Interest from foreign citizens in Bucharest’s real estate market has steadily increased in recent years, driven by economic growth, relatively affordable prices compared to other European capitals, and the expansion of international communities in the city. Purchasing a property in Romania is possible for foreigners, but the procedure differs depending on citizenship and the type of property being acquired.

Romanian legislation establishes clear rules regarding ownership rights over land and buildings, and the process involves several administrative and legal steps that must be followed.

Who can buy property in Romania

According to Romanian law and applicable European treaties, the situation differs depending on the buyer’s legal status.

Citizens of the European Union, EEA and Switzerland

Citizens from EU member states, the European Economic Area, and Switzerland may purchase homes and land in Romania under the same conditions as Romanian citizens. This rule is based on the principle of free movement of capital under European legislation.

Non-EU citizens

Individuals from non-EU countries may purchase:

• apartments or houses (the building itself),
• but cannot directly own the land in certain situations.

In practice, common solutions include:

• establishing a Romanian company through which land can be acquired, or
• purchasing an apartment in a residential building, where land ownership is structured differently from a legal perspective.

The legal framework is provided by Law no. 312/2005 regarding the acquisition of private ownership rights over land by foreign citizens and stateless persons.

Main steps to buying a home in Bucharest

The process is similar to that followed by Romanian citizens but includes several additional formalities.

1. Obtaining a Romanian tax identification number (NIF)

The first step is obtaining a tax identification number from the National Agency for Fiscal Administration (ANAF). This is required for any real estate transaction.

Applications can be submitted:

• directly at ANAF offices, or
• through a legal representative or notary.

2. Opening a bank account in Romania

Most real estate transactions are completed via bank transfer. Banks usually require:

• passport or national ID,
• proof of address,
• sometimes proof of funds origin (under anti-money laundering regulations).

3. Choosing the property and legal verification

Before signing documents, the public notary verifies:

• the land registry extract,
• the seller’s ownership rights,
• any mortgages or legal disputes.

The official registry is managed by the National Agency for Cadastre and Land Registration (ANCPI).

4. Signing the preliminary sale agreement

Typically, a preliminary sale-purchase agreement is signed first, and a deposit is paid. This document establishes:

• the purchase price,
• the deadline for the final transaction,
• obligations of both parties.

5. Final contract before a notary

Ownership transfer is completed exclusively through a notarized authentic deed. The notary:

• calculates applicable fees,
• verifies the identity of the parties,
• submits the transaction for registration in the land registry.

Taxes and costs involved

Costs vary depending on the property value and generally include:

• notary fees;
• land registry fees;
• real estate agency commission (if applicable);
• banking fees for international transfers.

After the purchase, the owner must register the property with the Local Taxes and Fees Directorate of the district where the property is located in order to establish the annual property tax.

Documents required for foreign buyers

Typically required documents include:

• valid passport or national ID;
• Romanian tax identification number;
• certified translations of documents (if necessary);
• proof of source of funds;
• notarized power of attorney if the transaction is completed through a representative.

All documents issued in a foreign language must be translated into Romanian by an authorized translator.

Why Bucharest attracts international buyers

Romania’s capital remains attractive to foreign investors and residents due to:

• lower property prices compared to other European capitals;
• strong rental yields;
• growth of the IT and corporate sectors;
• urban infrastructure and international air connectivity.

Areas such as Aviației, Floreasca, Pipera, Tineretului, and central districts are among the most popular with expatriates.

What to check before buying

Specialists recommend verifying several essential aspects:

• the legal status of the property;
• building permits (for new developments);
• real maintenance costs;
• access to public transport and city services;
• seismic risk classification, information available through local authorities.

A regulated but accessible process

Buying a home in Bucharest as a foreign citizen is a clearly regulated and generally accessible process, provided legal steps and notarial checks are properly followed. Differences mainly apply to land ownership rules for non-EU citizens, but existing legal solutions allow transactions to be completed safely.

For most international buyers, working with a notary and a real estate consultant familiar with Romanian legislation remains the safest way to finalize the purchase smoothly and without legal risks.

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