How to buy land in Romania (guide)

Authored by the expert who managed and guided the team behind the Romania Property Pack

Everything you need to know before buying real estate is included in our Romania Property Pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries (Romania, Poland, Hungary, Czech Republic, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Romania. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Romanian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Bucharest, Cluj-Napoca, and Timișoara. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of land can foreigners legally buy in Romania, and what are the main restrictions?

EU, EEA, and Swiss citizens can purchase any type of land in Romania under exactly the same conditions as Romanian citizens, including residential, commercial, agricultural, and forest land.

Non-EU citizens face significant restrictions and cannot directly own land in Romania, though they can freely purchase apartments, houses, and commercial buildings. The key limitation is that non-EU citizens cannot own the land underneath these structures.

However, non-EU citizens have three main workarounds available. They can establish a Romanian company (SRL/LLC) and purchase land through that legal entity, which is the most common approach for serious investors. Alternatively, they can enter into a superficies agreement, which grants them ownership of any buildings and a long-term right to use the land for up to 99 years (renewable), though they don't technically own the land itself.

A third option exists through reciprocity treaties between Romania and specific countries, though these are limited and depend on bilateral agreements between Romania and the buyer's home country.

Can foreigners buy agricultural land or forest land directly, or are there special conditions or structures required?

EU, EEA, and Swiss citizens have been able to acquire agricultural and forest land since 2014, but they must comply with specific conditions and pre-emption rights.

For agricultural land purchases, even EU citizens must navigate pre-emption rights that give priority to local farmers, existing tenants, and family members of the current owner. Additional restrictions apply to land located outside city limits (extravilan), and buyers may need to demonstrate legitimate farming activity or business purposes.

Non-EU citizens cannot directly purchase agricultural or forest land under any circumstances. Their only viable options are establishing a Romanian company to make the purchase or relying on rare reciprocity agreements between their home country and Romania.

The Romanian company structure has become the preferred method for non-EU agricultural investors, particularly for large-scale farming operations. This approach requires setting up an SRL (limited liability company) with minimum capital requirements and ongoing compliance obligations, but it provides full ownership rights equivalent to those of Romanian entities.

It's something we develop in our Romania property pack.

Is there any path to Romanian residency or citizenship through land ownership or investment?

Buying land or real estate does not automatically grant residency or citizenship in Romania, as the country does not operate a direct "golden visa" program.

However, establishing a Romanian company for land investment can create a pathway to residency through business investment. Setting up an SRL requires minimum capital of €50,000, while a joint stock company (JSC) requires €70,000, and qualifying investments can grant temporary residency that is renewable annually.

After maintaining continuous legal residency for five years (including residency obtained through business investment), foreigners can apply for permanent residency. Citizenship becomes available after eight years of continuous residency, or five years if married to a Romanian citizen.

For substantial investors, Romania offers accelerated pathways where investments exceeding €1,000,000 can halve the residency period required for citizenship eligibility. This makes large-scale land and real estate investments particularly attractive for those seeking long-term settlement in Romania.

Where do most foreigners tend to buy land in Romania, and what regions are considered the best for investment or lifestyle?

Region/City	Average Land Price (€/m²)	Primary Attraction
Bucharest	€1,500-€3,000	Capital city, business hub, highest rental demand
Cluj-Napoca	€1,000-€2,000	Tech center, university town, strong appreciation
Timișoara	€1,000-€2,000	Cultural growth, popular with expats, EU capital 2023
Brașov	€1,000-€2,000	Mountain resort, tourism, vacation homes
Constanța	€800-€1,500	Black Sea coast, vacation properties
Secondary Cities (Iași, Oradea, Sibiu)	€500-€1,200	Emerging markets, lower entry costs
Agricultural Land (Timiș County)	€2,000-€10,000/hectare	High-quality farmland, Italian investor favorite

What documents and approvals are required to legally purchase land in Romania?

All foreign buyers must obtain a Romanian Tax Identification Number (CNP/NIF) before completing any land purchase, regardless of their citizenship status.

Individual buyers need their passport or national ID, proof of funds, and payment receipts. Company buyers require additional documentation including trade registry extracts, articles of incorporation, and formal shareholder decisions authorizing the purchase.

