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
If you are from the EU, EEA, or Switzerland, you can buy and own residential land in Romania just like a local citizen would.
If you are from outside the EU, your options are more limited, but there are still legal ways to control property through company structures or long-term rights.
We constantly update this blog post to reflect the latest legal changes and practical realities on the ground in Romania.
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 Romania.
Insights
- EU and EEA citizens have been able to buy Romanian land directly since 2012, when the transitional restrictions from Romania's 2007 EU accession finally expired.
- Non-EU buyers face a constitutional barrier in Romania, but a locally registered company with 100% foreign ownership can purchase land without nationality restrictions.
- Romania's superficies right lets foreigners control land for up to 99 years, and unlike a lease, this right is fully registered in the Land Book and can be sold or inherited.
- Agricultural land outside city limits in Romania triggers Law 17/2014, which adds a pre-emption process that can extend purchase timelines by two to four months.
- Romania's land registration fee for individuals is just 0.15% of the property value, making it one of the lowest registration costs in the EU.
- Typical buyer-paid closing costs in Romania in early 2026 land around 2.2% of the purchase price, with a common range of 1.5% to 3%.
- Bucharest neighborhoods like Dorobanti, Floreasca, and Pipera have cleaner Land Book histories than fringe plots, reducing due diligence risk for foreign buyers.
- Romania does not have a "Mexico-style" coastal ownership ban, but building near borders or sensitive infrastructure may require approvals from the Border Police or Defence Ministry.
Can a foreigner legally own land in Romania right now?
Can foreigners own land in Romania in 2026?
As of early 2026, citizens of EU, EEA, and Swiss countries can buy and own residential land in Romania under the same conditions as Romanian nationals, thanks to Romania's EU accession framework reflected in Law 312/2005.
For non-EU nationals (often called "third-country" nationals), direct land ownership in Romania is only possible if an international treaty with reciprocity exists between Romania and that person's home country, and in practice, few such treaties are in force.
If direct ownership is not available, the closest legal alternative in Romania is the right of superficies, which allows you to own a building and control the underlying land for up to 99 years, with the option to renew.
Romania's system is clearly nationality-based, with the main dividing line being EU/EEA/Swiss versus everyone else, so your passport determines which legal path applies to you.
Can I own a house but not the land in Romania in 2026?
As of early 2026, Romania's legal system does allow foreigners to own a building separately from the land it sits on, most commonly through the superficies right, which is a well-established concept in Romanian civil law.
When you hold a superficies right in Romania, you receive a registered entry in the Land Book that documents your ownership of the building and your long-term right to use the land, which functions similarly to a title deed for practical purposes.
If the superficies agreement expires and is not renewed, the building ownership typically reverts to the landowner unless the contract specifies compensation or other arrangements, so it is important to negotiate renewal terms upfront.
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.
Do rules differ by region or city for land ownership in Romania right now?
The core rule about who can own land in Romania is national, meaning EU citizens have the same rights whether they buy in Bucharest, Cluj-Napoca, or a small village in Transylvania.
What does vary significantly by location is the quality and speed of land registration, with urban areas like Bucharest and Timisoara generally having better cadastral coverage and cleaner Land Book records than rural or recently developed fringe areas.
These regional differences exist because Romania's cadastre modernization has progressed unevenly, and older central neighborhoods tend to have longer documentation histories that make due diligence faster and more reliable.
We cover a lot of different regions and cities in our pack about the property market in Romania.
Can I buy land in Romania through marriage to a local in 2026?
As of early 2026, marrying a Romanian citizen does not automatically grant a foreigner the right to own land in Romania, because the constitutional and statutory regime on foreign ownership is based on nationality, not marital status.
If you purchase land through a Romanian spouse, you should have clear documentation of matrimonial property arrangements, because the Land Book will record the legal owner's name, and your interest depends on how the property regime is structured under Romanian family law.
In the event of divorce, a foreign spouse's interest in jointly owned land in Romania will be determined by the matrimonial property regime agreed upon at marriage, and without proper documentation, proving your contribution to the purchase can become complicated.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Romania.
