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
Romania offers attractive property investment opportunities for foreigners, but buying property alone does not grant residency or citizenship rights.
As of June 2025, EU citizens can freely purchase any property type including land, while non-EU citizens can buy buildings but need to establish a Romanian company to own land. The business investment route through setting up a company with at least €50,000 investment provides the most viable path to Romanian residency for property investors.
If you want to go deeper, you can check our pack of documents related to the real estate market in Romania, based on reliable facts and data, not opinions or rumors.
Foreign property ownership is straightforward for EU citizens but requires company setup for non-EU buyers wanting land ownership.
Romania does not offer direct residency through property purchase, but business investment of €50,000+ can lead to temporary residency permits renewable annually.
| Citizenship Type | Property Rights | Residency Path |
|---|---|---|
| EU/EEA/Swiss | Full property and land ownership | No residency needed for purchase |
| Non-EU | Buildings only, land via company | Business investment €50,000+ for residency |
| Investment Threshold | No minimum for property | €50,000 business / €70,000 joint stock |
| Permit Validity | N/A for property only | 1 year renewable, permanent after 5 years |
| Family Inclusion | N/A for property only | Yes, via family reunification |
| Citizenship Timeline | Not possible via property | 8 years total (reducible for large investors) |
| Total Costs | 1.44%-3.2% of property value | Plus company setup €200-€400 |
What are the basic legal requirements for a foreigner to buy property in Romania?
EU, EEA, and Swiss citizens can freely purchase any type of property in Romania, including land, on exactly the same terms as Romanian citizens.
The only requirement for EU citizens is obtaining a fiscal identification code (NIF/CNP) for tax purposes, which is a straightforward administrative process. Non-EU citizens face more restrictions but can still invest in Romanian real estate with some limitations.
Non-EU foreigners can buy apartments, houses, and commercial buildings without any restrictions. However, they cannot directly own land as individuals. To acquire land (such as a house with a garden), non-EU citizens must establish a Romanian limited liability company (SRL), which can then legally own the land on their behalf.
The cost to establish an SRL ranges from €200 to €400, making this workaround relatively affordable for serious property investors. No residency requirement exists for property purchase - you can buy Romanian real estate without living in the country or holding any type of visa.
It's something we develop in our Romania property pack.
Is there a specific type of residency permit linked to property investment in Romania?
Romania does not offer a residency permit directly linked to property investment, unlike countries such as Portugal or Greece with their Golden Visa programs.
Buying property in Romania, regardless of the value, does not automatically entitle you to any form of residence permit or visa. The Romanian government treats property ownership and residency as completely separate legal matters. However, owning property can positively influence other types of residency applications.
Property ownership demonstrates financial stability and commitment to Romania, which immigration authorities may view favorably when evaluating business visa applications, employment-based residency, or family reunification cases. Real estate assets can serve as supporting documentation for various residency categories, but they are not sufficient on their own to qualify for any permit.
The most viable path for property investors seeking Romanian residency is through the business investment route, which requires establishing and operating a Romanian company with substantial capital investment.
Does Romania offer a Golden Visa or Citizenship by Investment program?
Romania does not operate a classic Golden Visa or direct Citizenship by Investment program similar to those found in Portugal, Greece, or Malta.
As we reach mid-2025, Romania has not implemented any program that grants immediate residency or citizenship in exchange for real estate investment or passive financial contributions. The Romanian government focuses on business investment and job creation rather than passive investment schemes.
However, Romania does offer business investment routes that can eventually lead to residency and citizenship. These programs require active business participation, job creation, and ongoing economic contribution to the Romanian economy rather than simple property purchase or bank deposits.
The business investment pathway demands at least €50,000 in company capital and requires investors to actively manage their Romanian business operations. This approach aligns with EU guidelines that favor productive investment over passive wealth-based immigration schemes.
What is the real estate investment threshold, if any, to qualify for residency?
| Investment Route | Minimum Amount | Requirements |
|---|---|---|
| Property Purchase Only | No minimum | Does not qualify for residency |
| Business Investment (SRL) | €50,000 | Company directors/shareholders |
| Joint Stock Company | €70,000 | Active shareholders |
| Large Business Investment | €100,000-€150,000 | Job creation (10+ employees) |
| Real Estate as Business Asset | €200,000 | Part of larger business project |
| Significant Investment Programs | €500,000+ | Major job creation, special consideration |
| Strategic Investment | €1,000,000+ | National economic interest projects |
Is there a separate business investment route to obtain Romanian residency, and what are its requirements?
