How to Buy Property in Romania as a Foreigner: Legal Requirements 2026

Updated 2026. This article has been reviewed to reflect the legal framework in force in 2026.

How to Buy Property in Romania as a Foreigner

Romania's real estate market offers attractive opportunities — from urban apartments in Bucharest and Cluj-Napoca to rural properties in Transylvania. But the legal framework for foreign buyers has important nuances you need to understand.

Who Can Buy Property in Romania?

EU/EEA Citizens

• ✅ Can buy any type of property (apartments, houses, commercial)
• ✅ Can buy land (agricultural and forest land since January 2014)
• ✅ Same rights as Romanian citizens

Non-EU Citizens

• ✅ Can buy buildings (apartments, houses, commercial properties)
• ❌ Cannot buy land directly — must establish a Romanian company (SRL) that purchases the land
• ✅ The SRL can buy any type of property including agricultural land

Step-by-Step Purchase Process

Step 1: Due Diligence (Critical!)

Before signing anything, verify:

Property verification:

• Land Book extract (Extras de Carte Funciară) — confirms ownership and encumbrances
• Cadastral documentation — confirms boundaries and area
• Building permits and urbanism certificate
• No outstanding debts (utility bills, property tax)

Seller verification:

• Legal capacity to sell
• No ongoing litigation on the property
• If married — spouse consent required
• If inherited — succession procedure completed

Zoning verification:

• Urban planning certificate (Certificat de Urbanism)
• Permitted uses and building parameters
• Any restrictions or protections (historical, environmental)

Step 2: Pre-Contract (Antecontract)

The preliminary contract should include:

• Full property description (cadastral number, Land Book number)
• Price and payment schedule
• Deadline for final contract (usually 30-90 days)
• Earnest money (arvună) — typically 10% of price
• Penalties for breach
• Conditions precedent (mortgage approval, etc.)

⚠️ Important: The pre-contract must be authenticated by a notary to be enforceable.

Step 3: Financing

If using a mortgage:

• Romanian banks lend to EU citizens (with Romanian income or foreign income verification)
• Typical terms: 70-80% LTV, 15-30 years, variable rate
• Required insurance: property insurance + life insurance
• Non-EU citizens may face additional requirements

Step 4: Final Sale Contract

The sale-purchase agreement (Contract de Vânzare-Cumpărare) must be:

• Authenticated by a Romanian notary public
• Signed by all parties (or legal representatives with power of attorney)
• Accompanied by full payment or proof of bank transfer

The notary will:

• Verify all documents
• Confirm parties' identity and legal capacity
• Register the transfer in the Land Book
• Withhold and remit applicable taxes

Step 5: Tax and Registration

Step 6: Post-Purchase

After closing:

• Transfer utility contracts to your name
• Register with the local fiscal authority for property tax
• If renting: register the rental contract with ANAF (6% income tax on rental income)

📖 Recommended reading: Land Registry in Romania 2026: Complete Guide for Property Buyers