When you work out your budget for a home, the first number you look at is the listing price. But between finding the property and sleeping soundly in it, many other costs appear. Some are mandatory, some depend on your choices and a few only show up after you move in.
This guide helps you build a complete list, by category. We do not give fixed amounts, because they change over time, differ from city to city and depend on the value of the transaction. Instead, we show you where to ask for the exact figure for your situation.
Why the full budget matters
Many buyers use all their savings for the deposit and then discover they still have to pay the notary, the valuation, the insurance and the move. The result is a personal loan taken in a hurry or renovations postponed for years. A full budget lets you choose a home you can actually afford and negotiate without pressure.
1. Notary costs
A home sale contract in Romania is signed as an authenticated deed at a notary. Several types of cost appear here:
- The notary fee, calculated according to the value of the transaction, based on bands set by the profession.
- The registration fee, for recording your ownership in the land book, which the notary collects and pays to ANCPI.
- Land book extracts and other documents requested by the notary.
- Fees for any powers of attorney or translations, if one party is not present or does not speak Romanian.
Before signing, ask the notary for a written estimate of all the costs of your transaction. Most notary offices give this information by phone or email if you tell them the price and the type of property.
Also note who pays what. As a rule, the tax on income from the property transfer is owed by the seller, while the notary fee and registration are paid by the buyer, unless the parties agree otherwise. Check this split in the preliminary contract.
2. Mortgage costs
If you finance the purchase with a loan, there are costs on top of the monthly payment that are not always visible at first:
- Property valuation, carried out by a valuer accepted by the bank and usually paid by the buyer.
- Application or arrangement fees, if the bank charges them.
- Life insurance, often required by the bank for the term of the loan.
- Optional home insurance, assigned in favour of the bank.
- The mortgage registration, also done through the notary, with its own fee and charges.
The most useful comparison tool is the annual percentage rate, DAE in Romania, which includes most of the loan's costs. Compare offers from several banks by DAE and total cost, not just the monthly payment. For simulations, use the Empire Terra calculators.
3. Mandatory home insurance
In Romania homes must be insured against earthquakes, floods and landslides through the mandatory PAD policy. It is a small annual cost compared with the price of the home, but it belongs in the budget. Besides PAD, it is worth considering optional insurance that covers more risks, such as fire, water damage from neighbours or theft.
4. Agency commission
If you work with an estate agency, check in advance whether and how much commission you pay as a buyer. Practices differ: some agencies charge only the seller, others charge both sides. The commission is set in the brokerage agreement, which you should read before viewings.
5. Checks before buying
These are small costs that can save you from large losses:
- the land book extract for information, covered in our land book guide;
- a technical inspection by a specialist, especially for older buildings;
- advice from a lawyer for complicated legal situations, such as inheritances or lawsuits.
6. Renovation and furnishing
Even a home in good condition needs some work before you move in. Make a realistic list:
- painting and minor repairs;
- replacing old wiring or plumbing, if needed;
- furniture, appliances and lighting;
- curtains, blinds and accessories.
For new apartments, check what the included finishes actually mean. Sometimes turnkey does not include interior doors, tiles in every room or bathroom fittings. We discuss the differences between types of homes in the article new or older apartment.
7. Moving and utilities
- Transport: a removal company or a hired van.
- Utility contracts: transferring or opening contracts for electricity, gas, water and internet.
- Deposits or connection fees: new homes or houses may involve costs for connections and meters.
- Keys and security: changing the lock or fitting a new door is a sensible step.
For a full list of steps around moving day, read our moving checklist.
Costs specific to houses and land
If you are looking at houses and villas for sale or at a plot where you want to build, the list gets longer. A house brings costs for maintaining the roof, the yard, the fence and the heating system, which in an apartment are shared with neighbours through the owners association. There may also be costs for a septic tank or for connecting to the sewer where there is no network.
For land, before buying it is worth paying for an urban planning certificate and sometimes for an updated topographic survey. After buying come the design, the approvals, the building permit and the utility connections. Each stage has costs and timelines, which we describe in our building permit checklist. If you leave them out of the budget at the start, the house project can be delayed for a long time.
8. Monthly costs after moving in
The budget does not end at signing. Work out the recurring costs before you choose a home:
- monthly service charges and the repair fund at the owners association;
- the annual building tax and, where relevant, land tax set by the town hall;
- utilities, strongly influenced by energy efficiency;
- annual insurance;
- the mortgage payment, if any.
In new buildings, ask the developer or the manager what the estimated service charge is and what it covers, for example cleaning, security or maintenance of green areas. A good energy certificate can significantly reduce bills over the long term.
How to build your budget
- Start from the total amount you have available.
- Set aside a reserve for unexpected situations.
- Subtract the estimated transaction costs: notary, registration, valuation, commission.
- Subtract the costs of moving and basic furnishing.
- What remains is the deposit you can pay without being left exposed.
If you want help, you can send an offer request with your total budget and an advisor will suggest suitable properties. For a wider view of the process, see the buyer guide.
Frequently asked questions
Who pays the notary when buying a home?
As a rule the buyer pays the notary fee and the registration fee, and the seller pays the tax on income from the transfer. The parties can agree otherwise, and the agreement should be written into the preliminary contract.
How do I find out exactly what I will pay the notary?
Ask a notary office for a written estimate, giving the price, the type of property and whether there is a mortgage. The estimate includes the fee, registration and other charges.
Is home insurance mandatory?
Yes, PAD insurance against earthquakes, floods and landslides is mandatory for homes. Optional insurance is voluntary, but the bank may require it if you have a mortgage.
How much should I keep in reserve after buying?
There is no universal rule, but we recommend not using all your savings for the deposit and costs. A reserve covering a few months of expenses protects you against repairs or changes in income.
