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
Bucharest is Romania's most liquid residential market, with lots of listings, new builds, and investor activity, but the risks for foreign buyers are real and often happen before the safe steps kick in.
We constantly update this blog post to reflect the latest scams, legal changes, and market conditions in Bucharest.
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 risky is buying property in Bucharest as a foreigner in 2026?
Can foreigners legally own properties in Bucharest in 2026?
As of early 2026, foreigners can generally buy apartments and condos in Bucharest without major restrictions, though the rules get more complex when land is involved.
The key restriction for foreigners buying property in Bucharest is that apartment purchases typically include a share of the land or common areas, and non-EU citizens cannot directly own land in Romania, so they may need to use a Romanian company structure for certain property types.
When direct land ownership is restricted, non-EU foreigners commonly set up a Romanian limited liability company (SRL) to purchase property, which allows them to own land indirectly while EU and EEA citizens can buy land directly under the same conditions as Romanian nationals.
What buyer rights do foreigners actually have in Bucharest in 2026?
As of early 2026, foreign buyers in Bucharest have strong legal protections on paper, but their real protection comes from using the official system correctly: ownership must match the land book (carte funciara), the deal must be authenticated by a notary, and encumbrances must be visible through ANCPI extracts.
If a seller breaches a contract in Bucharest, foreigners can technically enforce the agreement through Romanian courts, but litigation is slow and expensive, so the practical protection comes from doing proper due diligence before any money changes hands.
The most common buyer right that foreigners mistakenly assume they have in Bucharest is that a "reservation agreement" or deposit payment gives them enforceable legal standing, when in reality these informal papers often provide little real protection outside the notary and land book system.
How strong is contract enforcement in Bucharest right now?
Contract enforcement for real estate transactions in Bucharest exists and works, but it is slower and more expensive than in countries like Germany, the UK, or France, so foreign buyers should treat Romania as a "prevent, don't sue" jurisdiction where avoiding problems upfront is far better than relying on courts later.
The main weakness foreigners should know about contract enforcement in Bucharest is that disputes can take years to resolve, and if a developer goes insolvent or a seller disappears, your "great deal" can turn into a multi-year legal headache with uncertain outcomes.
By the way, we detail all the documents you need and what they mean in our property pack covering Bucharest.
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.
Which scams target foreign buyers in Bucharest right now?
Are scams against foreigners common in Bucharest right now?
In Bucharest in early 2026, if you browse listings and talk to agents for a few weeks, you can expect roughly 10 to 20 percent of interactions to contain at least one serious red flag, such as fake urgency, refusal to show the land book extract, pressure to pay a deposit before verification, or an inconsistent ownership story.
The type of property transaction most frequently targeted by scammers in Bucharest is new-build purchases and off-plan deals, where glossy marketing can outpace actual legal protections and where buyers are more likely to pay money before proper paperwork exists.
Scammers in Bucharest most commonly target time-poor foreign buyers, such as expats relocating for work, investors looking for rental yields, or people shopping remotely who cannot easily verify documents in person.
The single biggest warning sign that a deal may be a scam in Bucharest is when the seller or agent delays showing you the land book extract (extras de carte funciara) or refuses to share the cadastral number before asking you to pay any money.
What are the top three scams foreigners face in Bucharest right now?
The top three scams foreigners face when buying property in Bucharest right now are the deposit trap (paying a "reservation fee" before ownership is verified), the fake owner or fake power of attorney scheme (someone pretends to have the right to sell), and the new-build paperwork gap (glossy marketing hides delivery delays, spec changes, or legal compliance problems).
The most common scam in Bucharest, the deposit trap, typically unfolds when an agent or seller tells you there are "many offers" and pressures you to pay 1,000 to 5,000 euros to "hold" the property, while delaying the land book proof until after you have paid.
The single most effective way to protect yourself from all three scams in Bucharest is to never pay any money until you have personally seen a current ANCPI land book extract showing the seller as the owner and listing any encumbrances, and to insist that all formal steps happen through a licensed notary.
