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
Thinking about buying a property in Romania in 2026? You're probably wondering if it's the right time or if you should wait.
This article breaks down everything you need to know about current housing prices in Romania, market trends, and what official data says about where things are heading.
We constantly update this blog post to give you the freshest information available, so you can make a well-informed decision.
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.
So, is now a good time?
As of early 2026, buying property in Romania is a "rather yes" decision, especially if you plan to hold for several years and can handle the current affordability environment without stretching your budget too thin.
The strongest signal is that a major price crash looks unlikely because construction permits have fallen 15% year-over-year, keeping supply constrained while prudent lending rules prevent the kind of overleveraging that fuels crashes.
Another strong signal is that transaction volumes cooled in late 2025 (down about 8,350 units year-over-year in November), which means buyers now have more negotiating power than during the frenzy of previous years.
Other signals pointing toward buying include stable rental yields around 6% to 8%, major infrastructure projects like the M6 metro line actually being contracted, and inflation projected to ease in 2026, which could improve mortgage affordability down the road.
The best strategies right now include targeting 2 to 3 room apartments in major cities like Bucharest, Cluj-Napoca, or Brasov, focusing on properties with good energy efficiency, and planning for a medium to long-term hold of at least 5 years to ride out short-term fluctuations.
Please keep in mind this is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Romania, or should I wait as of 2026?
Do real estate prices look too high in Romania as of 2026?
As of early 2026, property prices in Romania are elevated but not in bubble territory, with the median price in Bucharest sitting around 10,940 RON per square meter (about 2,150 euros), which is roughly 10% to 20% above what typical incomes can comfortably afford compared to the 2018-2019 period.
One clear on-the-ground signal is that transaction volumes dropped significantly in November 2025, with about 8,350 fewer sales compared to the same month last year, suggesting that high prices are already cooling demand rather than accelerating it.
Another indicator is that the gap between asking prices and final sale prices in Romania currently sits around 4% to 7%, meaning sellers are accepting some negotiation, which is typical of a market that feels stretched but hasn't collapsed.
You can also read our latest update regarding the housing prices in Romania.
Does a property price drop look likely in Romania as of 2026?
As of early 2026, the likelihood of a meaningful property price decline in Romania over the next 12 months is low to medium, because the fundamentals that typically trigger crashes (overleveraging, speculative frenzy, or massive oversupply) are largely absent.
The plausible price change range for Romania in 2026 is roughly flat to minus 5% in nominal terms for overheated micro-markets, while most areas will likely see prices hold steady or grow slightly in the low single digits.
The single most important factor that would increase the odds of a price drop is a sudden spike in unemployment or a credit crunch, which would force sellers into the market and reduce the pool of qualified buyers, though neither scenario is currently the base case.
This risk factor remains unlikely in the near term because Romania's economy is projected to grow around 2.5% in 2026 according to the European Commission, and the National Bank of Romania has maintained prudent macroprudential policies that limit risky lending.
Finally, please note that we cover the price trends for next year in our pack about the property market in Romania.
Could property prices jump again in Romania as of 2026?
As of early 2026, the likelihood of a renewed price surge in Romania within the next 12 months is medium, because prices can re-accelerate quickly if mortgage affordability improves, but the current high financing costs are keeping a lid on demand.
The plausible upside price change for Romania over the next 12 months is roughly 5% to 8% in nominal terms, with prime city submarkets like central Bucharest, Cluj-Napoca, and Brasov potentially outperforming if credit conditions ease.
The single biggest demand-side trigger that could drive prices to jump again is a meaningful drop in mortgage rates, which would immediately expand the pool of buyers who can qualify for loans and reignite competition for limited inventory.
Please also note that we regularly publish and update real estate price forecasts for Romania here.
Are we in a buyer or a seller market in Romania as of 2026?
As of early 2026, Romania's property market is mixed but leaning buyer-friendly on negotiations, because demand has cooled while supply remains constrained, giving well-prepared buyers more leverage on non-prime properties.
Romania does not publish a standard "months of inventory" figure, but based on transaction volumes (about 50,000 sales in November 2025) and active listings patterns, the effective supply is tight in desirable areas, which typically favors sellers, yet overall transaction cooling suggests around 4 to 6 months of implied inventory nationally, indicating a more balanced market than the frenzy of 2022-2023.
The share of listings with price reductions varies by city, but the 4% to 7% gap between asking and closing prices indicates that roughly one in five to one in four sellers is accepting some negotiation, which means buyers have room to push back on overpriced listings without facing fierce competition.
