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 is one of the few EU countries where foreigners can still buy property relatively easily, but the rules around land ownership can catch people off guard.
This guide breaks down what you can legally buy, what visa or residency status you need, and how the buying process works step by step.
We keep this article updated as regulations change, so you always have the latest information on housing prices and ownership rules 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 can buy both apartments and land directly in Romania, while non-EU buyers face restrictions specifically on land ownership under Law 312/2005.
- The Land Book (Carte Funciară) is the only proof of ownership that matters in Romania, so never pay a deposit before checking it.
- Non-EU foreigners commonly purchase through a Romanian company structure when they want to own a house with land, which is a legal and widely used workaround.
- Closing costs in Romania typically run between 3% and 5% of the purchase price, with notary fees being the largest single expense for most buyers.
- Annual property taxes in Romania are low by European standards, usually between 100 and 400 euros per year for a typical city apartment.
- Mortgage rates for foreigners in Romania in 2026 typically range from 5.5% to 7.5% for RON-denominated loans, depending on the borrower profile and bank.
- Buying property in Romania does not automatically grant residency or citizenship, despite what some marketing materials may suggest.
- Foreign buyers can legally rent out their Romanian property without living in the country, but they must register rental income with ANAF and pay applicable taxes.
What can I legally buy and truly own as a foreigner in Romania?
What property types can foreigners legally buy in Romania right now?
Foreigners can legally buy apartments, condos, houses, villas, and townhouses in Romania, with apartments being the easiest option because they do not involve direct land ownership questions.
The main limitation is that non-EU and non-EEA citizens cannot directly own land in their own name under Romanian Law 312/2005, which means buying a house or villa requires a different approach.
If you are from an EU or EEA country, you can buy both the building and the land underneath it directly in your name, just like a Romanian citizen would.
For non-EU buyers who want a house with land, the most common legal solution is to purchase through a Romanian company, which can own land without restrictions.
Finally, please note that our pack about the property market in Romania is specifically tailored to foreigners.
Can I own land in my own name in Romania right now?
Whether you can own land in your own name in Romania depends entirely on your citizenship, with EU and EEA citizens allowed to own land directly while non-EU citizens face restrictions under Law 312/2005.
Non-EU foreigners who want to own land in Romania typically set up a Romanian limited liability company (SRL), which can then purchase land without any nationality restrictions.
Even if you can own land directly, what really matters is that your ownership is registered in the Land Book (Carte Funciară), because without that registration, your ownership is not legally secure.
By the way, we cover everything there is to know about the land buying process in Romania here.
As of 2026, what other key foreign-ownership rules or limits should I know in Romania?
As of early 2026, the most important rule to understand is that Romania does not impose foreign ownership quotas on apartments or condos, so you can buy in any building regardless of how many other foreigners already own there.
There is no quota system limiting how many apartments foreigners can buy in a single building or development in Romania, which is different from some other countries in the region.
Foreign buyers must complete registration with ANCPI after purchase, and depending on your situation, you may need a Romanian tax identification number (NIF) before the transaction can close.
No major regulatory changes affecting foreign ownership in Romania took effect in early 2026, though tax parameters under the Fiscal Code were adjusted at the start of the year.
If you're interested, we go much more into details about the foreign ownership rights in Romania here.
What's the biggest ownership mistake foreigners make in Romania right now?
The biggest mistake foreigners make when buying property in Romania is paying a deposit or signing a preliminary agreement before getting a current Land Book extract to verify who actually owns the property and what burdens exist on it.
If you skip this step, you might discover after paying that there is a mortgage, a seizure, or an ownership dispute registered against the property, and getting your money back can be extremely difficult.
Other common pitfalls in Romania include not checking whether the building has proper permits (especially for new builds), missing easements or rights of way that affect your property, and assuming the notary will catch everything when their role is not to be your advocate.
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.
Which visa or residency status changes what I can do in Romania?
Do I need a specific visa to buy property in Romania right now?
You do not need a specific visa to buy property in Romania, and you can legally sign a purchase agreement even if you are in the country on a tourist visa or short-term stay.
The main administrative hurdle that can slow down buyers without local residency is opening a Romanian bank account, which some banks require for transferring purchase funds locally.
You will often need a Romanian tax identification number (NIF) before completing the purchase, which you can obtain through ANAF either directly or through a representative.
Foreign buyers typically need to present a valid passport, the tax ID, proof of funds, and sometimes a notarized power of attorney if they cannot attend the notary signing in person.
Does buying property help me get residency and citizenship in Romania in 2026?
As of early 2026, buying property in Romania does not automatically give you the right to residency or citizenship, despite what some real estate marketing materials may suggest.
Romania does not have an established "golden visa" program where purchasing property above a certain value grants you a residence permit, so treat any such claims with skepticism until official legislation confirms otherwise.
The main pathways to Romanian residency remain work permits, business establishment, family reunification, and study visas, all of which are processed through IGI and have their own requirements unrelated to property ownership.
Can I legally rent out property on my visa in Romania right now?
Your visa status in Romania does not affect your legal right to rent out property you own, so even if you are a non-resident foreigner, you can earn rental income from your Romanian apartment or house.
