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
Whether you are looking at apartments in Bucharest, houses in Cluj-Napoca, or villas near Brașov, this article will give you a clear picture of what is happening with property prices in Romania in 2026.
We cover the current housing prices in Romania, explain how they have changed over the past year, and share our forecasts for where they are heading next.
We constantly update this blog post to make sure you always have the latest data available.
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
- Property prices in Romania rose by 10% to 14% in 2025, but transaction volumes actually fell by about 3% nationwide, showing buyers are becoming more selective.
- Cluj-Napoca remains Romania's most expensive city at around 2,900 to 3,200 euros per square meter, which is about 40% higher than Bucharest prices.
- Mortgage rates in Romania are expected to drop to around 5.55% in early 2026, down from 5.70% at the end of 2025, which could unlock pent-up buyer demand.
- New apartment supply in Bucharest fell by over 20% year-on-year in 2025, creating a significant gap between what buyers want and what the market offers.
- North Bucharest prices jumped 34% over two years, making neighborhoods like Pipera, Aviației, and Floreasca among the fastest appreciating areas in the country.
- Romania's price-to-income ratio sits at about 8.8 years of average income per property, but reaches over 11 years in Cluj due to lower local salaries relative to prices.
- Building permits in Romania dropped 15% compared to the prior year, falling to 43,850 units, which will limit housing supply through 2027.
- Over 98% of new mortgages in Romania now use fixed interest rates, shielding buyers from future rate volatility.
What are the current property price trends in Romania as of 2026?
What is the average house price in Romania as of 2026?
As of early 2026, the average home price in Romania sits at roughly 500,000 to 600,000 RON, which converts to approximately 100,000 to 120,000 euros or 110,000 to 130,000 USD, though this varies widely depending on the city and property type.
When looking at price per square meter, the national average for apartments in Romania reaches about 1,710 euros (around 1,800 USD or 8,500 RON), while houses and townhouses tend to be cheaper at roughly 1,250 to 1,500 euros per square meter.
In terms of a realistic range, about 80% of property purchases in Romania fall between 60,000 euros and 200,000 euros (roughly 65,000 to 220,000 USD or 300,000 to 1,000,000 RON), with the higher end typically covering larger apartments in Bucharest or Cluj-Napoca and the lower end including older apartments in secondary cities.
How much have property prices increased in Romania over the past 12 months?
Property prices in Romania increased by an estimated 10% to 14% over the past 12 months, with Bucharest apartments recording a particularly strong 16.8% year-on-year gain by November 2025.
The range of increases varied significantly across the country, with top cities like Cluj-Napoca and Bucharest seeing gains of 12% to 18%, while smaller cities and rural areas experienced more modest growth of 5% to 9%.
The single most significant factor driving this price movement was the severe supply shortage, as building permits dropped 15% and new apartment deliveries in Bucharest fell over 20%, creating strong competition among buyers for a shrinking pool of quality homes.
Which neighborhoods have the fastest rising property prices in Romania as of 2026?
As of early 2026, the top three neighborhoods with the fastest rising property prices in Romania are Pipera and Aviației in north Bucharest, Bună Ziua in Cluj-Napoca, and Theodor Pallady in eastern Bucharest, all benefiting from strong job markets and infrastructure improvements.
These neighborhoods have recorded annual price growth of approximately 15% to 18% in Pipera/Aviației, 14% to 17% in Bună Ziua, and 16% to 17% in Theodor Pallady, significantly outpacing the national average.
The main demand driver is the concentration of white-collar jobs near these areas combined with limited new supply, as tech companies and business parks in north Bucharest and Cluj continue attracting young professionals who compete for a shrinking pool of modern apartments.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market 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.
Which property types are increasing faster in value in Romania as of 2026?
As of early 2026, the ranking of property types by appreciation rate in Romania places new-build apartments first (up about 12% to 18%), followed by townhouses and duplexes in suburban areas (10% to 14%), then older apartments in transit-rich locations (8% to 12%), and finally detached houses and villas (6% to 10%).
New-build apartments in major Romanian cities like Bucharest and Cluj-Napoca have appreciated by roughly 15% to 20% in premium locations, with some new developments reaching over 2,300 euros per square meter.
The main reason new apartments are outperforming is that buyers are willing to pay a premium for energy efficiency, modern layouts, included parking, and easier mortgage approval, while supply of quality new-builds has dropped significantly due to rising construction costs and fewer building permits.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Romania?
- How much should you pay for a house in Romania?
- How much should you pay for lands in Romania?
What is driving property prices up or down in Romania as of 2026?
As of early 2026, the top three factors driving property prices in Romania are the severe supply shortage of new homes, strong wage growth making more Romanians eligible for mortgages, and internal migration toward major job centers like Bucharest and Cluj-Napoca.