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.
Are homes overpriced, or fairly priced in Romania as of 2026?
Are homes overpriced versus rents or versus incomes in Romania as of 2026?
As of early 2026, homes in Romania appear moderately overpriced versus incomes, with first-time buyers facing about 10% to 20% worse affordability than during the 2018-2019 period, though properties are more fairly priced versus rents in major cities where yields remain attractive.
The price-to-rent ratio in Romania's main cities suggests gross rental yields between 5% and 8%, which is actually healthier than many Western European markets and indicates that prices are not dramatically disconnected from what properties can earn.
The price-to-income multiple in Bucharest means a median household would need roughly 8 to 10 years of gross income to buy an average apartment, which is stretched compared to the 6 to 7 years that is typically considered affordable, though still more reasonable than cities like Munich or London.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Romania.
Are home prices above the long-term average in Romania as of 2026?
As of early 2026, property prices in Romania are materially above the long-term average, with the BIS real price index showing levels roughly 35% higher than the mid-2010s baseline, reflecting a sustained multi-year uptrend.
The recent 12-month price change in Romania was around 14% to 16% in nominal terms, which is faster than the pre-pandemic pace of roughly 5% to 8% annually and shows that the market accelerated significantly despite affordability pressure.
In inflation-adjusted (real) terms, Romanian property prices are near or slightly below their prior cycle peak, because high inflation over 2022-2024 eroded some of the nominal gains, meaning current levels are elevated but not as extreme as the headline numbers suggest.
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 local changes could move prices in Romania as of 2026?
Are big infrastructure projects coming to Romania as of 2026?
As of early 2026, the most impactful infrastructure project for Romania's property market is the Bucharest Metro Line M6 (1 Mai to Otopeni/airport), which could boost values in the benefit corridor by 10% to 20% once operational, particularly in neighborhoods like Baneasa, 1 Mai, and areas near Otopeni airport.
The M6 metro line has passed key milestones, with Metrorex signing the contract for Package 2 in late 2024, and the expected delivery timeline is around 2028-2030, meaning buyers now have a window to position themselves before the uplift materializes.
For the latest updates on the local projects, you can read our property market analysis about Romania here.
Are zoning or building rules changing in Romania as of 2026?
The single most important zoning change being discussed in Romania is the Bucharest General Urban Plan (PUG) revision, which has been in process for years and will determine how much new residential development can happen in the capital's most sought-after areas.
As of early 2026, the net effect of the PUG revision uncertainty is to keep supply constrained in prime Bucharest neighborhoods, which supports prices because developers cannot easily add inventory in areas where people most want to live.
The areas most affected by these rule changes in Romania are central and semi-central Bucharest zones like Floreasca, Aviatiei, Herastrau, and Pipera, where building permissions are harder to obtain and new apartment supply remains limited.
Are foreign-buyer or mortgage rules changing in Romania as of 2026?
As of early 2026, foreign-buyer and mortgage rules in Romania are stable, with no major restrictive changes on the horizon, though the real market-moving factor remains domestic credit conditions, which are constrained by interest rates rather than regulatory tightening.
For foreign buyers, the main considerations are unchanged: EU citizens can buy apartments and land freely, while non-EU buyers face additional steps for land purchases but can acquire apartments without restrictions.
On the mortgage side, Romania's macroprudential framework includes borrower-based tools like loan-to-value and debt-service-to-income limits, and any loosening of these rules would quickly boost demand, though the National Bank of Romania has shown no indication of relaxing them in the near term.
You can also read our latest update about mortgage and interest rates 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.
Will it be easy to find tenants in Romania as of 2026?
Is the renter pool growing faster than new supply in Romania as of 2026?
As of early 2026, renter demand in Romania's major cities is growing roughly in line with or slightly faster than new rental supply, because construction permits have declined 15% year-over-year while urbanization and delayed home purchases keep pushing people into the rental market.
The clearest signal of renter demand is internal migration to job-rich cities like Bucharest, Cluj-Napoca, Timisoara, and Iasi, combined with students (Romania has over 400,000 university students) and young professionals who cannot yet afford to buy.
On the supply side, residential completions in Bucharest-Ilfov declined in 2025 compared to prior years, and new permit issuance is not signaling a wave of future inventory, which means landlords in well-located properties should continue to find tenants relatively easily.
Are days-on-market for rentals falling in Romania as of 2026?
