Buying Property in Romania as a Foreigner: A 2025 Guide

Romania’s real estate market has gained notable traction among foreign buyers over the last decade. Whether it’s the allure of charming Transylvanian towns, modern city living in Bucharest, or long-term investment potential, Romania offers an affordable and accessible entry point into European property ownership. However, like any cross-border purchase, understanding the legal framework is crucial, especially for non-EU citizens.

This guide outlines everything you need to know before buying property in Romania in 2025.

Who Can Buy Property in Romania?

EU/EEA Citizens

Citizens of the European Union (EU) and European Economic Area (EEA) countries have the same rights as Romanian nationals when it comes to purchasing real estate. This means they can buy both land and buildings freely, whether for personal use or as a foreign investment.

Non-EU Citizens

Non-EU citizens can also buy property in Romania, but with some limitations:

They are allowed to purchase apartments, houses, and commercial buildings directly
They cannot directly purchase land (including land attached to a house)

However, non-EU citizens can still own land indirectly by setting up a Romanian company, typically a Limited Liability Company (SRL). Once established, this legal entity can acquire and own land without restriction.

It is also worth noting that purchasing property does not automatically grant the buyer residency rights in Romania. A separate residence permit is required for this purpose.

Step-by-Step Process to Buy Property

1. Define Your Purpose

Are you buying for personal use, to rent, or for resale? This will influence location, property type, and legal structuring, especially if land is involved.

2. Get a Fiscal Identification Number (NIF)

All foreign buyers are required to register with the Romanian tax authorities to obtain a fiscal identification number. This is required for signing contracts and paying related taxes.

3. Perform Due Diligence

Before signing anything:

Verify that the seller legally owns the property
Check for debts, encumbrances, or disputes in the Land Registry (Carte Funciară)
Physically inspect the property to confirm its state and layout

A real estate lawyer can handle these steps and protect your interests.

4. Sign a Pre-Contract (Optional)

In many cases, the buyer and seller will sign a pre-contract (promissory agreement) outlining the price, payment terms, and the deadline for the final contract. A deposit of 5–10% is usually paid at this stage.

5. Finalize the Sale

The final sale contract must be signed in the presence of a Romanian notary public
The notary will verify all legal documents and ensure proper registration
Ownership is not official until the property is registered with the Land Book

Costs of Buying Property

When buying real estate in Romania, factor in these costs:

Notary Fees: Generally between 0.5% and 2% of the property value
Land Registry Fee: Approximately 0.5% of the price
Legal Fees: Vary by provider, typically €500–€1,000 for a complete service package
Property Transfer Tax: Around 3% (may vary slightly based on property age and use)
Annual Property Tax: Between 0.08% and 0.2% of the assessed value

Can Foreigners Get a Mortgage?

Yes, but it’s easier for EU citizens. Romanian banks do offer mortgages to foreign buyers, but non-EU citizens may face stricter documentation requirements, lower loan-to-value ratios, and sometimes longer approval timelines. Many buyers opt for cash purchases or use financing from their home country.

Special Considerations for Non-EU Buyers

Company Formation: To purchase land, non-EU citizens must form a Romanian legal entity (usually an SRL)
Residency: Owning a property does not give you the right to live in Romania; a residence permit is needed
Inheritance & Exit Strategy: Plan how the property will be passed on or sold, primarily if you’re not residing in Romania

Buying property in Romania as a foreigner is a relatively straightforward process, especially for EU citizens. With proper legal guidance, the same applies to non-EU buyers, even if they must go through a Romanian company. The market remains one of the most affordable in Europe, offering good rental yields and solid long-term value.

The key is due diligence, transparency, and collaborating with professionals who are familiar with the local laws. Whether you’re dreaming of a mountain retreat, an apartment in the capital, or a seaside investment, Romania in 2025 remains one of Europe’s best-kept real estate secrets.