Get all the data you need about the real estate market in Cluj-Napoca
Cluj-Napoca is one of Romania's most expensive cities to buy property, but rental demand from students, medical staff, and young professionals stays strong all year round.
In this article, we break down gross and net rental yields by neighborhood and property type, so you can see exactly where your money works hardest and where it does not.
We update this blog post regularly, so the figures you see here always reflect the most current data available.
And if you're planning to buy a property in Cluj-Napoca, you may want to download our real estate pack about Cluj-Napoca.
A quick summary table
| Metric | Value |
|---|---|
| Cluj-Napoca neighborhood with the best rental yield | Plopilor (studios up to 6.6% gross) |
| Cluj-Napoca neighborhoods with the weakest rental yields | Grigorescu (as low as 2.2% gross) |
| Average gross yield across Cluj-Napoca | ~3.9% |
| Average net yield across Cluj-Napoca | ~2.1% |
| Median purchase price in Cluj-Napoca | ~1,155,000 RON |
| Average monthly rent in Cluj-Napoca | ~3,340 RON |
| Average occupancy rate across all neighborhoods | ~92% |
| Fastest-letting Cluj-Napoca market | Plopilor (studios rent in 8 days on average) |
| Slowest-letting Cluj-Napoca market | Grigorescu two-bedroom apartments (23 days) |
| Highest occupancy in Cluj-Napoca | Plopilor and Gheorgheni two-bedroom apartments (96%) |
| Best value high-yield segment in Cluj-Napoca | Studios and one-bedroom apartments below 900,000 RON |
| Yield range across all Cluj-Napoca segments | 2.2% to 6.6% gross (4.4 percentage points spread) |
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2026 Cluj-Napoca neighborhoods ranked by rental yield
This table ranks neighborhoods and property types in Cluj-Napoca by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Cluj-Napoca.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Plopilor | Studio apartment | 6.6% | 4.6% | 772,100 RON | 4,240 RON | 11,400 RON | 92% | 8 days | Medical staff and executives | Premium-rent tenant pool | Top Pick |
| 2 | Plopilor | One-bedroom apartment | 5.9% | 4.1% | 1,224,700 RON | 5,990 RON | 18,200 RON | 95% | 10 days | Medical staff and executives | Premium-rent tenant pool | Top Pick |
| 3 | Plopilor | Two-bedroom apartment | 5.1% | 3.3% | 1,704,000 RON | 7,240 RON | 26,700 RON | 96% | 13 days | Medical staff and executives | Premium-rent tenant pool | Strong Potential |
| 4 | Gheorgheni | Studio apartment | 4.9% | 3.1% | 572,100 RON | 2,330 RON | 8,100 RON | 92% | 9 days | Students and young professionals | Older-block retrofit costs | Strong Potential |
| 5 | Gheorgheni | One-bedroom apartment | 4.5% | 2.8% | 867,400 RON | 3,230 RON | 12,800 RON | 95% | 11 days | Students and young professionals | Older-block retrofit costs | Strong Potential |
| 6 | Gheorgheni | Two-bedroom apartment | 4.1% | 2.4% | 1,125,800 RON | 3,880 RON | 17,800 RON | 96% | 14 days | Students and young professionals | Older-block retrofit costs | Good Potential |
| 7 | Marasti | Studio apartment | 4.6% | 2.9% | 585,200 RON | 2,260 RON | 8,200 RON | 92% | 10 days | FSEGA students and office staff | Traffic and noisy micro-locations | Strong Potential |
| 8 | Marasti | One-bedroom apartment | 4.3% | 2.6% | 887,300 RON | 3,140 RON | 13,000 RON | 95% | 12 days | FSEGA students and office staff | Traffic and noisy micro-locations | Strong Potential |
| 9 | Marasti | Two-bedroom apartment | 3.9% | 2.2% | 1,151,500 RON | 3,770 RON | 18,000 RON | 96% | 15 days | FSEGA students and office staff | Traffic and noisy micro-locations | Good Potential |
| 10 | Manastur | Studio apartment | 4.3% | 2.5% | 536,400 RON | 1,940 RON | 7,800 RON | 91% | 12 days | Budget-focused students and families | Older stock capex | Good Potential |
| 11 | Manastur | One-bedroom apartment | 4.0% | 2.2% | 813,300 RON | 2,690 RON | 12,300 RON | 94% | 14 days | Budget-focused students and families | Older stock capex | Good Potential |
| 12 | Manastur | Two-bedroom apartment | 3.7% | 1.9% | 1,055,500 RON | 3,230 RON | 17,100 RON | 95% | 17 days | Budget-focused students and families | Older stock capex | Good Potential |