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 eligibility and status do I need to buy land in Romania?
Do I need residency to buy land in Romania in 2026?
As of early 2026, Romania does not require foreigners to have residency in order to purchase land, because the main gate is your citizenship status under Law 312/2005, not where you currently live.
You do not need a specific visa or residence permit to complete a land transaction in Romania, although having proper identification documents with certified translations is essential for the notarial process.
It is legally possible for a foreigner to buy land in Romania remotely without being physically present, as long as they execute a properly prepared power of attorney that allows a representative to sign at the notary and handle registration filings.
Do I need a local tax number to buy lands in Romania?
For the actual signing of the sale-purchase deed in Romania, you can often complete the transaction using your passport identification, but this is just the first step in a longer administrative process.
For practical life after closing in Romania, you will almost certainly need a Romanian tax identification number called a NIF, which is obtained through ANAF using Form 030, and the process typically takes a few days to a couple of weeks depending on the local office.
Opening a Romanian bank account is not strictly required by ownership rules, but it is highly practical for paying notary fees, registration costs, local property taxes, and utilities, and it creates the clean payment trail that helps protect you from disputes.
Is there a minimum investment to buy land in Romania as of 2026?
As of early 2026, Romania does not impose any minimum investment amount for foreigners to purchase land, meaning there is no "buy at least X euros" threshold to qualify for ownership.
The ability to buy land in Romania is determined entirely by your legal status under Law 312/2005, specifically whether you are an EU/EEA/Swiss citizen or a third-country national with access to an applicable treaty, not by how much you spend.
Are there restricted zones foreigners can't buy in Romania?
Romania does not have blanket "no foreigners" zones like some countries do for coastal areas, but there are category-based restrictions and activity-based controls that can affect what you can do with certain land.
The main restricted categories in Romania include agricultural land outside city limits, which triggers special pre-emption procedures, and controlled border zones or areas near sensitive military infrastructure, where building or certain activities may require government approvals.
To verify whether a specific plot falls within a restricted zone in Romania, you should request the Land Book extract from ANCPI to check the land category, and for border or military concerns, consult with your notary or lawyer who can check with the Border Police or Defence Ministry as needed.
Can foreigners buy agricultural, coastal or border land in Romania right now?
Foreigners can legally purchase agricultural, coastal, and border land in Romania in some circumstances, but each category comes with its own set of restrictions and procedural requirements that make these purchases more complex than standard residential plots.
Agricultural land outside city limits, called "teren agricol extravilan" in Romania, is the most regulated category because Law 17/2014 imposes a pre-emption process that gives neighboring landowners and certain other parties the right to buy before you, which can add two to four months to your timeline.
Coastal land in Romania is generally not subject to ownership bans for foreigners, but if the plot is near the Black Sea coast in a controlled zone, you may need approvals before you can build or conduct certain activities.
Land near Romania's national borders can be purchased, but the Border Police administers a controlled zone regime that may require approvals for construction or specific uses, so ownership is possible but what you do with the land is regulated.
Get fresh and reliable information about the market in Romania
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in Romania?
Is a long-term lease equivalent to ownership in Romania right now?
A long-term lease in Romania is not legally equivalent to freehold ownership because a lease gives you contractual rights while ownership gives you real rights that are recorded in the Land Book and enforceable against third parties.
The most ownership-like alternative in Romania is the superficies right, which can last up to 99 years and is explicitly renewable at expiry, making it significantly stronger than a typical lease for foreigners who cannot own land directly.
A superficies right in Romania can be legally sold, transferred, or inherited, and because it is registered in the Land Book, buyers and banks treat it much more favorably than an unregistered lease agreement.
Can I buy land in Romania via a local company?
A Romanian company can legally purchase land in Romania regardless of whether the shareholders are foreign or local, which makes company ownership a common structure for non-EU nationals who cannot buy directly in their personal name.
There is no requirement for local shareholding in a Romanian land-owning company, meaning a foreigner can own 100% of the company, but this structure adds corporate compliance obligations, annual filings, and tax complexity that may be overkill for a simple residential purchase.