As of early 2026, days-on-market for rentals in Romania is bifurcated: well-located, good-quality 2-room and 3-room apartments in cities like Bucharest and Cluj-Napoca rent within 1 to 3 weeks, while lower-quality or poorly located units can sit for 4 to 8 weeks or longer.
In the best areas like Floreasca, Aviatiei, or Herastrau in Bucharest, or Gheorgheni and Zorilor in Cluj-Napoca, good units typically find tenants within 2 weeks, while peripheral or outdated properties in areas with weaker transport links may take 6 weeks or more.
The main reason days-on-market stays low in prime Romania locations is structural undersupply combined with concentrated demand from professionals, expats, and students who prioritize location and quality over minor savings.
Are vacancies dropping in the best areas of Romania as of 2026?
As of early 2026, vacancies in Romania's best rental areas like Floreasca, Dorobanti, and Herastrau in Bucharest, or Zorilor and Gheorgheni in Cluj-Napoca, remain structurally low and are either stable or trending slightly downward because supply constraints keep quality inventory scarce.
In these prime neighborhoods, effective vacancy rates are estimated at 2% to 4%, compared to 5% to 8% in the broader market, meaning landlords with well-maintained properties rarely experience extended gaps between tenants.
A practical sign that the best areas in Romania are tightening is that rent inflation has continued to outpace broader CPI, with the ECB's rent component for Romania showing sustained pricing power for landlords, which only happens when demand consistently exceeds available units.
By the way, we've written a blog article detailing what are the current rent levels in Romania.
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.
Am I buying into a tightening market in Romania as of 2026?
Is for-sale inventory shrinking in Romania as of 2026?
As of early 2026, for-sale inventory in Romania is difficult to measure with a single official number, but the combination of declining construction permits (down 15% year-over-year) and cooler transaction volumes suggests that "good quality" inventory is tight, even if total listings look stable.
Romania does not publish a standard months-of-supply figure, but with roughly 50,000 transactions in November 2025 and anecdotal reports of limited quality stock, the effective supply for desirable properties in major cities feels like 3 to 5 months, which is tighter than a balanced market of 6 months.
The main reason inventory is tight in Romania's most sought-after areas is that sellers with existing low-rate mortgages are reluctant to list, combined with planning delays and higher construction costs that have slowed new development in prime locations.
Are homes selling faster in Romania as of 2026?
As of early 2026, homes in Romania are not selling faster overall, with the market cooling from its 2022-2023 pace, but correctly priced properties in good locations still move within 4 to 8 weeks while overpriced listings can sit for 3 months or more.
Year-over-year, selling times have likely extended modestly because ANCPI transaction counts in late 2025 were down about 14% compared to the same period in 2024, suggesting that fewer buyers are ready to act quickly, which gives properties more time on market.
Are new listings slowing down in Romania as of 2026?
As of early 2026, we estimate that new for-sale listings in Romania are roughly flat to slightly down year-over-year, though official data is limited; this is consistent with construction permit declines and seller caution in a higher-rate environment.
Seasonally, Romania typically sees fewer listings in winter months (December through February) and a pickup in spring, so the current level is not unusually low for the time of year, but the underlying trend is constrained by slow new construction and reluctant existing owners.
The most plausible reason new listings are not growing in Romania is that homeowners who locked in lower mortgage rates before 2022 have little incentive to sell and take on a new, more expensive loan, which is sometimes called "rate lock-in."
Is new construction failing to keep up in Romania as of 2026?
As of early 2026, new construction in Romania is not keeping pace with demand in the most sought-after urban areas, because residential permits have declined significantly and completions in Bucharest-Ilfov dropped in 2025 compared to prior years.
The recent trend in permits shows a 15% year-over-year decline nationally, and current permit levels remain about 30% below the 2021 peak, which means the pipeline of new homes will stay limited through 2026 and into 2027.
The biggest bottleneck limiting new construction in Romania is a combination of planning and permitting delays (especially the Bucharest PUG uncertainty), higher construction costs (up over 25% since 2023), and tighter developer financing conditions.
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.
Will it be easy to sell later in Romania as of 2026?
Is resale liquidity strong enough in Romania as of 2026?
As of early 2026, resale liquidity in Romania is solid for mainstream property types in major cities, with correctly priced 2-room and 3-room apartments in Bucharest, Cluj-Napoca, Brasov, and Timisoara typically selling within 6 to 10 weeks when marketed properly.
