Buying Property in Romania as a Foreigner: A Step-by-Step Guide

Romania continues to attract foreign buyers with its affordable property prices, charming historic towns and scenic countryside. Whether you dream of a city apartment in Bucharest or a rural retreat in Transylvania, buying real estate here is possible for most nationalities — but the rules depend on where you are from. This guide explains the key steps and legal considerations for non-Romanians looking to purchase property.

Who can buy property in Romania?

Citizens of European Union (EU) member states, the European Economic Area (EEA) and Switzerland enjoy the same property rights as Romanian nationals. They may buy land, houses and apartments without restrictions.

For non-EU citizens, the situation is more nuanced. Under Romanian law, foreign nationals from outside the EU may purchase buildings and apartments outright, but they generally may not acquire agricultural land, forest land or land outside urban areas unless a reciprocal agreement exists between Romania and their country of citizenship. The principle of reciprocity means that if a Romanian citizen can buy similar property in that foreign country, then its citizens may buy that type of property in Romania.

If reciprocity is not established, non-EU buyers often purchase property through a Romanian limited liability company (SRL). Setting up an SRL allows the company — as a Romanian legal entity — to own land and buildings, providing a common workaround. This approach requires professional legal and accounting advice but is widely used.

Step 1: Find the right property and check the paperwork

Once you have identified a property, the first critical step is due diligence. Request a recent excerpt from the Land Book (Cartea Funciară), the official register that records ownership, mortgages and other encumbrances. This document confirms who legally owns the property and whether there are any debts or disputes attached to it. Always verify that the seller is the registered owner and that the property has no hidden claims.

It is also wise to check the urbanism certificate (certificat de urbanism) from the local council, which outlines what can be built or modified on the land. For apartments, review the building’s energy certificate and maintenance history if possible. Hiring a local lawyer who specialises in real estate is strongly recommended; they can navigate the language and legal requirements, saving you time and potential trouble.

Step 2: Sign a preliminary contract and pay a deposit

After your due diligence, the usual practice is to sign a preliminary sale agreement (antecontract de vânzare-cumpărare) with the seller. This document sets out the terms, price and completion date, and it is typically accompanied by a deposit — often around 10% of the purchase price. The preliminary contract is not legally binding in the same way as the final deed, but it signals serious intent and can include penalty clauses if either party withdraws.

Step 3: Complete the sale before a notary public

The final sale must be concluded before a Romanian notary public. The notary verifies the seller’s ownership, ensures all legal requirements are met, and drafts the sale-purchase agreement. Both parties (or their authorised representatives) sign in the notary’s presence. The notary then submits the documents to the Land Book to register the new owner. The property officially becomes yours once the registration is complete.

Step 4: Pay taxes and fees

Several costs accompany the purchase. The notary fee and Land Book registration fee are calculated as a percentage of the sale price. The seller usually pays capital gains tax, while the buyer covers the notary and registration fees. If you buy through a company, additional accounting and setup costs apply. There is no annual property tax at the time of purchase, but you will receive a tax notice from the local authority in subsequent years, which is typically low compared to many Western European countries.

Practical tips for a smooth purchase

• Work with a licensed real estate agent who knows the local market, but always verify independently.
• Insist on a clean Land Book excerpt before paying any deposit.
• Have all documents translated by an authorised translator if you do not speak Romanian.
• Consider opening a Romanian bank account for local payments and future tax obligations.
• Be patient: the process can take several weeks, especially if you need to set up a company.

Buying property in Romania as a foreigner is a manageable process with the right preparation and professional help. By understanding the legal framework and following these steps, you can secure your own corner of this beautiful country with confidence.