| 13 | Intre Lacuri | Studio apartment | 4.2% | 2.4% | 589,500 RON | 2,040 RON | 8,200 RON | 91% | 11 days | Mall-area employees and couples | New-supply competition nearby | Good Potential |
| 14 | Intre Lacuri | One-bedroom apartment | 3.8% | 2.1% | 893,700 RON | 2,830 RON | 13,000 RON | 94% | 13 days | Mall-area employees and couples | New-supply competition nearby | Good Potential |
| 15 | Intre Lacuri | Two-bedroom apartment | 3.5% | 1.8% | 1,159,900 RON | 3,400 RON | 18,100 RON | 95% | 16 days | Mall-area employees and couples | New-supply competition nearby | Moderate Appeal |
| 16 | Zorilor | Studio apartment | 4.1% | 2.5% | 805,300 RON | 2,740 RON | 9,900 RON | 92% | 9 days | Medical residents and students | High entry pricing | Good Potential |
| 17 | Zorilor | One-bedroom apartment | 3.7% | 2.2% | 1,221,000 RON | 3,800 RON | 16,000 RON | 95% | 11 days | Medical residents and students | High entry pricing | Good Potential |
| 18 | Zorilor | Two-bedroom apartment | 3.5% | 1.9% | 1,584,700 RON | 4,560 RON | 22,300 RON | 96% | 14 days | Medical residents and students | High entry pricing | Moderate Appeal |
| 19 | Semicentral | Studio apartment | 3.9% | 2.3% | 779,200 RON | 2,510 RON | 9,700 RON | 91% | 11 days | Young professionals near the center | Heritage-building upkeep | Good Potential |
| 20 | Semicentral | One-bedroom apartment | 3.5% | 2.0% | 1,181,400 RON | 3,490 RON | 15,600 RON | 94% | 13 days | Young professionals near the center | Heritage-building upkeep | Good Potential |
| 21 | Semicentral | Two-bedroom apartment | 3.3% | 1.7% | 1,533,400 RON | 4,190 RON | 21,800 RON | 95% | 16 days | Young professionals near the center | Heritage-building upkeep | Moderate Appeal |
| 22 | Central | Studio apartment | 3.6% | 1.8% | 842,800 RON | 2,550 RON | 12,100 RON | 88% | 16 days | Students and central-area workers | Regulatory and parking constraints | Moderate Appeal |
| 23 | Central | One-bedroom apartment | 3.2% | 1.5% | 1,336,800 RON | 3,600 RON | 19,400 RON | 91% | 18 days | Students and central-area workers | Regulatory and parking constraints | Moderate Appeal |
| 24 | Central | Two-bedroom apartment | 2.8% | 1.0% | 1,859,900 RON | 4,340 RON | 28,500 RON | 92% | 21 days | Students and central-area workers | Regulatory and parking constraints | Limited Appeal |
| 25 | Buna Ziua | One-bedroom apartment | 3.3% | 1.6% | 1,312,200 RON | 3,570 RON | 18,600 RON | 91% | 14 days | Upper-middle-income couples | Slower reletting at high rents | Moderate Appeal |
| 26 | Buna Ziua | Two-bedroom apartment | 3.1% | 1.4% | 1,720,400 RON | 4,470 RON | 25,900 RON | 93% | 16 days | Upper-middle-income couples | Slower reletting at high rents | Moderate Appeal |
| 27 | Buna Ziua | Three-bedroom apartment | 3.0% | 1.2% | 2,157,800 RON | 5,360 RON | 34,900 RON | 94% | 19 days | Upper-middle-income couples | Slower reletting at high rents | Limited Appeal |
| 28 | Grigorescu | Studio apartment | 2.6% | 1.0% | 762,100 RON | 1,640 RON | 9,600 RON | 89% | 18 days | Families seeking green areas | Thin small-unit supply | Limited Appeal |
| 29 | Grigorescu | One-bedroom apartment | 2.4% | 0.8% | 1,155,500 RON | 2,280 RON | 15,400 RON | 92% | 20 days | Families seeking green areas | Thin small-unit supply | Limited Appeal |
| 30 | Grigorescu | Two-bedroom apartment | 2.2% | 0.6% | 1,499,600 RON | 2,730 RON | 21,500 RON | 93% | 23 days | Families seeking green areas | Thin small-unit supply | Limited Appeal |
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Key insights about rental yields in Cluj-Napoca
Insights
- Plopilor studios deliver the strongest gross yield in Cluj-Napoca at 6.6%, nearly three times the 2.2% you get from a Grigorescu two-bedroom apartment, making neighborhood choice far more important than property size.
- Studios outperform larger units on gross yield in almost every Cluj-Napoca neighborhood, so a beginner landlord aiming for income should resist the instinct to buy bigger.
- Gheorgheni and Marasti studios can be bought for under 590,000 RON and still yield above 4.5% gross, a rare combination of affordable entry and solid return in Cluj-Napoca's expensive market.
- Zorilor benefits from medical and student demand so strongly that its studios rent in just 9 days on average, despite carrying one of the higher price tags outside Plopilor and Central.