A healthy liquidity benchmark is selling within 60 to 90 days, and Romania's main urban markets generally meet this standard for well-located properties, though rural areas or niche property types can take significantly longer.
The property characteristic that most improves resale liquidity in Romania is location near public transport (especially metro stations in Bucharest), combined with good energy efficiency ratings and modern layouts, because these features appeal to the broadest pool of both buyers and renters.
Is selling time getting longer in Romania as of 2026?
As of early 2026, selling time in Romania has likely extended modestly compared to the faster market of 2022-2023, because transaction volumes are down and affordability constraints have reduced the pool of ready buyers.
The current median days-on-market in Romania's major cities is estimated at 6 to 12 weeks for standard residential properties, with a realistic range spanning from 3 weeks for prime, well-priced units to 4 months or more for overpriced or poorly located listings.
The clearest reason selling time can lengthen in Romania is affordability pressure from high mortgage rates and elevated prices, which means fewer buyers qualify for loans and those who do are more selective and willing to wait for the right deal.
Is it realistic to exit with profit in Romania as of 2026?
As of early 2026, the likelihood of exiting with a profit in Romania is medium to high for a typical 5 to 7 year holding period, assuming you buy at a reasonable price in a liquid location and don't need to sell during a temporary downturn.
The minimum holding period in Romania that most often makes exiting with profit realistic is about 5 years, because this allows you to absorb transaction costs, ride out short-term fluctuations, and benefit from the long-term appreciation trend.
The total round-trip cost drag in Romania (buying plus selling costs including notary fees, transfer taxes, agent commissions, and legal fees) is roughly 8% to 12% of the property value, which translates to about 10,000 to 25,000 euros on a typical 200,000 euro property (or roughly 43,000 to 108,000 RON, or 11,000 to 27,000 dollars).
The factor that most increases profit odds in Romania is buying below market value through negotiation or distressed situations, and targeting high-demand segments like 2-room apartments near metro stations or family houses in suburban belts with good school access.
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 |
|---|---|---|
| Eurostat House Price Index (HPI) | Official EU harmonized house price dataset built from national statistical systems. | We used it to measure Romania's national price momentum through the latest available quarter. We also used the split between new and existing dwellings for segment analysis. |
| ANCPI (National Agency for Cadastre) | Romania's official land registry with hard administrative data on property transactions. | We used it to measure market activity via units sold as a demand indicator. We compared recent months versus the same period last year to identify trends. |
| INSSE (National Institute of Statistics) | Romania's official statistics office providing authoritative data on construction permits and wages. | We used permit data to estimate future housing supply trends. We used wage data to gauge income growth and affordability. |
| National Bank of Romania (BNR) | Romania's central bank providing the country's most important macro and inflation reports. | We used BNR inflation reports to understand the macro backdrop driving mortgage affordability. We used macroprudential policy pages to assess credit conditions. |
| BIS/FRED Residential Property Prices | Widely used macro-finance dataset sourced from BIS and distributed by the St. Louis Fed. | We used it to track Romania's long-run real price cycle since 2010. We used it as a triangulation point to validate other sources. |
| ECB Data Portal (HICP Rents) | Official Eurostat-based inflation series distributed via the ECB with clear definitions. | We used it as a rental trend proxy to compare rent inflation versus house price inflation. We assessed price-to-rent pressure using this data. |
| Global Property Guide | Established international property research platform with consistent methodology across countries. | We used it for rental yield benchmarks and cross-country comparisons. We referenced their market analysis for context on Romania's position. |
| Magistrala 6 Project Site | Official project information site tied to the metro operator with documented milestones. | We used it to verify that the M6 airport metro link is actively contracted. We mapped which neighborhoods may see demand uplift from this infrastructure. |
| Bucharest City Hall (PMB) Urbanism Portal | Municipality's official planning portal directly relevant to buildability and zoning. | We used it to flag planning uncertainty affecting new supply in Bucharest. We explained why some submarkets stay supply-constrained. |
| CBRE Romania | Global commercial real estate firm with deep local market expertise and regular reports. | We referenced their market outlook for residential delivery trends. We used their analysis to validate macro context. |
| iO Partners | Regional real estate advisory firm providing detailed Romania market outlooks. | We used their 2025 market adjustment analysis for completion and pricing trends. We validated supply constraint observations with their data. |
| KPMG Romania | Major global advisory firm summarizing enacted legislation with legal references. | We used it to identify tax rule changes affecting ownership costs in 2026. We separated actual legal changes from policy noise. |
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.