Buying a Home in Romania: A Practical Guide for Expats and Locals

Buying a home in Romania is a significant milestone, whether you are settling down as a local or putting down roots as an expat. The process is well established, but it helps to understand each stage before you begin. This guide walks you through the typical steps, from your first property search to the moment you receive the keys.

Before you start

Take time to clarify your budget and preferred location. Think about commuting, nearby schools, and access to shops or green spaces. It is also wise to check your eligibility to buy; citizens of EU and EEA countries can generally purchase property on the same terms as Romanian citizens, while non-EU citizens may need to meet additional conditions. Always verify current regulations with a legal professional.

Finding a property

Most buyers begin their search online through property portals or by working with a local estate agent. Agents can help you navigate neighbourhoods and negotiate with sellers. When you find a property you like, arrange a viewing and ask about the building's age, recent renovations, and any outstanding utility bills or debts attached to the property.

Legal checks

Before making an offer, it is essential to verify the property's legal status. A notary public in Romania plays a key role in property transactions. The notary will check the land book entry to confirm ownership, identify any mortgages or liens, and ensure the seller has the right to sell. You should also request a certificate of energy performance and check for any urban planning restrictions.

The preliminary contract

Once you agree on a price, you and the seller typically sign a preliminary sale-purchase agreement (promisiune de vânzare-cumpărare). This document outlines the terms of the sale, including the price, the deadline for the final contract, and any deposit. The deposit is usually a percentage of the purchase price and may be non-refundable if you withdraw without cause.

The final contract

The final sale-purchase contract is signed before a notary public. Both parties, or their legal representatives, must be present. The notary reads the contract aloud, confirms that both sides understand the terms, and then witnesses the signatures. At this stage, the buyer typically pays the remaining balance, often by bank transfer.

Registration

After signing, the notary submits the contract to the Land Registry for registration. This step officially transfers ownership to the buyer. You will receive an excerpt from the land book confirming your title. If you have taken out a mortgage, the lender's charge will also be registered.

Costs and taxes

Be prepared for additional costs beyond the purchase price. These typically include notary fees, land registry fees, and possibly a property transfer tax, which may be the responsibility of the seller or shared by both parties. If you use a mortgage, bank fees and valuation costs may apply. You should also budget for home insurance and annual property taxes.

Buying a home in Romania is a straightforward process when you take it step by step. Working with a trusted notary and, if needed, a lawyer or experienced estate agent can make the journey smoother. With patience and careful preparation, you will soon be holding the keys to your new home.