Can foreigners buy property in Romania?

Yes, with some nuances. EU/EEA citizens can freely purchase any type of real estate in Romania, including agricultural and forest land (since 2014). Non-EU citizens can freely buy buildings and urban land directly. For agricultural and forest land, non-EU citizens typically acquire through a Romanian company. There are no restrictions on commercial property for any nationality.

What taxes apply to property purchases in Romania?

Property transfer tax is approximately 3% of the transaction value, paid by the buyer at notarization. Notary fees range from 0.5-2% depending on property value. Land registry fees are around 0.15% of property value. If buying through a company, VAT at 21% (from August 2025) may apply to new buildings (recoverable for commercial use). Annual property tax is 0.08-0.2% of taxable value for residential and up to 1.3% for commercial properties.

How long does a property purchase take in Romania?

A straightforward residential purchase typically takes 2-4 weeks from offer acceptance to closing. Commercial transactions or complex deals may take 4-8 weeks. Due diligence usually requires 1-3 weeks depending on property complexity. Mortgage approval adds 2-4 weeks. Land registry registration is typically completed within 1-7 days after notarization.

What is the role of a notary in Romanian real estate?

All real estate transactions in Romania must be concluded before a notary public (notar) to be valid. The notary verifies parties identity, checks land registry records, ensures legal requirements are met, authenticates the contract, collects transfer tax, and submits documents for land registry registration. Notary fees are regulated and depend on property value.

What is an Extras de Carte Funciară?

The Extras de Carte Funciară (Land Registry Extract) is the official document proving property ownership and showing all registered rights and encumbrances. There are two types: Extras pentru Informare (informational) and Extras pentru Autentificare (for notarization, valid 10 days). Every property purchase requires a fresh extract to verify current status. The extract shows: owner identity, property description, mortgages, liens, servitudes, and any pending applications.

What is the pre-emption right for agricultural land?

Romanian law grants pre-emption rights (drept de preemțiune) for agricultural land to: co-owners, neighboring landowners, tenant farmers, the Romanian state, and local administrative units. Sellers must notify the local Town Hall and wait 45 days for pre-emption right holders to exercise their option. Only if no pre-emptor responds can the property be sold to other buyers. This process adds time to agricultural land transactions.

Should I buy property personally or through a company?

Both options are valid with different implications. Personal ownership is simpler for residential property, offers lower acquisition costs, and personal-use benefits. Company ownership is preferred for: commercial/investment properties, VAT recovery on new buildings, easier future sale of shares vs property, liability protection, and when foreign buyers have agricultural land restrictions. We can advise on the optimal structure for your situation.

What risks should I watch for in Romanian real estate?

Key risks include: unclear ownership chains (especially for restituted properties), unregistered buildings or extensions, urban planning non-compliance, undisclosed encumbrances, environmental contamination (industrial properties), pre-emption right violations, and fraudulent sellers. Comprehensive legal due diligence before purchase is essential to identify and mitigate these risks.

Can I get a mortgage in Romania as a foreigner?

Yes, Romanian banks offer mortgages to foreign nationals, though conditions vary. EU citizens typically have easier access. Non-EU citizens may face additional requirements. Most banks require: valid ID/passport, proof of income, credit history, 15-35% down payment, and property valuation. Some international banks operating in Romania have specialized programs for foreign investors. Mortgage terms up to 30 years are available, with interest rates typically 4-7% for EUR loans.

What ongoing costs apply to property ownership in Romania?

Annual property tax: 0.08-0.2% of taxable value (residential) or up to 1.3% (commercial). Utility costs vary by property. Building maintenance fees for apartments. Insurance is recommended but not mandatory. If renting: 10% income tax on rental income (16% for non-residents). For companies: accounting and corporate compliance costs. Local specific taxes may apply for certain property types.

Real Estate Legal Services for Foreign Investors

Real Estate Law Romania

Buy property in Romania with confidence. Legal guidance on due diligence, acquisition, and real estate transactions.

English-speaking property lawyers • Comprehensive due diligence • Commercial & residential

Solicitați analiza +40 740 011 411

~3%

Transfer Tax

2-4

Weeks to Close

100%

Foreign Ownership

0.2%

Annual Property Tax

Our Services

Complete Real Estate Legal Support

From initial due diligence to final registration, we provide comprehensive legal services for your Romanian property investment.