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.
How do I verify the seller and ownership in Bucharest without getting fooled?
How do I confirm the seller is the real owner in Bucharest?
The standard verification process in Bucharest is to ask for the land book number (carte funciara) and cadastral number, then pull an official "Extras de carte funciara pentru informare" from ANCPI, which shows the current owner and any burdens on the property.
Foreigners should check the official ANCPI land book extract, available online through epay.ancpi.ro for about 20 lei, which lists the registered owner, any mortgages, liens, or interdictions, and the cadastral boundaries of the property.
The most common trick fake sellers use to appear legitimate in Bucharest is presenting themselves as the owner (or someone with power of attorney) while pushing speed and delaying the production of verifiable land book documents, and this happens often enough that you should treat any resistance to sharing cadastral identifiers as a major red flag.
Where do I check liens or mortgages on a property in Bucharest?
The official registry to check liens or mortgages on a property in Bucharest is the ANCPI land book (carte funciara), which you can access through the epay.ancpi.ro portal by requesting an "Extras de carte funciara pentru informare."
When checking for liens in Bucharest, you should request a current land book extract and look specifically at Part Three (Partea a III-a), which lists all encumbrances including mortgages (ipoteci), interdictions, legal procedures, and any other registered claims against the property.
The type of lien most commonly missed by foreign buyers in Bucharest is unpaid HOA fees or utility debts, which may not appear in the land book but can transfer to the new owner, so you should always ask for proof of cleared condominium and utility payments separately.
It's one of the aspects we cover in our our pack about the real estate market in Bucharest.
How do I spot forged documents in Bucharest right now?
The most common type of forged document used in property scams in Bucharest is a fake or altered power of attorney, where someone claims authority to sell on behalf of the actual owner, and while outright forgeries are not extremely common, they do sometimes happen, especially in deals that feel rushed or involve absent owners.
Visual red flags that a document may be forged in Bucharest include inconsistent fonts, mismatched stamps, missing notarial authentication numbers, or documents that cannot be cross-referenced with official registries, but the safest approach is not to play "document detective" yourself.
The official verification method in Bucharest is to insist that all critical documents (ownership deeds, powers of attorney) are authenticated by a licensed Romanian notary and that their details match what appears in the ANCPI land book, because if it is not verifiable through the official system, you should treat it as untrusted.
Get the full checklist for your due diligence in Bucharest
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Bucharest?
What hidden costs surprise foreigners when buying a property in Bucharest?
The three most common hidden costs that foreigners overlook in Bucharest are notary and registration fees (typically 1 to 3 percent of the property value, or 1,000 to 5,000 euros on a typical apartment), building maintenance or HOA charges (which can vary from 50 to 300 euros per month depending on the building), and post-sale repairs (older stock often hides plumbing or electrical issues, and new builds often have finishing quality problems).
The hidden cost most often deliberately concealed by sellers or agents in Bucharest is unpaid HOA fees or utility debts, which sometimes transfer to the buyer, and this happens commonly enough that you should always request written proof of cleared balances before signing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bucharest.
Are "cash under the table" requests common in Bucharest right now?
In Bucharest in early 2026, you can expect roughly 15 to 25 percent of transactions you encounter (especially older apartments sold by individuals) to include at least a hint of "can we declare a lower price?" or "some cash would help," so this practice remains fairly common in the market.
The typical reason sellers in Bucharest give for requesting undeclared cash is to reduce their tax liability on the sale, framing it as a "discount" or "optimization" rather than explicitly asking for bribery.
If you agree to an undeclared cash payment in Bucharest, you face serious legal risks including potential tax evasion charges, difficulty proving your full investment if you later sell or dispute arises, and invalidation of protections that depend on the officially registered price.
Are side agreements used to bypass rules in Bucharest right now?
In Bucharest in early 2026, side agreements that bypass official rules are common, especially in new-build transactions where "reservation" documents, separate spec sheets, or informal handover terms exist outside the notary-authenticated contract.