Romania offers several business investment routes for obtaining residency, with the most accessible being the limited liability company (SRL) pathway requiring €50,000 minimum investment.
The SRL route allows foreign investors to establish a Romanian company with themselves as directors or shareholders. The €50,000 investment must be genuine business capital, not just deposited and withdrawn. Investors must demonstrate active business operations, maintain proper accounting records, and show economic activity throughout their residency period.
Alternative business routes include joint stock companies requiring €70,000 minimum investment, and larger business investments of €100,000 to €150,000 for projects creating significant employment (typically 10 or more jobs). These higher investment levels may qualify for expedited processing and longer initial permit validity.
All business investment routes require comprehensive documentation including detailed business plans, proof of funds origin, health insurance, clean criminal background checks from all countries of residence in the past five years, and proof of accommodation in Romania. The business must operate legitimately and contribute to the Romanian economy through taxes, employment, or economic activity.
Successful applicants receive temporary residence permits initially valid for one year, renewable annually as long as business requirements are maintained.
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What are the step-by-step procedures to apply for residency through investment?
The business investment residency process follows a specific sequence requiring careful preparation and documentation at each stage.
- Investment Route Selection: Choose between SRL (€50,000), joint stock company (€70,000), or larger business investment options based on your investment capacity and business goals.
- Document Preparation: Gather comprehensive business plan, proof of funds with source documentation, health insurance coverage, clean criminal record certificates from all countries of residence, and proof of Romanian accommodation.
- Long-Stay Visa Application: Submit D-type visa application to Romanian consulate or embassy in your country of residence, including all prepared documentation and visa fees.
- Romania Entry and Company Registration: Travel to Romania on approved visa, complete company registration with Romanian Trade Register, open business bank account, and make required capital investment.
- Temporary Residence Permit Application: Submit residence permit application to General Inspectorate for Immigration (IGI) with company documentation, investment proof, and personal documents.
- Annual Renewal Process: Renew residence permit annually by demonstrating continued business activity, maintained investment levels, current health insurance, and clean criminal record.
- Permanent Residency Application: After five years of continuous temporary residence, apply for permanent residency with comprehensive documentation of business success and integration.
- Citizenship Eligibility: After eight years total legal residence (five temporary plus three permanent), apply for Romanian citizenship with language proficiency and integration requirements.
How long is the residency permit valid and what are the renewal conditions?
Romanian temporary residence permits for business investors are initially valid for one year from the date of issuance.
Annual renewal requires proof of ongoing business activity including financial statements, tax compliance certificates, and evidence of continued investment maintenance. Investors must demonstrate their Romanian company remains active, profitable or at least economically viable, and contributes to the local economy through taxes or employment.
Additional renewal requirements include maintaining valid health insurance coverage throughout the residence period, providing updated criminal background checks, and proving adequate financial resources for living expenses. Any absence from Romania exceeding 12 consecutive months or 18 months total within the five-year period may invalidate renewal eligibility.
After five years of continuous temporary residence, investors become eligible for permanent residency. Permanent residence permits have indefinite validity but require renewal every 10 years for administrative purposes. Permanent residents enjoy significantly more stability and fewer renewal requirements compared to temporary permit holders.
It's something we develop in our Romania property pack.
Can you include your spouse or children in your residency application when investing?
Romanian business investment residency allows family inclusion through the family reunification provisions, but requires separate applications for each family member.
Eligible family members include spouses, minor children (under 18), and dependent adult children or relatives who can prove financial dependency. Each family member must submit individual residence permit applications with supporting documentation proving the family relationship and dependency status.
Family members receive residence permits linked to the principal investor's status, with the same validity period and renewal requirements. If the principal investor's permit expires or is revoked, family members' permits are also affected. Spouses can work in Romania without additional permits, while children can access Romanian education systems.
Documentation requirements for family applications include marriage certificates, birth certificates, dependency proof for adult children, health insurance for each family member, and accommodation evidence showing adequate living space for the entire family. Processing times for family applications typically match those of the principal investor.
Does buying property automatically lead to permanent residency or citizenship later on?
Property purchase alone, regardless of value or type, does not create any pathway to permanent residency or Romanian citizenship.
Romanian law strictly separates property ownership from immigration status. Foreigners can own millions of euros worth of Romanian real estate without gaining any residency rights. Property ownership remains a civil matter under Romanian property law, while residency and citizenship fall under immigration and nationality law with completely different requirements.