What "grey-area" ownership setups get foreigners in trouble in Romania?
Grey-area ownership arrangements are relatively common in Romania, particularly among non-EU buyers who try to circumvent restrictions, but these setups carry significant legal and financial risks.
The most common problematic structures in Romania include nominee or "straw-owner" arrangements where a Romanian friend or partner holds title on your behalf, paying for land based on an unregistered preliminary contract without verifying the Land Book, and ignoring the land category by assuming all land works the same way.
If Romanian authorities or a court discover that a foreigner is using an illegal ownership structure, the consequences can include the transaction being declared void, loss of the property without compensation, and potential criminal liability for document fraud.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Romania.
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 does the land purchase process work in Romania, step-by-step?
What are the exact steps to buy land in Romania right now?
The step-by-step process to buy land in Romania starts with identifying the cadastral ID and Land Book number, pulling the Land Book extract to verify ownership and encumbrances, confirming the land category, checking boundaries and access, signing the notarized sale-purchase deed, registering at OCPI/ANCPI, and finally registering for local property tax at city hall.
For a clean urban residential plot in Romania, the entire process typically takes two to six weeks from initial offer to final registration, while agricultural land can stretch to two to four months due to Law 17/2014 pre-emption procedures.
The key documents you will sign during a land purchase in Romania include the notarized sale-purchase contract, any power of attorney if you are buying remotely, and supporting documents for identity verification and tax reporting that the notary requires.
What scams are common when it comes to buying land in Romania right now?
What scams target foreign land buyers in Romania right now?
Scams targeting foreign land buyers in Romania are not extremely common compared to some other markets, but they do occur regularly enough that every buyer should take basic precautions.
The most common scams in Romania include sellers who are not actually the Land Book owners, forged powers of attorney, hidden encumbrances like mortgages or litigation notes that were not disclosed, and boundary mismatches where the fence line differs from the cadastral plan.
The top warning signs that a land deal in Romania may be fraudulent include pressure to pay large sums before the Land Book is verified, a seller who cannot produce original documents, and a price that seems significantly below market without a clear explanation.
Foreigners who fall victim to a land scam in Romania can pursue legal action through the courts, but recovery is difficult and expensive, which is why prevention through proper due diligence is far more effective than trying to fix problems afterward.
We cover all these things in length in our pack about the property market in Romania.
How do I verify the seller is legit in Romania right now?
The best way to verify a land seller in Romania is to start with the Land Book extract from ANCPI, which shows the registered owner and confirms whether the person you are dealing with actually has the legal right to sell.
To confirm the title is clean in Romania, you check the Land Book for any "sarcini" (encumbrances) such as mortgages, interdictions, seizure notes, or litigation markers that would affect your ownership.
The Land Book extract is also your primary tool for checking liens or debts, since any mortgage, court seizure, or creditor claim that is properly recorded will appear in the encumbrances section of the extract.
A Romanian notary is the most essential professional for verifying seller legitimacy because notaries are legally required to check identity, verify Land Book status, and ensure all legal requirements are met before they will authenticate a sale-purchase deed.
How do I confirm land boundaries in Romania right now?
The standard procedure for confirming land boundaries in Romania is to obtain the cadastral plan extract from ANCPI, which shows the official coordinates and dimensions of the plot as recorded in the national cadastre system.
You should review both the Land Book extract and the cadastral plan, and ideally compare these documents to the physical reality on the ground, including any existing fences, markers, or neighboring structures.
Hiring a licensed surveyor is strongly recommended for standalone land purchases in Romania, especially for plots outside established neighborhoods, as the surveyor can confirm that the boundaries match official records and identify any encroachments.
Common boundary problems foreign buyers encounter in Romania include fences built in the wrong location by previous owners, access roads that cross neighboring land without proper easements, and discrepancies between older paper records and the modern digital cadastre.
Buying real estate in Romania 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.
What will it cost me, all-in, to buy and hold land in Romania?