The most common type of side agreement in Bucharest is the "reservation contract" or "pre-contract" for new builds, which often locks in a deposit but offers weak buyer protections compared to what the notary-authenticated final contract would provide.
If a side agreement is discovered by Romanian authorities, foreigners can face consequences ranging from the agreement being unenforceable (leaving you without the protections you thought you had) to potential tax penalties if the side deal was used to hide part of the transaction value.
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.
Can I trust real estate agents in Bucharest in 2026?
Are real estate agents regulated in Bucharest in 2026?
As of early 2026, real estate agents in Bucharest are not regulated in the way foreigners from Western Europe or North America might expect, because Romania has been working through legislative proposals to organize and authorize real estate intermediation, but a mature "licensed agent" regime is not yet fully in place.
There is no single official license that all legitimate real estate agents in Bucharest must have, though the pending legislation proposes a registry and authorization system, so currently the quality of agents depends heavily on the reputation of the firm they work for.
Since there is no mandatory public registry of licensed agents in Bucharest yet, foreigners should verify an agent's legitimacy by checking whether they work for a reputable firm, asking for references, and confirming they can produce cadastral and land book identifiers early in the process.
Please note that we have a list of contacts for you in our property pack about Bucharest.
What agent fee percentage is normal in Bucharest in 2026?
As of early 2026, the normal agent fee percentage in Bucharest for standard residential transactions is around 2 percent plus VAT per side, though fees can range higher for smaller properties or when agents control listings tightly.
The typical range of agent fees that covers most Bucharest transactions is 1 to 3 percent plus VAT, with 2 percent being the most common ask, though premium agencies or larger ticket deals sometimes negotiate down to 1 to 1.5 percent.
In Bucharest, both buyers and sellers often pay separate agent fees, so you should clarify upfront who is paying what and whether the agent represents you, the seller, or both parties.
Get the full checklist for your due diligence in Bucharest
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Bucharest?
What structural inspection is standard in Bucharest right now?
The standard structural inspection process for property purchases in Bucharest is not as formalized as in Western markets, so buyers typically hire an independent technical expert or engineer to visually inspect the property, though many deals close without any formal inspection at all.
A qualified inspector in Bucharest should check foundation stability, load-bearing walls (especially in older panel blocks where people sometimes remove walls illegally), water ingress, plumbing and electrical systems, and any visible signs of structural interventions.
The type of professional qualified to perform structural inspections in Bucharest is a licensed civil engineer or a certified building expert (expert tehnic autorizat), who can provide a written assessment of the property's condition.
The most common structural issues that inspections reveal in Bucharest properties are water damage and mold (especially in ground-floor or poorly insulated apartments), DIY electrical and plumbing work that does not meet codes, and in new builds, poor finishing quality including thermal bridges and waterproofing gaps.
How do I confirm exact boundaries in Bucharest?
The standard process for confirming exact property boundaries in Bucharest is to cross-reference the cadastral number and land book entry with the official ANCPI geoportal map, and for land or houses, to have a licensed surveyor physically verify the boundaries on site.
The official document showing legal boundaries in Bucharest is the cadastral plan (plan cadastral) registered with ANCPI, which you can view through the geoportal.ancpi.ro interface or obtain as part of the land book documentation.
The most common boundary dispute affecting foreign buyers in Bucharest involves apartments with balconies, terraces, or storage spaces where the registered area does not match what the seller claims, or older buildings where unit histories have been modified over time.
For physical boundary verification in Bucharest, you should hire a licensed cadastral surveyor (topograf autorizat) who can measure the property on the ground and confirm it matches the official ANCPI records.
What defects are commonly hidden in Bucharest right now?
The top three defects that sellers commonly conceal in Bucharest are DIY renovations with hidden wiring or plumbing shortcuts (common in older apartments), moisture and mold problems (common, especially in ground floors and poorly insulated buildings), and new-build finishing gaps like poor soundproofing and thermal bridges (common in recently completed projects).
