Investment property: Romania
Romania is an EU member with one of the most affordable capital-city markets in the union, and since 2025 it has been fully in the Schengen area.
Demand is concentrated in Bucharest and regional centres - Cluj-Napoca, Timișoara, Brașov and Iași - supported by IT and universities. Deals are signed before a notary, and title is registered in the state cadastre and land book.
What a foreigner can buy
| Buyer | Apartment | House with land, land |
|---|---|---|
| EU or EEA citizen | yes | yes, on the same terms as Romanians |
| Non-EU citizen | yes | not directly, usually through a Romanian company |
| Romanian company with foreign owners | yes | yes |
A company to hold a house or land is a standard limited liability company with capital from RON 500, about $105. We register and maintain it together with the deal.
Taxes and costs on purchase
| Item | How much | Who pays |
|---|---|---|
| VAT on a new build from a developer | 21% from 1 August 2025; the reduced 9% remains only for contracts with a deposit before that date and handover by 30 September 2026 | buyer, within the price |
| Notary | on the state scale, usually about 0.5-1% of the price plus VAT | usually the buyer |
| Land book registration | 0.15% of the price for an individual, 0.5% for a company, minimum RON 60 | buyer |
| Tax on sale | 3% if held up to 3 years, 1% after | seller, withheld by the notary |
Resale homes from a private seller carry no VAT. If the seller is a company, VAT depends on whether the building is new, so we check the property's status before the contract.
We will calculate online the full purchase cost for your budget: taxes, fees and transaction costs.
How a purchase works
- A land book extract: owner, mortgages, seizures, disputes.
- A check of the cadastral plan, building permit and building acceptance certificate.
- A preliminary contract before a notary and a deposit, usually 5-10%.
- The final contract before a notary, payment and title registration.
- For a foreigner, a Romanian tax number and a sworn interpreter at the signing if the buyer does not speak Romanian.
Taxes when owning and letting
Building tax on a home is paid annually at 0.08% to 0.2% of the taxable value, as set by the municipality. An individual's rental income is taxed at 10% after a standard deduction, and above a threshold a health contribution is added. Leases are registered with the tax office. If a company owns the apartment, the income falls into its tax: 1% of turnover for a micro-company or 16% of profit.
Common buyer mistakes
- Paying a deposit without checking the land book, then discovering the seller's mortgage or an inheritance dispute.
- A non-EU citizen buying a house with land in their own name - the notary will not complete the deal.
- A new build without a building acceptance certificate: the apartment cannot be registered and banks will not lend.
- Budgeting VAT at the old 9% although the contract was signed after 1 August 2025.
- A lease not registered with the tax office, leading to a fine on inspection.
Residence and property
Romania has no residence programme for buying property. Residence is obtained on other grounds: work, business, study, family reunification, and EU citizens only need to register. An apartment does solve the address needed for a residence permit.
What we do
We help choose the city and property for your goal: rental, own home or preserving capital. We check the land book, permits and developer, calculate taxes and costs, register a Romanian company to hold land if needed, accompany the deal before the notary with an interpreter and the title registration, and help with letting and taxes.
What we do
- Property shortlist for your investment goal
- Legal due diligence on the property
- End-to-end transaction support
- Ownership structuring (company, trust)
- Property management and letting
See also
Company formation · Business account · Personal account · All country programs
FAQ
Can a foreigner buy property in Romania?
What costs does the buyer pay?
Does buying property in Romania give residency?
How is rental income taxed?
How long does a purchase take?
Where do I start buying property in Romania?
Looking at property in Romania?
We shortlist apartments in Bucharest and other Romanian cities for rental income, check the cadastre and support the deal at the notary. Every country is in the searchable catalogue.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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