Real Estate Investment
1Foreign Ownership Rights
- Non-EU citizens can purchase apartments, houses, or commercial buildings in Romania under the exact same conditions as Romanian citizens.
- The main restriction concerns land ownership: direct ownership of land by non-EU citizens is only possible if a bilateral treaty exists between Romania and the applicant's country; otherwise, only the right to own the building (not the land beneath it) can be purchased.
2Common Solution for Land Ownership
- The most common method to bypass this restriction is purchasing the property through a Romanian company (SRL) owned by the applicant; companies have no restrictions on land ownership.
- For any real estate transaction, a foreign buyer must first obtain a Fiscal Identification Code (CIF) from the National Agency for Fiscal Administration (ANAF).
3Official Transaction Steps
- The transaction must be authenticated and registered by a Notary Public (Notar Public).
- Final registration of ownership in the Land Registry (Carte Funciară) is processed through the National Agency for Cadastre and Land Registration (OCPI).
- This must be verified based on current regulations and individual circumstances.
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| Property Value (RON) | Minimum Notary Fee (Ordin MJ 177/C/2024) |
|---|---|
| ≤ 20,000 | 2.2%، min. 230 RON |
| 20,001–65,000 | 440–725 RON + 1.6%–1.9% over threshold |
| 65,001–200,000 | 1,205–1,705 RON + 1.1%–1.5% over threshold |
| > 200,000 | 2,805 RON + 0.6%–0.9% over threshold |
These are legal minimums (notaries may charge more), and 21% VAT (since August 2025) is added on top of the notary's own fee — not necessarily on the full property price; VAT on the purchase price itself generally applies only to new-build sales from a VAT-registered seller, not resale transactions between individuals. In addition: Land Registry (Carte Funciară) registration with OCPI costs 0.15% of the deed value for individuals (min. 60 RON) and 0.50% for legal entities (companies); the seller also pays a transfer tax (3% if the property was owned under 3 years, 1% if longer), which the notary deducts and remits to the state at signing.
🇮🇷 Iran-Specific: No Land-Ownership Reciprocity Treaty With Iran
One specialist Romanian legal source explicitly names Iran among the countries that have not signed a reciprocal land-ownership treaty with Romania (alongside countries like the US, China, Turkey, and Japan) — meaning Iranian nationals, like most non-EU citizens, can only own the building itself (apartment/structure) and hold a "right of superficies" (drept de superficie), not full ownership, over the land beneath it. The common workaround remains the one described above: buying the property (land included) through a Romanian company (SRL) that you own. A separate point: Iran is on the EU's AML "high-risk country" list, which legally requires notaries and banks to apply Enhanced Due Diligence to transactions connected to such countries — this is a general legal fact, not a documented report of a specific hurdle for Iranian buyers at any particular notary's office, but it is worth factoring into your transaction timeline.
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Frequently Asked Questions
Can I buy an apartment in Bucharest as a non-EU citizen?
Yes, you can fully own the apartment unit itself under your personal name, though the land beneath the building may be held in concession.
Does buying real estate grant me residency?
No. Romania does not currently have a "Golden Visa" program; buying real estate does not automatically grant a residence permit.
Does Iran have a land-ownership treaty with Romania?
No. Iran is on the list of countries without a reciprocal treaty; the common workaround is buying through a Romanian company (SRL), since companies face no land-ownership restrictions.
This guide is part of the "Business & Investment" collection.
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