How to Buy Commercial Property in Romania: A Practical Guide for Businesses

Acquiring commercial property in Romania—whether an office, retail unit, warehouse or land for development—is a significant step for any business. With a clear legal framework and growing market opportunities, the process is manageable if you follow the right sequence and seek professional advice.

Define your needs and budget

Before beginning your search, clarify the type of property you need, its required size, location and intended use. Consider future growth and whether the property must comply with specific zoning or technical requirements. Budget realistically, accounting for the purchase price, taxes, notary fees and any renovation costs.

Find the right property

Use a licensed real estate agent who specialises in commercial property. Agents can provide access to off-market listings and help navigate local market conditions. Online portals and direct approaches to property owners are also common. Always verify the agent’s credentials and ask for references.

Conduct thorough due diligence

This is the most critical phase. Engage a Romanian lawyer to review the property’s legal status. Key checks include:

• Ownership title and land book excerpt (carte funciară) to confirm the seller’s right to sell.
• Zoning regulations and urban planning certificates to ensure the property can be used for your business activity.
• Any mortgages, liens or other encumbrances registered against the property.
• Outstanding utility debts or tax liabilities attached to the property.
• Environmental and structural assessments, especially for industrial sites or older buildings.

Do not skip this step; unresolved issues can lead to costly disputes later.

Agree on the purchase contract

Once due diligence is satisfactory, the buyer and seller sign a preliminary sale-purchase agreement (promisiune bilaterală de vânzare-cumpărare). This document sets out the price, payment terms, conditions precedent and deadlines. It is usually accompanied by a deposit, typically 5–10% of the price, which may be forfeited if the buyer withdraws without cause.

The final contract must be concluded before a Romanian notary public. The notary verifies the parties’ identities, legal capacity and the property’s status, and ensures the transaction complies with Romanian law.

Complete payment and registration

Payment is often made through a bank transfer or an escrow account, especially for larger transactions. After signing the final contract, the notary submits the documentation to the Land Registry (Oficiul de Cadastru și Publicitate Imobiliară) to register the transfer of ownership. Registration is essential: the buyer becomes the legal owner only after the transaction is recorded in the land book.

Post-purchase obligations

After acquisition, you must update property tax records with the local municipality. If the property is used for business purposes, ensure you obtain any necessary operating permits. You may also want to review insurance coverage and utility contracts.

Considerations for foreign investors

Citizens and companies from EU member states can buy land and buildings in Romania under the same conditions as Romanian nationals. Non-EU investors may face restrictions on agricultural and forest land, but commercial buildings and urban land are generally accessible, subject to reciprocity treaties. Always check the current rules for your country of origin.

Seek professional help

Engage a Romanian lawyer and a financial advisor from the outset. An experienced notary is also essential. While fees vary, professional guidance can prevent expensive mistakes and streamline the process. With careful planning, buying commercial property in Romania can be a sound investment for your business.