You do not need to live in Romania to rent out your property, and many foreign owners manage their rentals remotely through local property managers or agents.
The key requirement is that you must declare your Romanian rental income to ANAF and pay applicable taxes, which may include income tax and potentially health contributions depending on amounts and your tax residency status.
We cover everything there is to know about buying and renting out in Romania here.
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How does the buying process actually work step-by-step in Romania?
What are the exact steps to buy property in Romania right now?
The standard sequence to buy property in Romania is: agree on price and terms, verify the Land Book extract, sign a preliminary agreement with deposit if needed, have the notary prepare the file, sign the sale-purchase deed at the notary, and then register your ownership in the Land Book.
You do not have to be physically present for every step, and many foreigners use a notarized power of attorney to have a representative sign on their behalf at the notary.
The deal becomes legally binding for both parties when you sign the final sale-purchase deed (contract de vanzare-cumparare) at the notary, though preliminary agreements with deposits also create enforceable obligations.
From accepted offer to final Land Book registration, the typical timeline in Romania ranges from 4 to 8 weeks, though complex cases or new builds can take longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Romania.
Is it mandatory to get a lawyer or a notary to buy a property in Romania right now?
A notary is effectively mandatory for buying property in Romania because the sale-purchase deed must be notarized to be valid and registrable in the Land Book, while hiring a lawyer is optional but strongly recommended for foreigners.
The key difference is that the notary is a public officer who authenticates the transaction and ensures legal formalities are met, but the notary does not represent your interests, while a lawyer works exclusively for you and can catch issues the notary is not looking for.
If you hire a lawyer, make sure their scope explicitly includes reviewing the Land Book extract, checking for encumbrances, verifying permits for new builds, and reviewing contract terms before you sign anything.
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.
What checks should I run so I don't buy a problem property in Romania?
How do I verify title and ownership history in Romania right now?
The official registry you should use to verify title and ownership in Romania is the Land Book (Carte Funciară), which is maintained by ANCPI (the National Agency for Cadastre and Land Registration).
The key document you need is a current Land Book extract (extras de carte funciară), which shows the current owner, the cadastral number, and any registered burdens like mortgages or easements.
Most buyers in Romania check ownership history going back at least 10 years, though for higher-value properties or those with complex histories, going back further is common practice.
A clear red flag that should stop or pause your purchase is any notation in the Land Book showing pending litigation, unresolved inheritance claims, or multiple owners who have not all agreed to sell.
You will find here the list of classic mistakes people make when buying a property in Romania.
How do I confirm there are no liens in Romania right now?
The standard way to confirm there are no liens or encumbrances on a property in Romania is to request a current Land Book extract, where mortgages, seizures, easements, and other burdens are all recorded in a dedicated section.
One common type of lien to specifically ask about is a mortgage (ipotecă) from the seller's bank, which must be released before or at closing, or you will inherit the debt obligation attached to the property.
The best written proof of lien status is the Land Book extract itself, specifically the section listing registered burdens, and you should request one dated as close to closing as possible to catch any last-minute registrations.
How do I check zoning and permitted use in Romania right now?
The authority you should contact to check zoning and permitted use in Romania is the local city hall (primărie), specifically their urban planning department, which maintains zoning records for each municipality.
The document that confirms zoning classification is the urbanism certificate (certificat de urbanism), which specifies what the land or building can legally be used for and what construction is permitted.
A common pitfall foreign buyers miss in Romania is purchasing a property listed as residential that actually has a commercial zoning designation, which can affect your ability to live there or your tax treatment.
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.
Can I get a mortgage as a foreigner in Romania, and on what terms?
Do banks lend to foreigners for homes in Romania in 2026?
As of early 2026, yes, Romanian banks do lend to foreigners for home purchases, though the process involves more documentation and scrutiny than for Romanian residents.
Foreign borrowers in Romania typically see loan-to-value (LTV) ratios ranging from 60% to 75%, which is more conservative than what residents can access, meaning you will need a larger down payment.
The most common eligibility requirement that determines whether a foreigner qualifies is proof of stable income, and banks strongly prefer borrowers who have Romanian residency or employment ties in the country.
You can also read our latest update about mortgage and interest rates in Romania.
Which banks are most foreigner-friendly in Romania in 2026?
As of early 2026, the banks most commonly used by foreigners for mortgages in Romania are BCR (Erste Group), BRD (Société Générale), and Raiffeisen Bank, all of which have established processes for non-Romanian borrowers.
What makes these banks more foreigner-friendly is that they have English-speaking staff in major cities, standardized compliance procedures for international documentation, and experience handling income verification from abroad.
These banks will sometimes lend to non-residents (buyers without Romanian residency), but the terms are typically stricter, with lower LTV limits and higher income documentation requirements.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Romania.
What mortgage rates are foreigners offered in Romania in 2026?
As of early 2026, foreigners shopping for mortgages in Romania typically see interest rates between 5.5% and 7.5% for RON-denominated loans, with around 6.5% being a reasonable planning midpoint depending on your profile.
Fixed-rate mortgages in Romania usually carry a slightly higher initial rate than variable-rate options, but the difference is typically 0.5 to 1 percentage point, and fixed rates provide more predictability for budgeting.