The seller must provide comprehensive documentation including the ownership deed, current land registry extract, cadastral documents showing exact boundaries and measurements, tax clearance certificates, and recent utility payment receipts proving the property is current on all obligations.

Agricultural land purchases require special attention to pre-emption rights compliance, and buyers may need to provide proof of farming activity or business justification. Properties located near sensitive areas may require Ministry of Defense approval, particularly for land near borders or military installations.

Foreign companies must also provide certified translations of all foreign documents and ensure all corporate documentation is properly apostilled or legalized according to Romanian requirements.

Can a foreigner complete the land purchase process entirely remotely, without physically being in Romania?

Yes, the entire Romanian land purchase process can be completed remotely by granting power of attorney to a qualified Romanian lawyer or notary.

Remote buyers must execute a notarized power of attorney that specifically authorizes their representative to sign all purchase documents, handle bank transactions, and complete registration procedures on their behalf. This power of attorney must be properly apostilled or legalized in the buyer's home country.

All transaction funds are typically transferred through a Romanian bank account, which can also be opened remotely through the appointed representative. The lawyer or notary handles all interactions with the Land Registry, tax authorities, and other required institutions.

Many foreign investors successfully complete Romanian land purchases without ever setting foot in the country, though having a trusted and qualified local representative is absolutely crucial for success. The representative should be a licensed lawyer with specific experience in real estate transactions and foreign buyer requirements.

What are the exact steps involved in buying land in Romania from start to finish?

1. **Property identification and initial research** using online platforms or local real estate agents to identify suitable land parcels2. **Legal due diligence** conducted by a Romanian lawyer to verify clear title, check for encumbrances, and review land registry records3. **Preliminary contract negotiation** which often includes a deposit payment to secure the property4. **Romanian Tax ID (CNP/NIF) acquisition** which is mandatory for all foreign buyers regardless of purchase method5. **Romanian bank account opening** to facilitate transparent payment processing and comply with anti-money laundering requirements6. **Final sales contract execution** which must be signed before a licensed Romanian notary public7. **Payment completion** typically via bank transfer, though cash payments are possible with proper reporting8. **Land Registry registration** where ownership is officially recorded and the buyer receives their title deed9. **Post-purchase obligations** including payment of relevant transfer taxes and setup of annual property tax payments

The entire process typically takes 30-60 days from initial offer to final registration, though complex agricultural land purchases or those involving corporate structures may require additional time for compliance verification.

What taxes, notary fees, legal costs, and hidden charges should buyers be prepared for?

Cost Type	Rate/Amount	Notes
Notary Fees	0.44% - 2.2% of property value	Mandatory for all transactions
Legal Fees	~1% of purchase price	Highly recommended for foreigners
Land Registry Fees	0.15% - 0.5%	Required for ownership registration
Transfer Tax	0.5% - 3%	Depends on property type and holding period
VAT	9% (first home) / 19% (others)	Only when buying from developers
Annual Property Tax	0.08% - 0.2% (residential)	0.2% - 1.3% for non-residential
Annual Land Tax	Varies by location	Separate from property tax

Hidden charges often include unexpected encumbrances, easements, or pre-emption rights discovered during the land registry review, which is why thorough due diligence is essential before signing any preliminary agreements.

Can foreigners pay in cash when buying land in Romania, and are there any limits or reporting requirements?

Cash payments are legally possible for Romanian land purchases, but they are subject to strict reporting requirements and anti-money laundering regulations.

Any cash transaction exceeding €10,000 must be reported to Romanian authorities under EU anti-money laundering directives. Most Romanian notaries and banks actively discourage large cash transactions due to compliance complexities and prefer bank transfers for transparency and audit trail purposes.

Bank transfers remain the preferred and most common payment method, as they provide clear documentation for tax authorities and facilitate smoother processing through the Romanian banking system. International wire transfers are routinely processed for real estate transactions and are often required for mortgage-financed purchases.

Foreign buyers planning cash purchases should consult with their Romanian lawyer beforehand to ensure all reporting requirements are properly met and to avoid any compliance issues that could delay or complicate the transaction.

It's something we develop in our Romania property pack.

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.

Is it possible for foreigners to get a mortgage to buy land in Romania, and if so, what banks, rates, and conditions apply?

EU, EEA, and Swiss citizens are eligible for Romanian mortgages, though options are more limited compared to Romanian residents and typically require higher down payments.