Due Diligence

Comprehensive property investigation before purchase to identify risks

Title verification and ownership history
Encumbrance and lien searches
Urban planning compliance check
Environmental assessments
Building permit verification

Transaction Support

Full legal support for buying, selling, or leasing real estate

Purchase agreement drafting
Negotiation with sellers/buyers
Escrow arrangement
Notarization and registration
Post-closing compliance

Commercial Real Estate

Legal services for office, retail, industrial, and hospitality properties

Lease agreement structuring
Sale-leaseback transactions
Portfolio acquisitions
Joint venture agreements
Asset vs share deals

Development Projects

Legal support for construction and development investments

Land acquisition strategies
Zoning and permits advisory
Construction contracts
Financing documentation
Project structuring

Property Types

Foreign Ownership Rules by Property Type

Understanding ownership rules helps you choose the right investment structure for your Romanian property purchase.

No Restrictions

Residential Property

Apartamente și Case

Apartments, houses, villas, and land for residential development.

Foreign Ownership

Full ownership allowed

Restrictions

Agricultural land has special rules

No restrictions for EU citizens
Non-EU can own buildings freely
Agricultural land requires conditions
Urban land fully accessible
Inheritance rights protected

No Restrictions

Commercial Property

Proprietăți Comerciale

Office buildings, retail spaces, warehouses, and industrial facilities.

Foreign Ownership

Full ownership allowed

Restrictions

None for commercial property

No nationality restrictions
Direct ownership or through company
Long-term lease alternatives
Industrial zones available
Special economic zones

Agricultural Land

Teren Agricol

Farmland, forests, and agricultural parcels outside built-up areas.

Foreign Ownership

Conditional for foreigners

Restrictions

Pre-emption rights apply

EU citizens: same as Romanians since 2014
Non-EU: through Romanian company
Pre-emption rights for neighbors/state
45-day waiting period required
Registration at Town Hall

Forest Land

Teren Forestier

Forested areas and woodland parcels with special regulations.

Foreign Ownership

Restricted

Restrictions

Romanian entity required

Foreigners cannot own directly
Romanian company can acquire
Special forestry regulations
Environmental compliance required
Sustainable management obligations

Acquisition Process

How to Buy Property in Romania

Follow these steps to successfully acquire real estate in Romania. We guide you through each stage of the process.

Varies

Property Identification

Identify target property and conduct initial assessment.

Work with real estate agents
Initial site inspection
Preliminary price negotiation
Letter of intent (optional)

1-3 weeks

Legal Due Diligence

Comprehensive legal investigation of the property.

Land registry verification
Ownership chain analysis
Encumbrance searches
Urban planning compliance

1-2 days

Pre-Contract Agreement

Sign preliminary agreement with deposit payment.

Antecontract (promise to sell)
10-20% deposit typical
Set closing conditions
Agree final price and terms

2-4 weeks

Financing Arrangement

Secure mortgage or arrange payment for purchase.

Bank mortgage application
Property valuation
Insurance arrangement
Loan approval

Same day

Notarization

Sign final purchase agreement before notary public.

Identity verification
Contract authentication
Payment completion
Tax payment

1-7 days

Land Registry

Submit notarized contract
Pay registration fees
Receive new title extract
Ownership transfer complete

Due Diligence

Property Due Diligence Checklist

Our comprehensive due diligence covers all critical areas to protect your investment.

Title & Ownership

Current ownership verification (Extras CF)
Historical ownership chain (since 2008)
Valid powers of attorney
Corporate authorizations if seller is company
Matrimonial regime verification

Encumbrances & Liens

Mortgage registrations
Seizures and attachments
Pre-emption rights
Servitudes and easements
Litigation affecting property

Urban Planning

Zoning certificate (Certificat de Urbanism)
Building permits validity
Construction compliance
Future development plans
Protected area restrictions

Technical & Environmental

Building technical condition
Energy performance certificate
Environmental contamination
Utility connections
Fire safety compliance

Why Due Diligence Matters

Romania has a complex property history including restitutions, incomplete land registrations, and urban planning irregularities. Thorough legal due diligence before purchase can save you from costly disputes and protect your investment. Never purchase property without professional legal verification.

