How to Buy a House or Apartment in Romania
Practical guide with all stages, required documents, taxes, and legal deadlines for purchasing property in 2026.
Quick checklist before you go to the counter
- Verify the seller's property deed (purchase contract, inheritance, donation).
- Request an updated Land Registry extract (not older than 30 days) to check for mortgages, disputes, or encumbrances.
- Obtain an urban planning certificate to verify land destination and building permits.
- The seller must have an energy certificate and fiscal certificate with no debts.
- From 2026: the BUYER must also present a fiscal certificate proving no local tax debts.
Notary fee
1-2% of property value (varies by notary and value)
ANCPI registration fee
120-500 lei (depending on property value)
Land Registry extract
20-50 lei (urgent: 100-200 lei)
Capital gains tax (seller)
3% of price (if seller sells within 3 years of purchase)
Buyer fiscal certificate (NEW 2026)
Mandatory from Feb. 2026 - proves you have no local debts
Online services and booking
For real estate transactions, you can use online services to avoid queuing at counters. ANCPI offers eCF for Land Registry extracts, and some city halls have online booking for fiscal certificates.
How to use ANCPI online services
- 1Create an account on the eCF portal: ecf.ancpi.ro.
- 2Add the property by cadastral number or address.
- 3Request a Land Registry extract online (result in 1-3 days).
- 4Pay online by card (20-50 lei for simple extract).
- 5Download the extract in PDF format, valid for presentation to notary.
If problems arise
- •Can't find the property: check if it has cadastre and valid cadastral number.
- •Payment error: try another browser or contact ANCPI support.
- •Extract with wrong data: submit a correction request at local OCPI.
- •For fiscal certificates, most city halls only accept physical requests at the counter.
Choose the scenario that matches your case
When buying a new apartment from a real estate developer, they handle most documents. Important: check if the building has final reception and individual land registry for the apartment.
Required documents
- •Purchase contract or promise to sell from the developer.
- •Invoice and proof of payment (for VAT).
- •Energy performance certificate issued by the developer.
- •Handover protocol.
- •Individual land registry of the apartment (check it's not just collective registration for the building).
- •Buyer's ID and buyer's fiscal certificate (from 2026).
Where to go
- •Real estate developer: for contract and apartment handover.
- •Public notary: for authenticating the purchase contract.
- •OCPI/ANCPI: for registering the property right.
- •City Hall (DITL): for declaring and paying property tax.
Fees and payment
- •Apartment price (includes 9% VAT for homes under 600,000 lei or 19% above).
- •Notary fee: 1-2% of value.
- •ANCPI registration fee: 120-500 lei.
- •Annual property tax: varies by area and location.
Deadlines and risks
- •Registration is done in 3-7 business days from application submission.
- •Declaration at city hall: 30 days from the notarial deed.
- •Reduced 9% VAT: applicable for homes with max 120sqm usable area and max 600,000 lei price (without VAT).
Check locally with SPCLEP before filing
Exact document lists, office schedule, and pick-up details may vary by locality.
- •Confirm with the notary the complete list of documents needed for your transaction type.
- •Check if the property has completed cadastre and land registration at OCPI/ANCPI.
- •For mortgage, request the specific document list from your bank.
- •Ask the notary about estimated costs (fee, ANCPI taxes, transfer tax).
- •Check with the city hall if the property has any local tax debts.
Institution flow (infographic)
Main steps for purchasing property in Romania
1. Property identification and preliminary check
View the property, check market prices, and request initial information from the seller (property deed, registry). Tip: don't pay money before verifying documents.
2. Due diligence: registry extract and legal checks
Obtain an updated Land Registry extract to verify: actual owner, any encumbrances, mortgages, or disputes. Also check the cadastre at OCPI.
3. Pre-contract (promise to sell)
Optional but recommended: sign the pre-contract at the notary establishing price, deposit (10-30%), deadlines, and penalties. The deposit reserves the property.