The single factor with the strongest upward pressure is the supply constraint, as residential construction works declined by over 20% in 2024 and building permits remain 30% below their 2021 peak, meaning there simply are not enough quality homes to meet buyer demand in the most desirable locations.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Romania here.
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What is the property price forecast for Romania in 2026?
How much are property prices expected to increase in Romania in 2026?
As of early 2026, property prices in Romania are expected to increase by approximately 4% to 8% over the year, representing a slowdown from the double-digit growth seen in 2025 but still firmly positive.
Forecasts from different analysts range from a conservative 3% to 5% (if fiscal pressures intensify and rates stay high) to an optimistic 8% to 12% (if interest rates fall faster and buyer confidence rebounds).
The main assumption underlying most forecasts is that Romania's supply shortage will persist because the drop in building permits means fewer new homes will reach the market, supporting prices even as economic growth slows.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Romania.
Which neighborhoods will see the highest price growth in Romania in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Romania are Aviației, Pipera, and Tineretului in Bucharest, Bună Ziua and Zorilor in Cluj-Napoca, and Tractorul in Brașov.
Projected price growth for these top neighborhoods ranges from 8% to 15%, with north Bucharest areas near business hubs potentially reaching the higher end due to persistent undersupply of quality apartments.
The primary catalyst is infrastructure development combined with job concentration, as the ongoing Bucharest Metro Line M6 project toward Otopeni Airport will improve connectivity for north Bucharest, while Cluj's metro construction is reshaping demand patterns in well-located neighborhoods.
One emerging neighborhood that could surprise with higher-than-expected growth is Drumul Taberei in western Bucharest, where the M5 metro line has already improved accessibility and prices have room to catch up with more established areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Romania.
What property types will appreciate the most in Romania in 2026?
As of early 2026, new-build apartments in employment centers like Bucharest and Cluj-Napoca are expected to appreciate the most in Romania, followed by townhouses in suburban commuter belts around major cities.
The projected appreciation for top-performing new apartments is approximately 8% to 14%, with premium developments featuring energy efficiency and good transport links reaching the higher end of that range.
The main demand trend driving this is the growing preference for modern, energy-efficient homes that qualify for easier financing and lower utility costs, especially as younger professionals seek quality over quantity in a market where supply is constrained.
The property type expected to underperform is older communist-era apartments without renovations in peripheral locations, as these face competition from newer stock and often require significant investment to meet modern standards.
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 will interest rates affect property prices in Romania in 2026?
As of early 2026, the trend toward slightly lower interest rates is expected to provide modest support to property prices in Romania by improving affordability and activating demand from buyers who postponed purchases during the high-rate years.
The current National Bank of Romania policy rate stands at 6.50%, while fixed mortgage rates are expected to average around 5.55% in early 2026, down from 5.70% at the end of 2025, with further decreases possible if inflation continues to ease.
A 1% change in interest rates typically affects monthly mortgage payments in Romania by roughly 8% to 10%, which translates to either unlocking or locking out a meaningful portion of buyers from the market, potentially moving prices by 3% to 5% over a year.
You can also read our latest update about mortgage and interest rates in Romania.
What are the biggest risks for property prices in Romania in 2026?
As of early 2026, the three biggest risks for property prices in Romania are fiscal consolidation measures that could dampen consumption and confidence, persistent inflation that might force the central bank to keep rates higher for longer, and potential external shocks from EU economic slowdown or geopolitical tensions.
The risk with the highest probability of materializing is the fiscal tightening impact, as Romania's government is under EU pressure to reduce its 9.4% budget deficit, which will likely mean tax increases and spending cuts that reduce household purchasing power and slow economic growth to around 1% to 2%.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Romania.
Is it a good time to buy a rental property in Romania in 2026?
As of early 2026, buying a rental property in Romania can be a good decision if you focus on well-located apartments in Bucharest or Cluj-Napoca near universities, metro stations, or business districts where rental demand remains strong and tenant turnover is low.
The strongest argument in favor of buying now is that supply constraints will likely keep prices rising, meaning waiting could mean paying more later, while rental yields in Romania remain reasonable at 5% to 7% gross in major cities.
The strongest argument for waiting is that mortgage rates, while improving, are still elevated compared to historical lows, and fiscal uncertainty could create better buying opportunities if prices soften or sellers become more negotiable later in the year.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Romania.
You'll also find a dedicated document about this specific question in our pack about real estate 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.
Where will property prices be in 5 years in Romania?
What is the 5-year property price forecast for Romania as of 2026?
As of early 2026, the estimated cumulative property price growth in Romania over the next five years (through 2031) is approximately 25% to 45%, assuming no major economic crisis disrupts the market.