Why Choose Us

Your Real Estate Law Partner in Romania

English-Speaking Team

Clear communication for international investors

Cross-Border Expertise

Experience with international property deals

Thorough Due Diligence

Comprehensive property investigation

Risk Protection

Identify issues before you buy

Fast Turnaround

Efficient transaction processing

Proven Track Record

Trusted by foreign investors since 2012

FAQ

Real Estate Law Questions

Common questions about buying property in Romania

Solicitați analiza situației imobiliare

Cabinet de Avocatură Pantilimon Rikhárd-Árpád, cu sediul în Târgu Mureș, asistă proprietari, cumpărători și creditori în probleme de carte funciară, contracte, ipoteci și litigii imobiliare.

Str. Rodnei nr. 3, Ap. 1, Târgu Mureș
0740 011 411
office@pantilimon.ro

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Labor contracts and HR compliance

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Cadrul legal al tranzacțiilor imobiliare în România

Transferul proprietății imobiliare este reglementat de Codul civil și de legislația privind cadastrul și cartea funciară.

Acte normative aplicabile

Legea nr. 287/2009 (Codul civil)
Vânzarea, ipoteca, servituțile; actele de transfer al drepturilor reale imobiliare se încheie în formă autentică.
Legea nr. 7/1996
Cadastrul și publicitatea imobiliară (cartea funciară).
Legea nr. 17/2014
Vânzarea terenurilor agricole situate în extravilan, inclusiv dreptul de preempțiune.
Legea nr. 50/1991
Autorizarea executării lucrărilor de construcții.

Repere esențiale

Forma autentică: Contractele prin care se transmit sau se constituie drepturi reale care urmează a fi înscrise în cartea funciară se încheie, sub sancțiunea nulității, în formă autentică (la notar).
Cartea funciară: Înainte de cumpărare se verifică extrasul de carte funciară: proprietarul, ipotecile, sechestrele, litigiile și servituțile notate.
Terenuri agricole extravilane: Vânzarea este supusă unei proceduri speciale, cu respectarea dreptului de preempțiune al categoriilor prevăzute de lege.
Construcții: Lucrările de construire se execută, de regulă, numai pe baza autorizației de construire emise de autoritatea locală.

Autoritatea competentă: ANCPI / OCPI — www.ancpi.ro

Informațiile au caracter general și educativ și nu constituie consultanță juridică. Verificați forma consolidată actuală a actelor normative pe legislatie.just.ro. Pentru situația dumneavoastră, programați o consultație: 0740 011 411. Vezi și Avizul juridic (date personale, cookie-uri, termeni).

Real Estate Law Romania

Complete Real Estate Legal Support

Due Diligence

Transaction Support

Commercial Real Estate

Development Projects

Foreign Ownership Rules by Property Type

Residential Property

Commercial Property

Agricultural Land

Forest Land

How to Buy Property in Romania

Property Identification

Legal Due Diligence

Pre-Contract Agreement

Financing Arrangement

Notarization

Land Registry

Property Due Diligence Checklist

Title & Ownership

Encumbrances & Liens

Urban Planning

Technical & Environmental

Why Due Diligence Matters

Your Real Estate Law Partner in Romania

English-Speaking Team

Cross-Border Expertise

Thorough Due Diligence

Risk Protection

Fast Turnaround

Proven Track Record

Real Estate Law Questions

Can foreigners buy property in Romania?

What taxes apply to property purchases in Romania?

How long does a property purchase take in Romania?

What is the role of a notary in Romanian real estate?

What is an Extras de Carte Funciară?

What is the pre-emption right for agricultural land?

Should I buy property personally or through a company?

What risks should I watch for in Romanian real estate?

Can I get a mortgage in Romania as a foreigner?

What ongoing costs apply to property ownership in Romania?

Solicitați analiza situației imobiliare

Ready to Invest in Romanian Real Estate?

More Legal Services for International Businesses in Romania

Company Formation

Debt Recovery

Commercial Litigation

Employment Law

Tax Law

Due Diligence

Related Legal Services

Company Formation Romania

Legal Tools

Legal Blog

Document Templates

Submit an RCA claim

Online Video Consultation

More Frequently Asked Questions

What legal checks are needed before buying property in 2026?

How does a foreigner buy land in Romania in 2026?

What should a real estate purchase agreement contain in 2026?

How do I resolve a property or boundary dispute in 2026?

What rights do I have as a tenant in Romania in 2026?

How do I develop a real estate project under 2026 legislation?

What taxes do I pay when selling property in 2026?

How do I check if a property has encumbrances or litigation in 2026?

What do I do if the developer doesn't deliver the apartment on time?

When do I need a real estate lawyer?

Cadrul legal al tranzacțiilor imobiliare în România

Acte normative aplicabile

Repere esențiale