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 will taxes, fees, and ongoing costs look like in Romania?
What are the total closing costs as a percent in Romania in 2026?
The typical total closing costs for a foreign buyer in Romania in 2026 are around 3% to 5% of the purchase price, with 4% being a reasonable all-in budgeting number.
The realistic range covers most standard transactions, though costs can be lower for straightforward apartment purchases and higher if you hire a lawyer or pay a real estate agent fee.
The specific fee categories that make up closing costs in Romania include notary fees, Land Book registration fees, legal fees if you hire a lawyer, and sometimes agency commissions.
The single biggest contributor to closing costs in Romania is usually the notary-related fees, which are calculated based on the property value according to official tariff scales.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Romania.
What annual property tax should I budget in Romania in 2026?
As of early 2026, a typical city apartment in Romania costs between 100 and 400 euros per year in property taxes (roughly 500 to 2,000 RON or 100 to 400 USD), while houses typically run 200 to 800 euros per year depending on the city hall rates and assessed value.
Annual property tax in Romania is calculated as a percentage of the taxable value, usually between 0.08% and 0.20%, but the taxable value is often well below market value and the exact rate is set by each local city hall within legal ranges.
How is rental income taxed for foreigners in Romania in 2026?
As of early 2026, rental income earned by foreigners in Romania is typically subject to a 10% income tax rate, and depending on your total rental income and tax residency status, you may also owe health insurance contributions.
Foreign owners must file an annual tax return with ANAF declaring their Romanian rental income, and if you are a non-resident, Romania taxes the income at source while your home country may give you a credit under a double-tax treaty.
What insurance is common and how much in Romania in 2026?
As of early 2026, a typical annual home insurance premium in Romania ranges from about 80 to 200 euros (roughly 400 to 1,000 RON or 85 to 215 USD) for a city apartment, and 150 to 450 euros for a house or villa with more coverage.
The most common type of property insurance in Romania is basic building insurance that covers fire, natural disasters, and theft, with many owners also adding contents coverage if the property is furnished.
The biggest factor that makes insurance premiums higher or lower in Romania is location relative to earthquake risk zones, since Romania has significant seismic activity and insurers price this into their coverage.
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.
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 | Why it's authoritative | How we used it |
|---|---|---|
| Romania Portal Legislativ - Law 312/2005 | Official Romanian government legislation portal for laws in force. | We used it to define who can own land in Romania and under what conditions. We also explained the EU/EEA versus non-EU distinction based on this law. |
| Romania Portal Legislativ - Fiscal Code | Official consolidated legal text for Romania's tax framework. | We used it to ground property tax rates and rental income taxation rules. We translated those legal ranges into practical budget estimates. |
| Romania Portal Legislativ - Civil Code | Official legal backbone for ownership and property registration. | We used it to explain why the Land Book matters for ownership security. We also referenced it for contract and registration requirements. |
| ANCPI (National Cadastre Agency) | State authority that runs Romania's cadastre and Land Book system. | We used it to explain how to verify ownership and check for encumbrances. We emphasized that Land Book registration is the only safe proof of ownership. |
| UNNPR (National Union of Notaries) | Professional body for Romanian notaries publishing official guidance. | We used it to explain notary fees and the notarial process. We clarified what the notary does and does not guarantee for buyers. |
| Ministry of Justice Notary Tariffs Order | Official instrument setting the framework for notary tariffs. | We used it to support our estimate range for notary-related closing costs. We confirmed that fees follow regulated scales, not arbitrary pricing. |
| IGI (General Inspectorate for Immigration) | Romania's official immigration authority for visas and permits. | We used it to clarify that buying property does not grant residency. We anchored visa and residency guidance in official process descriptions. |
| ECB Data Portal - Romania Lending Rates | ECB hosts standardized monetary statistics across the EU. | We used it to anchor mortgage rate estimates at a macro level. We cross-checked local market commentary against this official data. |
| National Bank of Romania - Stability Report | BNR is Romania's central bank with primary-source financial data. | We used it to ground credit market context and lending conditions. We avoided relying on marketing claims from brokers. |
| DLA Piper REALWORLD - Romania | Major international law firm's structured country law guide. | We used it to summarize recurring property taxes in buyer-friendly terms. We triangulated their ranges against the Fiscal Code. |
| ANAF - Fiscal Residence Guide | Published by Romania's national tax authority. | We used it to explain tax residency rules and the 183-day threshold. We framed resident versus non-resident taxation for foreign owners. |
| Accace - Romania Tax Changes | Large regional tax consultancy summarizing legislative changes. | We used it to verify 2026 tax parameter changes. We kept this as a secondary summary while anchoring rules in official texts. |
| Reuters - BNR Policy Context | Top-tier wire service with editorial controls and attributable statements. | We used it to contextualize the interest rate environment affecting mortgages. We relied on it only for macro context, not legal rules. |
| e-guvernare Portal | Romanian public e-government information portal. | We used it to cross-check plain-language interpretations of land ownership rules. We treated it as a citizen explanation layer alongside legal sources. |
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.