The range of forecasts spans from a conservative 10% to 25% cumulative growth (if fiscal stress and credit constraints persist) to an optimistic 45% to 65% (if economic growth re-accelerates and rates normalize faster than expected).
The projected average annual appreciation rate over the next five years in Romania is approximately 5% to 8%, with natural variation where some years may see higher gains and occasional flat or slightly negative periods.
The key assumption most forecasters rely on is that Romania will continue its economic convergence with Western Europe, meaning incomes will gradually rise and housing will remain an attractive store of value for Romanian households.
Which areas in Romania will have the best price growth over the next 5 years?
The top three areas expected to have the best price growth over the next five years are north Bucharest (Aviației, Pipera, and the Herastrau corridor), Cluj-Napoca and its commuter belt including Florești, and Brașov which benefits from both domestic migration and tourism-driven demand.
Projected five-year cumulative price growth for these top areas ranges from 35% to 60%, with Cluj potentially reaching the higher end due to severe supply constraints and north Bucharest benefiting from the Metro M6 completion.
This differs from the shorter one-year forecast mainly in that infrastructure projects like the Bucharest M6 metro line and Cluj metro will be further along or completed, amplifying their positive effects on nearby property values over the medium term.
One currently undervalued area with strong five-year potential is Timișoara, which as a European Capital of Culture has seen increased visibility and benefits from solid industrial and tech employment, yet prices remain 30% to 40% below Bucharest levels.
What property type will give the best return in Romania over 5 years as of 2026?
As of early 2026, a well-located two-room apartment in a transit-rich neighborhood of Bucharest or Cluj-Napoca is expected to give the best total return over five years in Romania, combining solid appreciation with consistent rental income.
The projected five-year total return (appreciation plus rental income) for this property type is approximately 50% to 80%, assuming roughly 25% to 45% price growth plus 4% to 6% annual net rental yield compounded.
The main structural trend favoring this property type is that Romania's urbanization and internal migration continue to concentrate demand in major cities, while the preference for smaller, efficient apartments matches the budgets of young professionals and the growing rental market.
For buyers seeking a balance of return and lower risk over five years, a renovated older apartment in a central, well-connected Bucharest neighborhood offers more stability than new peripheral developments, with proven rental demand and lower entry prices.
How will new infrastructure projects affect property prices in Romania over 5 years?
The top three major infrastructure projects expected to impact property prices in Romania over the next five years are the Bucharest Metro Line M6 connecting north Bucharest to Otopeni Airport, the Cluj-Napoca metro system now in construction, and EU-funded rail modernization improving connections between major Romanian cities.
The typical price premium for properties near completed infrastructure projects in Romania ranges from 10% to 25% compared to similar properties without such connectivity, with the effect strongest for residential units within 500 meters of a new metro station.
The neighborhoods benefiting most from these infrastructure developments will be north Bucharest along the M6 route (including areas around 1 Mai and Băneasa), Cluj neighborhoods like Florești and Bună Ziua that will connect to the new metro, and secondary cities like Timișoara and Iași gaining improved rail links to Bucharest.
How will population growth and other factors impact property values in Romania in 5 years?
Romania's national population is projected to decline by roughly 0.5% annually over the next five years, but this masks the reality that major cities like Bucharest and Cluj-Napoca continue to grow through internal migration, which will support property demand in urban centers while rural areas see falling values.
The demographic shift with the strongest influence on property demand in Romania is the movement of young professionals aged 25 to 40 toward major job centers, combined with shrinking household sizes that increase the total number of housing units needed even as population declines.
Migration patterns will affect Romanian property values through two opposing forces: continued emigration to Western Europe removes some demand, but return migration of Romanians with EU savings and the arrival of remote workers from higher-income countries adds purchasing power to premium segments.
The property types and areas benefiting most from these demographic trends will be compact apartments in Bucharest, Cluj, and Brașov that suit young professionals and smaller households, along with townhouses in suburban commuter belts that attract families looking for more space at lower prices than city centers.
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 is the 10 year property price outlook in Romania?
What is the 10-year property price prediction for Romania as of 2026?
As of early 2026, the estimated cumulative property price growth in Romania over the next 10 years (through 2036) is approximately 55% to 110%, reflecting the country's continued economic convergence with Western Europe despite inevitable cycles along the way.
The range of 10-year forecasts spans from a conservative 30% to 55% (if Romania faces prolonged fiscal challenges or external shocks) to an optimistic 100% to 150% (if EU integration deepens, incomes rise faster, and infrastructure investments unlock new growth areas).
The projected average annual appreciation rate over the next 10 years in Romania is approximately 4.5% to 7.5%, with the understanding that this will not be linear and some years will see stronger growth while others may be flat.
The biggest uncertainty in making 10-year property price predictions for Romania is the country's fiscal trajectory and EU relationship, as a successful consolidation and continued EU funding absorption would support growth, while fiscal instability could trigger credit tightening and demand weakness.