4. Obtaining fiscal certificates
The seller obtains the fiscal certificate for the property (no debts). From 2026, the BUYER must also present a fiscal certificate from their domicile city hall.
5. Purchase contract at the notary
Signing the contract in authenticated form at the notary: seller receives payment, buyer becomes owner. The notary sends documents for registration.
6. Registration and tax declaration
Property right is recorded in the Land Registry (3-7 days). Within 30 days of the deed, declare the building at city hall for property tax.
Deadline timeline (infographic)
Important deadlines in the purchase process
Land Registry extract: valid 30 days
The Land Registry extract is valid for maximum 30 days. If the transaction is delayed, a new extract must be obtained.
Pre-contract: flexible, usually 30-90 days until final contract
The pre-contract deadline is negotiable. Recommendation: enough time for checks and, if you have a mortgage, for bank approval.
Bank mortgage: pre-approval valid ~90 days
If you have mortgage pre-approval, it usually expires in 90 days. Final approval comes after appraising the specific property.
Notary contract: signed same day as money transfer
When signing the purchase contract, money is transferred immediately (or within 1-2 days max for mortgage).
ANCPI registration: 3-7 business days
After notary signing, ANCPI/OCPI registers the property right in 3-7 business days (or 1 day urgent, with extra fee).
City hall declaration: max 30 days from deed
You have 30 days from the notarial deed to declare the property at city hall for tax calculation. Delay incurs penalties.
Real experiences
What buyers say on forums
The opinions below are collected from real experiences on public platforms. We present them for context, not as legal advice.
"Always take what the developer says and multiply by 3. They may definitely finish in a month but you can't rely on that."
"From decision to champagne takes a few days. On the credit signing day I went to the bank, then with the bank person and seller to the notary."
"All apartment or house purchase contracts signed yesterday are NULL! The buyer must present the fiscal certificate otherwise the contract is null."
"You need to be present there as often as possible to... supervise the workers. Where work was done while I was also passing by it came out well. Where I couldn't pass it came out anywhere between 'it's ok' and 'dude what did you do here'."
Frequently asked questions
Who pays the notary fees - seller or buyer?
Usually, the buyer pays the notary fee and registration taxes, while the seller pays income tax (if selling within 3 years). Everything is negotiable and established in the contract.
What is the Land Registry and why is it important?
The Land Registry is the official register of real estate properties in Romania, managed by ANCPI/OCPI. From the registry you learn who the owner is, whether there are mortgages, encumbrances, or disputes on the property. The registry extract must be checked before any payment.
What is the mandatory buyer fiscal certificate from 2026?
From February 2026, according to OUG 7/2026, the buyer (not just the seller) must present a fiscal certificate from their domicile city hall, attesting they have no unpaid taxes or fines. Without this certificate, the contract is null.
How long does buying a house or apartment take?
With cash payment: 1-2 weeks. With mortgage: 1-2 months (includes bank appraisal and approval). If there are document issues or succession, it may take longer.
Can I buy an unfinished apartment with a mortgage?
It depends on the bank. Some banks accept unfinished apartments, but the appraisal will be lower. The building must have individual land registry for the apartment and final reception. Check with the loan officer before signing any pre-contract.
Related legal problems
Official sources
Last verified: March 5, 2026
S1: ANCPI - National Agency for Cadastre and Land Registration
Official property register, Land Registry, fees, and registration procedures.
S2: National Union of Public Notaries of Romania
Information about notarial procedures, fees, and documents required for real estate transactions.
S3: Fiscal Code - ANAF
Legislation on income tax from property sales and other fiscal taxes.
S4: eCF ANCPI Portal - Online Land Registry Extracts
Official platform for obtaining Land Registry extracts online.
S5: r/Romania - Apartment Purchase Discussions
Real experiences from users who bought apartments or houses in Romania.
S6: Economedia - Buyer Fiscal Certificate 2026
Article about the buyer's new obligation to present fiscal certificate (OUG 7/2026).
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