However, property ownership can indirectly support business investment residency applications. Real estate can serve as business assets, collateral for business loans, or demonstration of financial stability and commitment to Romania. Some investors purchase property as part of their overall business investment strategy, using real estate within their Romanian companies.
The only pathway from property ownership to residency involves incorporating real estate into a qualifying business investment scheme. This requires the property to serve legitimate business purposes, generate economic activity, and meet the minimum investment thresholds for business residency programs.
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What is the total timeline and pathway from residency to Romanian citizenship, if possible?
The complete pathway from business investment to Romanian citizenship typically requires eight years of continuous legal residence, though this can be reduced for significant investors.
The standard timeline begins with temporary residence permits valid for one year each, renewable annually for five years total. During this period, investors must maintain their business operations, comply with tax obligations, and avoid extended absences from Romania. After five years of temporary residence, investors become eligible for permanent residency applications.
Permanent residency typically requires three additional years before citizenship eligibility, creating the standard eight-year pathway. However, Romanian law allows citizenship timeline reduction for investors making substantial economic contributions, creating significant employment, or investing in strategic sectors. Large investors (€500,000+) or those creating 50+ jobs may qualify for accelerated citizenship after five to six years total residence.
Citizenship applications require Romanian language proficiency (A2 level minimum), knowledge of Romanian constitution and culture, clean criminal background throughout the residence period, and proof of economic integration. Successful citizenship applicants can retain their original nationality, as Romania generally permits dual citizenship for EU citizens and certain other nationalities.
As of June 2025, processing times for citizenship applications range from 12 to 24 months, depending on application complexity and applicant background.
Are there any taxes, fees, or hidden costs foreign investors should know before buying?
| Cost Type | Rate/Amount | Who Pays |
|---|---|---|
| Property Transfer Tax | 2%-3% of property value | Buyer |
| Notary Fees | 0.44%-2.20% of property value | Buyer |
| Legal Fees | Approximately 1% of property value | Buyer |
| Real Estate Agent Commission | 4%-6% of property value | Seller (typically) |
| Company Setup (Non-EU for land) | €200-€400 one-time | Buyer |
| Annual Property Tax | 0.10%-0.20% of assessed value | Owner |
| Land Tax | Varies by location and size | Owner |
What do people who have gone through the Romanian property and residency process say—any feedback on success, failure, or lessons learned?
Foreign investors report significantly different experiences depending on their EU citizenship status and preparation level.
EU citizens consistently describe Romanian property purchase as straightforward and bureaucratically simple, comparable to buying property in their home countries. The main challenges involve language barriers during notary procedures and understanding local property taxes, but these rarely create serious obstacles for prepared buyers.
Non-EU investors face more complexity, particularly regarding land ownership restrictions and company establishment requirements. Successful investors emphasize the importance of engaging experienced Romanian legal counsel and tax advisors before beginning the property search. Many underestimate the ongoing business activity requirements for maintaining residency permits through company ownership.
Common lessons learned include budgeting for higher legal and administrative costs than initially expected, allowing extra time for document translation and apostille processes, and ensuring reliable local professional relationships for long-term property management and business compliance. Investors who struggled typically skipped due diligence steps or attempted to navigate the process without professional local guidance.
Business investment residency applicants stress the importance of genuine business operations rather than minimal-activity company structures. Romanian authorities increasingly scrutinize business investment applications to ensure real economic activity and job creation.
It's something we develop in our Romania property pack.
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.
Romanian property investment offers excellent opportunities for foreign buyers, with EU citizens enjoying full ownership rights and non-EU investors having viable workarounds for land ownership restrictions.
While property purchase alone does not grant residency, the business investment route provides a clear pathway to Romanian residency and eventual citizenship for serious investors willing to commit €50,000+ to active business operations.
Sources
- InvestRopa - Romania Real Estate for Foreigners
- Kurby - Can Foreigners Buy Property in Romania
- BRCC Online - Foreigners Real Estate Romania
- Immigrant Invest - Romania Real Estate Guide
- Bliss Imobiliare - Romanian Real Estate Foreign Buyers Guide
- Golden Visas - Romania Program
- Get Golden Visa - Romanian Residency by Investment
- Baker Tilly - Investment Visa Romania
- KPMG - Romanian Residence Permits
- Global Property Guide - Romania Taxes and Costs