What long-term economic factors will shape property prices in Romania?
The top three long-term economic factors that will shape property prices in Romania over the next decade are income convergence with the EU (driving affordability and demand), infrastructure investment quality (reshaping which locations are desirable), and credit market evolution (determining how many Romanians can afford to buy).
The single factor with the most positive long-term impact will be continued income convergence, as Romanian wages have been rising faster than Western European averages and this trend, if sustained, will steadily increase how much households can spend on housing.
The single factor posing the greatest structural risk is Romania's demographic decline, as the working-age population is shrinking and without significant productivity gains or immigration, this could eventually cap housing demand growth, particularly outside major cities.
You'll also find a much more detailed analysis in our pack about real estate in Romania.
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 | It is the EU's official statistical system with consistent methodology across countries. | We used it to anchor Romania's price trends in an official, comparable index. We cross-checked portal asking prices against Eurostat's direction. |
| National Bank of Romania Financial Stability Report | It is Romania's central bank assessing credit conditions and housing-related risks. | We used it to explain mortgage dynamics and macro risks affecting housing demand. We sanity-checked market narratives against BNR's risk framing. |
| National Bank of Romania Annual Report 2024 | It is an official publication documenting monetary and financial conditions. | We used it to ground interest rate context and borrowing cost evolution. We cross-referenced it with market rate proxies for affordability analysis. |
| National Institute of Statistics (INSSE) | It is Romania's official statistics agency providing direct supply pipeline data. | We used it to track whether housing supply is expanding or constrained. We connected permit trends to price dynamics in supply-tight cities. |
| European Commission Romania Forecast | It is an EU institution forecast used widely by policymakers and investors. | We used it to frame the 2026 macro backdrop including growth and inflation. We translated that into baseline housing price forecast ranges. |
| IMF World Economic Outlook | It is a global benchmark forecast source with transparent macro assumptions. | We used it as an external cross-check on GDP and inflation projections. We stress-tested upside and downside housing scenarios against IMF data. |
| European Central Bank Policy Decision | It is the official statement for euro area monetary policy affecting broader rate sentiment. | We used it to explain European rate environment context. We related it to Romanian mortgage pricing and financing conditions. |
| Imobiliare.ro National Price Index | It is one of Romania's most established property portals with a long-running index. | We used it for timely city-level asking prices that official sources do not publish monthly. We triangulated it with official data for consistency. |
| Imobiliare.ro Bucharest Index | It provides transparent monthly snapshots for Bucharest asking prices and trends. | We used it as a concrete latest read for late-2025 pricing momentum. We treated it as asking price data rather than transaction prices. |
| Imobiliare.ro Market 360 Report Q3 2025 | It is a structured research product with methodology described in the report. | We used it for market structure insights on demand mix and new versus old stock. We strengthened late-2025 trend analysis beyond single city data. |
| Storia 2025 Market Recap | It is the official annual summary from a major Romanian platform in the OLX group. | We used it as a second independent portal lens on year-over-year price movement. We reconciled differences with Imobiliare.ro by focusing on ranges. |
| ANCPI Cadastre Transaction Data | It is the national land registry authority with data on recorded market activity. | We used it to ground transaction volumes separately from asking prices. We analyzed whether the market was overheating or cooling based on activity. |
| Magistrala 6 Metro Project Site | It is the official project presentation for a major Bucharest transport investment. | We used it to explain why specific Bucharest areas can get a connectivity premium. We connected infrastructure timing to neighborhood upside scenarios. |
| European Commission RRF Rail Projects | It is an EU project page tied to official funding and delivery targets. | We used it to support the infrastructure pipeline reshaping regional accessibility. We translated improved connectivity into plausible demand shifts. |
| Colliers Romania Market Report H1 2025 | It is a major global consultancy with established research standards. | We used it as a professional cross-check on market conditions. We primarily used it for narrative validation rather than as a sole numeric source. |
| Global Property Guide Romania | It is an international property data aggregator with standardized country comparisons. | We used it to validate city-level price ranges and rental yield benchmarks. We cross-referenced its data with local portal sources for accuracy. |
| Business Review Romania | It is a trusted English-language business publication covering Romanian markets. | We used it for mortgage rate forecasts and market analyst commentary. We incorporated SVN Romania's rate projections into our interest rate analysis. |
| Trading Economics Romania | It aggregates official economic indicators from central banks and statistical offices. | We used it to track BNR policy rate decisions and inflation data. We verified rate levels and timing of central bank actions for accuracy. |
| Worldometers Romania Population | It presents UN population data in an accessible format with historical context. | We used it for population projections and urbanization rates. We connected demographic trends to long-term housing demand scenarios. |
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If you want to go deeper, you can read the following: