How to Buy Property in Romania as a Foreigner

Who can buy property in Romania?

Purchasing property in Romania for EU (European Union) and EEA (European Economic Area) citizens is as straightforward as it is for Romanian citizens, provided the property serves as a secondary residence. EU citizens lacking a Romanian Personal Identification Number must obtain a Fiscal Identification Number for the transaction, a process facilitated by having a residence permit.

Non-EU citizens have the option to own a building or structure but not the underlying land. In this case, acquiring a permit for both house and land usage is necessary. It´s important to note that if the construction is later removed, legal rights over the land will cease to exist.

Do the research

Investing in real estate in Romania can be attractive for several reasons. The country has experienced economic growth and stability in recent years, making it a potentially lucrative market. The cost of living in Romania is lower compared to many Western European countries. The real estate market in major cities like Bucharest has shown resilience, with opportunities for both residential and commercial investments. Romania´s membership in the European Union has contributed to increased foreign investment and a favorable legal framework for property ownership.

Here are some desired locations for real estate investments:

  • Bucharest - As the capital and largest city, Bucharest offers a diverse real estate market with both residential and commercial opportunities. The city is a hub for business, culture, and entertainment.
  • Cluj-Napoca - Known as the unofficial capital of Transylvania, Cluj-Napoca has a thriving real estate market, driven by its status as a major educational and technological center.
  • Brasov - Nestled in the Carpathian Mountains, Brasov is a popular destination for both tourists and real estate investors. Its charming medieval architecture and proximity to ski resorts contribute to its appeal.
  • Constanta - Located on the Black Sea coast, Constanta is a significant port city and a popular destination for seaside resorts. The real estate market here is influenced by tourism and maritime activities.
  • Iași - With a strong educational and research presence, Iași has become an attractive location for real estate investment. The city´s historical and cultural significance also adds to its appeal.

Where to find properties online:

Financing

Foreigners have the opportunity to secure property loans in Romania, thanks to the flexibility of the Romanian banking system. Non-residents are eligible to apply for such loans, although certain conditions and requirements must be met.

For foreign individuals seeking a property loan in Romania, the "Prima Casă" government program is available. This initiative is designed to assist first-time homebuyers by offering preferential interest rates and reduced down payment requirements.

Due Diligence and Sales Contract 

While not legally required in Romania, due diligence is highly recommended. This involves hiring professionals like a real estate agent or a lawyer, resulting in additional costs but considered essential. Depending on the property´s condition, it may also involve other experts, such as an engineer or a surveyor. Commencing due diligence early in the process is crucial, as it can take time to complete.

In Romania, the legal document governing real estate transactions is referred to locally as the "Contract de Vânzare-Cumpărare" (Sales Purchase Agreement). This agreement serves as a formal contract between the buyer and the seller, establishing the terms both parties must adhere to. The process typically commences with a preliminary contract outlining fundamental sale terms, such as the sale price, property specifics, and any mutually agreed-upon conditions.

Property Buying Costs and Taxes in Romania

Transaction Costs
    Who Pays?
Notary Fees 0.44% - 2.20% buyer
Legal Fees 1.00% buyer
Real Estate Agent´s Fee 4.00% - 6.00% seller
Costs paid by buyer 1.44% - 3.20%  
Costs paid by seller 4.00% - 6.00%
ROUNDTRIP TRANSACTION COSTS 5.44% - 9.20%
Source: Global Property Guide

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