Non-EU citizens can generally only access mortgage financing through a Romanian company structure, with much stricter terms and requirements. Libra Bank is specifically known for working with non-resident buyers, while other major Romanian banks typically require either Romanian residency or documented Romanian income sources.

Current mortgage terms for foreign buyers include loan-to-value ratios of 70-85%, requiring down payments of 15-30% of the property value. Interest rates range from 4-8% annually depending on the buyer's profile and risk assessment, with maximum loan terms extending up to 35 years.

Required documentation includes proof of income from the buyer's home country, Romanian tax identification, detailed property information, and often notarized translations of financial documents. Non-resident buyers should secure mortgage pre-approval before committing to any purchase to avoid financing complications during the transaction process.

What are the most common mistakes or pitfalls foreigners make when trying to buy land in Romania?

The most serious mistake is failing to verify clear title and existing encumbrances through the official Land Registry, which can result in purchasing land with hidden debts, easements, or legal complications that transfer to the new owner.

Many foreign buyers, particularly non-EU citizens, incorrectly assume they can directly own land and only discover the restrictions after beginning the purchase process. This leads to expensive delays and the need to restructure transactions through Romanian companies or alternative arrangements.

Agricultural land buyers frequently ignore pre-emption rights requirements, failing to properly notify existing tenants, neighboring farmers, or family members who may have legal priority to purchase the land. This can invalidate the entire transaction or result in forced sales to preferred parties.

Cost underestimation is another major pitfall, where buyers focus only on the purchase price and fail to budget for the 3-6% in additional transaction costs including notary fees, taxes, legal fees, and registration charges. Attempting to proceed without qualified local legal representation often multiplies these problems and can result in invalid or legally problematic transactions.

What are foreigners usually buying land for in Romania—residential projects, farming, investment, vacation homes?

1. **Residential development projects** in major cities like Bucharest, Cluj-Napoca, and Timișoara for both personal use and rental income generation2. **Agricultural and farming operations**, particularly in western counties like Timiș, where Italian and other EU investors have established large-scale farming businesses3. **Vacation and second homes** in scenic areas like Brașov (mountain regions) and Constanța (Black Sea coast) for lifestyle and seasonal use4. **Pure investment and speculation** focused on capital appreciation in rapidly developing urban areas and emerging secondary cities5. **Commercial and industrial development** near major transportation hubs and economic zones for business expansion purposes

EU agricultural investors, especially from Italy, have been particularly active in Romanian farmland acquisition since 2014, drawn by relatively low land prices and high agricultural productivity potential. Meanwhile, residential and commercial investors focus primarily on the major urban centers where population growth and economic development drive consistent demand.

It's something we develop in our Romania property pack.

What's the average cost per square meter of land in different regions of Romania, and what is the long-term market outlook?

As of June 2025, land prices in Romania vary significantly by location and intended use, with Bucharest commanding the highest prices at €1,500-€3,000 per square meter in prime areas.

Major secondary cities including Cluj-Napoca, Brașov, and Timișoara typically range from €1,000-€2,000 per square meter, reflecting their status as regional economic and cultural centers with strong growth prospects. Emerging cities like Oradea, Arad, Sibiu, and Iași offer more affordable entry points at €500-€1,200 per square meter while still providing good appreciation potential.

Agricultural land presents a different pricing structure entirely, ranging from €2,000-€10,000 per hectare depending on soil quality, location, and water access. The highest-quality farmland in western counties near the Hungarian border commands premium prices due to excellent growing conditions and proximity to EU markets.

The long-term market outlook remains positive with steady appreciation expected, particularly in major cities and tourist regions. High foreign investor interest continues in both agricultural land and urban real estate, with rental yields in cities like Bucharest, Cluj-Napoca, and Timișoara ranking among the highest in the region at 6-9% annually.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. InvestRopa - Romania Real Estate for Foreigners
2. DLA Piper Real World - Romania Sale and Purchase
3. RoLegal - Foreigners Buying Property in Romania
4. ELRA - Limitations to Foreigners in Romania
5. Andreea Rainer Law - Foreigners Real Estate Purchase Romania
6. Immigrant Invest - Romania Real Estate Guide
7. Global Property Guide - Romania Buying Guide
8. Get Golden Visa - Romanian Residency by Investment