The inspection technique that helps uncover hidden defects in Bucharest is a combination of thermal imaging (to detect moisture and insulation problems), careful electrical testing, and running all taps and drains to check plumbing under pressure.
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.
What insider lessons do foreigners share after buying in Bucharest?
What do foreigners say they did wrong in Bucharest right now?
The most common mistake foreigners say they made when buying property in Bucharest is paying a deposit or "reservation fee" before pulling the official land book extract and verifying that the seller actually owns the property free of encumbrances.
The top three regrets foreigners mention after buying in Bucharest are trusting the agent's story over the official registry, buying a new build based on brochures and optimism rather than enforceable documents, and not budgeting enough for post-purchase repairs or HOA realities.
The single piece of advice experienced foreign buyers most often give to newcomers in Bucharest is: never pay any money until you have seen the land book extract with your own eyes and verified the seller and any encumbrances through official ANCPI channels.
The mistake foreigners say cost them the most money or stress in Bucharest is committing to a new-build project where the developer delayed delivery, changed specifications, or ran into financial trouble, leaving buyers stuck in legal limbo for years.
What do locals do differently when buying in Bucharest right now?
The key difference in how locals approach buying property in Bucharest compared to foreigners is that Romanians routinely ask for the carte funciara and cadastral number at the very first meeting, because they know this is the only document that tells the real truth about ownership and encumbrances.
The verification step locals routinely take that foreigners often skip in Bucharest is physically visiting the building's HOA administrator (asociatia de proprietari) to check for unpaid fees, pending lawsuits against the building, or major upcoming repairs that could mean big costs.
The local knowledge advantage that helps Romanians get better deals in Bucharest is their network of trusted notaries, lawyers, and even building administrators who can quietly flag problem properties, unreliable developers, or sellers known for shady practices, before any formal negotiation begins.
Don't buy the wrong property, in the wrong area of Bucharest
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| ANCPI (National Agency for Cadastre and Land Registration) | Romania's official land registry and cadastre authority. | We used it to define what ownership verification means in Romania. We pointed to official channels for land book extracts and map checks. |
| ANCPI ePay Portal | Official online service for land book extracts. | We used it to show the legitimate channel and cost for ownership and lien verification. We explained what the extract contains. |
| ANCPI Geoportal | Official ANCPI map tool backed by their geospatial database. | We used it for the boundary verification step. We showed it as a safe alternative to random lookup websites. |
| Romanian Portal Legislativ (Law 312/2005) | Government's official consolidated legislation portal. | We used it to explain what foreigners can and cannot own regarding land. We clarified the EU versus non-EU ownership rules. |
| European Commission Rule of Law Report 2025 | EU's official assessment of rule-of-law institutions. | We used it to calibrate institutional strength in Romania. We cross-checked governance claims against official diagnostics. |
| Eurostat Housing Price Index | EU official statistics with harmonized methodology. | We used it to describe market trends using comparable public data. We avoided relying on asking-price noise from portals. |
| INSSE (Romanian National Institute of Statistics) | Romania's official statistics agency. | We used it for supply-side context on building permits and construction activity. We explained why some neighborhoods see waves of new builds. |
| BNR (National Bank of Romania) | Central bank's official risk assessments. | We used it to frame macro and housing credit risk. We connected price trends to financing conditions. |
| Romanian Parliament Legislative Tracker | Official tracker for pending laws. | We used it to explain why agent quality is uneven. We anchored claims about proposed agent regulation. |
| ANPC (National Consumer Protection Authority) | Romania's official consumer protection regulator. | We used it to support that authorities monitor real estate consumer harms. We shaped grey-area sections toward what regulators flag. |
| OECD Romania Integrity Assessment | Major international governance assessment organization. | We used it to triangulate institutional integrity beyond local anecdotes. We contextualized why opacity risks still appear in transactions. |
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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