- Cluj-Napoca Central rents well, but purchase prices are so high that a two-bedroom apartment there yields only 2.8% gross and an estimated 1.0% net, barely above inflation in a good year.
- Grigorescu looks affordable relative to Central, but its rents are notably low for the price, producing the weakest yields in this dataset despite the neighborhood's obvious lifestyle appeal.
- Net yields across Cluj-Napoca average around 2.1%, which means annual ownership and maintenance fees are absorbing a significant share of rental income in almost every segment.
- Buna Ziua properties preserve capital better than they generate income: occupancy is decent, but gross yields sit between 3.0% and 3.3%, making it a wealth-storage play rather than a cash-flow one.
- Intre Lacuri is a balanced submarket with yields between 3.5% and 4.2% gross, but new-supply competition nearby creates a ceiling on rent growth that investors should factor in before buying.
- The spread between the best and worst gross yields in Cluj-Napoca is 4.4 percentage points, meaning a poorly chosen property can underperform the best option by more than half over the same period.
- One-bedroom apartments represent the best compromise in Cluj-Napoca: they rent slightly slower than studios but still attract a broader pool of tenants and carry less turnover risk than the smallest units.
- Manastur offers the lowest purchase prices among the major Cluj-Napoca neighborhoods, but older building stock means capex surprises can meaningfully reduce net returns for unprepared landlords.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Cluj-Napoca.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Cluj-Napoca neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses specific to the Romanian landlord context.
These expenses vary across Cluj-Napoca neighborhoods. That is why two areas with similar rents can still produce different net returns.
For example, older communist-era blocks in Gheorgheni and Manastur may carry higher maintenance and retrofit costs, while newer developments in Buna Ziua and Intre Lacuri can come with higher common charges. In high-turnover student areas, vacancy and tenant-related costs are also a real factor.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset in Cluj-Napoca. This includes local property taxes as set by the Cluj-Napoca City Hall, common building charges, insurance, and a maintenance allowance calibrated to building age and type.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and property type to better reflect local ownership conditions in Cluj-Napoca.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Cluj-Napoca.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Cluj-Napoca, we rely on verifiable sources and a transparent methodology.
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 reliable | How we used it |
|---|---|---|
| BLITZ sale prices, Cluj-Napoca | BLITZ is a major Cluj-based real estate agency with a large and active listing base in the city. | We used it as the main neighborhood-level sale price backbone across all 10 districts. We relied on its March 2026 neighborhood averages to compare entry prices and build our purchase price estimates. |
| BLITZ rents, Cluj-Napoca | BLITZ also operates a strong local rental marketplace, making it useful for neighborhood-by-neighborhood rent comparisons. | We used it as the main neighborhood-level rent backbone. We paired its March 2026 rent averages with the sale price dataset to model both gross and net yields. |
| Imobiliare.ro Cluj-Napoca index | Imobiliare.ro is one of Romania's largest property portals and publishes a transparent city price index. | We used it to anchor the overall Cluj-Napoca asking-price level for February 2026. We also used its room-count breakdown to keep our per-type price adjustments realistic. |
| Storia rent analysis, Feb 2026 | Storia is a major national residential portal that regularly publishes rent studies drawn from its own listing data. | We used it as a cross-check on the overall Cluj-Napoca rent level. We verified that our modeled rents stayed aligned with wider market evidence and not just a single agency feed. |
| ECB EUR/RON reference rates | The European Central Bank is the primary institutional source for euro exchange rate references. | We used it to convert euro-denominated portal data into RON. We kept all final figures in local currency as required for clarity. |
| ANAF rental income guidance | ANAF is Romania's national tax authority, making it the right source for how rental income is taxed. | We used it to frame the tax side of net yield estimates for Romanian landlords. We applied its guidance to keep net yields grounded in the real Romanian ownership cost framework. |
| Cluj-Napoca local taxes 2026 | The City of Cluj-Napoca is the authoritative source for local property tax rules and payment schedules. | We used it to anchor the local recurring ownership cost framework for 2026. We combined this with building maintenance assumptions to estimate annual owner fees by neighborhood. |
| Babes-Bolyai University (UBB) | UBB is the largest university in Cluj-Napoca and one of the biggest drivers of local housing demand. | We used it to confirm the scale of student demand in the city. We factored that demand into occupancy estimates and reletting speed for neighborhoods closest to its campuses. |
| Technical University of Cluj-Napoca (UTCN) | UTCN is the second major university in Cluj-Napoca and a direct driver of rental demand for smaller units. | We used it to confirm the city's second large student base. We used that signal to support rental demand assessments in Zorilor, Gheorgheni, Marasti, and surrounding areas. |
| Romania Insider / Imobiliare.ro market note | Romania Insider is a recognized business publication and here it directly reports Imobiliare.ro market analysis for early 2026. | We used it as a contextual cross-check confirming that Cluj-Napoca remains Romania's most expensive major housing market entering 2026. We used that context to explain why several premium districts show weaker yields despite strong absolute rents. |
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