What purchase taxes and fees apply in Romania as of 2026?
As of early 2026, the total buyer-paid closing costs for land in Romania typically come to around 2.2% of the purchase price, which on a 100,000 euro property would be roughly 2,200 euros or about 11,000 Romanian lei.
The typical closing cost range in Romania is 1.5% to 3% of the purchase price, depending on property value, document complexity, whether you need translations, and whether you use expedited registration services.
The main components of closing costs in Romania include the ANCPI/OCPI land registration fee at 0.15% for individuals, notary fees governed by regulated tariffs that typically run 1% to 2%, and practical extras like sworn translations and legal review that add another 0.2% to 0.7%.
These fees do not differ for foreign buyers compared to Romanian buyers, though foreigners often pay more in practice due to translation requirements and the need for more complex documentation like powers of attorney.
What hidden fees surprise foreigners in Romania most often?
Hidden or unexpected fees that surprise foreign land buyers in Romania typically add another 0.5% to 1.5% on top of the baseline closing costs, potentially pushing total costs to 3% to 4% of the purchase price in more complex situations.
The specific hidden fees foreigners most often overlook in Romania include urgent OCPI registration fees which can multiply the standard tariff significantly, sworn translation costs for documents, notarized copies of powers of attorney, and the costs of making land actually buildable including utility connections and access road rights.
These hidden fees typically appear at different stages: translation and POA costs emerge before signing, urgent filing fees appear at registration, and utility and infrastructure costs only become clear when you start planning construction.
The best protection against unexpected fees in Romania is to get a detailed cost estimate from your notary before signing and to ask specifically about registration timeline options, translation needs, and any pre-construction infrastructure the land requires.
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.
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 Romania, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Romania Law 312/2005 | Romania's official legislative portal with the in-force text on foreign land ownership. | We used it to explain who can own land directly and the legal paths available. We also referenced it for nationality-based distinctions between EU and non-EU buyers. |
| Romania Law 17/2014 | Official text governing agricultural land sales and pre-emption procedures. | We used it to explain why agricultural land is more complex for foreign buyers. We also referenced it for timeline estimates on pre-emption processes. |
| EU Fundamental Rights Agency | Reliable English reference to Romania's constitutional provisions. | We used it to anchor the constitutional basis for foreign ownership rules. We also referenced it for explaining Romania's status-based system. |
| ANCPI | Romania's national authority for cadastre and land registration. | We used it to define the Land Book system that matters for ownership. We also referenced it for verification procedures and registration processes. |
| ANCPI ePay Portal | Official ANCPI product page for Land Book extracts. | We used it to explain how buyers verify clean title and check encumbrances. We referenced it for scam prevention guidance. |
| OCPI Tariffs Document | Official tariff document used across Romanian land registration services. | We used it to provide hard numbers for registration costs like the 0.15% fee. We also referenced it for normal versus urgent timeline estimates. |
| Ministry of Justice Order 46/C | Official order setting notarial fee norms in Romania. | We used it to explain that notary fees are regulated, not arbitrary. We referenced it for closing cost estimates. |
| UNNPR Consolidated Norms | National notary union's readable version of official fee norms. | We used it to translate legal fees into practical closing costs. We also cross-referenced it with the Ministry order for accuracy. |
| ANAF Fiscal Code | Romania's tax authority publication of the Fiscal Code. | We used it to explain transfer tax rules like the 3% and 1% rates. We referenced it to distinguish taxes from fees. |
| ANAF NIF Guidance | Official ANAF document on obtaining a Romanian tax ID. | We used it to answer whether foreigners need a local tax number. We referenced Form 030 and the NIF process. |
| Romanian Border Police | Official website describing controlled border zone regulations. | We used it to warn about activity restrictions near borders. We referenced it for due diligence checklists. |
| Civil Code Article 694 | Legal reference for superficies provisions in Romanian law. | We used it to explain the 99-year superficies alternative to ownership. We referenced it for lease versus ownership comparisons. |
Get the full checklist for your due diligence in Romania
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.