month.
What are common hidden costs when buying a house in Bucharest right now?
Common hidden costs that house buyers in Bucharest often overlook can total €5,000 to €20,000 ($5,250 to $21,000 or 25,000 to 100,000 RON) before any renovation work, including structural assessments, paperwork fixes, and unexpected fees.
Typical inspection fees when buying a house in Bucharest include a structural engineer visit at around 1,000 to 2,500 RON (€200 to €500) and an energy certificate at 200 to 500 RON (€40 to €100), both of which are especially important given Bucharest's seismic risk zone.
Beyond inspections, common hidden costs for Bucharest house buyers include cadastral updates and boundary clarifications for older properties, legal verification of extensions or modifications, and utility connection upgrades if the existing systems are outdated.
The hidden cost that tends to surprise first-time house buyers in Bucharest the most is renovation work on older houses, especially interwar properties, where roof repairs, damp treatment, rewiring, and replumbing can easily run €15,000 to €60,000 depending on the scope.
You will find here the list of classic mistakes people make when buying a property in Bucharest.
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What do locals and expats say about the market in Bucharest as of 2026?
Do people think houses are overpriced in Bucharest as of 2026?
As of early 2026, the general sentiment among both locals and expats in Bucharest is that house prices are high relative to local wages, especially in the northern villa districts, but most acknowledge the market hasn't collapsed and remains active.
Well-priced family houses in Bucharest typically sell within 30 to 90 days, while overpriced properties or those with unclear legal status can sit on the market for 6 to 12 months or longer.
Many locals feel that Bucharest house prices are too high because wages haven't kept pace with property values, while expats often frame it as "expensive for Romania but still cheaper than prime Western European capitals," making it feel relatively fair for what you get.
Compared to one or two years ago, sentiment on Bucharest house prices has shifted from "prices are surging" to "prices are stable but selective," with buyers now taking more time to negotiate and being pickier about condition and legal clarity.
You'll find our latest property market analysis about Bucharest here.
Are prices still rising or cooling in Bucharest as of 2026?
As of early 2026, house prices in Bucharest are still rising modestly overall, though the pace has slowed compared to the more aggressive growth seen in previous years, making it a more selective market than before.
The estimated year-over-year house price change in Bucharest is around 4% to 5% as of late 2025, according to the National Bank of Romania's most recent Financial Stability Report, which indicates continued but moderating growth.
Most experts and locals expect Bucharest house prices over the next 6 to 12 months to remain stable or grow only slightly, with the market likely staying selective as buyers wait for well-priced, legally clear properties rather than paying any asking price.
Finally, please note that we have covered property price trends and forecasts for Bucharest here.
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.
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 |
|---|---|---|
| Eurostat House Price Index | The EU's official statistical office using harmonized methods across countries. | We used it to anchor Romania-wide house price momentum. We validated Bucharest listing data against this macro trend as a reality check. |
| National Bank of Romania (BNR) | Romania's central bank, a top-tier source for housing market monitoring. | We used it to confirm price growth rates and overall market risk context. We triangulated "cooling versus rising" signals with their reported annual figures. |
| ANCPI (National Cadastre Agency) | The official land registry authority publishing transaction counts. | We used it to describe market activity heading into early 2026. We validated that demand remains active based on recent transaction volumes. |
| Colliers Romania | A major global real estate consultancy with transparent methodology. | We used it for professional market structure context on supply and demand. We triangulated new-build premium logic with their cost and supply analysis. |
| BLITZ Real Estate Portal | A large established Romanian brokerage with transparent data timestamps. | We used it as the Bucharest-specific, house-only benchmark for asking prices. We extracted neighborhood-level averages to identify cheapest and priciest areas. |
| Bucharest City Hall (HCGMB 514) | The official municipal act setting local tax levels for 2026. | We used it to explain what property taxes exist in Bucharest. We avoided hearsay about 2026 tax changes by referencing the actual decision. |
| Portal Legislativ (Ministry of Justice) | The official legislation portal for legal fee schedules. | We used it to support what notary fees are and their legal basis. We built realistic closing cost ranges from official minimum fee structures. |
| PAID Romania | The official entity behind Romania's mandatory disaster insurance scheme. | We used it to give exact, verifiable baseline costs for mandatory insurance. We separated must-have insurance from optional coverage in our estimates. |
| Apa Nova Bucharest | The official water utility operator's tariff page for Bucharest. | We used it to anchor realistic monthly water and sewer budgets. We ensured our utility ranges are based on published rates, not guesswork. |
| ANRE (Energy Regulator) | Romania's official energy regulator for gas and electricity. | We used it to ground utility cost discussions in regulated components. We explained why bills can change even when consumption stays the same. |
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