Guides · 6 min
The complete guide to buying an apartment in Romania in 2026
From budget and financing to document checks and signing at the notary, every step explained clearly, with checklists you can use straight away.
Complete guide
The buyer guide
Everything you need to buy a home in Romania: budget, mortgage, documents, negotiation and notary, with an interactive checklist.
Step by step
10 steps, from idea to signature
- 01
Set your full budget
Include the deposit, notary, registration, fees and a reserve for moving and fit out.
Calculators - 02
Get mortgage pre approval
Learn your maximum and become a credible buyer. Compare offers on APR.
Mortgage guide - 03
Define your criteria
Separate essentials from nice to haves: area, rooms, floor, parking, year built.
Advanced filters - 04
Save your search and watch the market
Receive new listings and understand the real price per square metre.
Price index - 05
View carefully
Check structure, installations, light, noise and common areas. Come back a second time.
- 06
Check the documents
Title, land book extract, cadastre, energy certificate, association debts.
Document list - 07
Negotiate with evidence
Compare with similar properties and use necessary works as leverage.
Valuation guide - 08
Sign the preliminary contract
Ideally at a notary, with a financing condition and clear deadlines.
Contract guide - 09
Complete the loan and valuation
The bank values the property and issues final approval.
- 10
Notary, registration and handover
Sign the contract, become the registered owner and receive the keys against a handover report.
Budget
Costs to plan for
| Cost | Usually paid by | Notes |
|---|---|---|
| Deposit | Buyer | Percentage set by the bank or programme |
| Notary fee | Buyer | Calculated in value bands, plus VAT |
| Registration | Buyer | Land registry fee based on value |
| Bank valuation | Buyer | Only with a mortgage |
| Agency fee | As agreed | Set in the brokerage agreement |
| Transfer tax | Seller | Withheld and paid by the notary |
Exact amounts and rates depend on current law and each transaction. Ask the notary for a written calculation.
FAQ
Frequently asked questions
How much deposit do I need?
It depends on the bank, the loan type and your profile. State guaranteed programmes generally require a smaller deposit, under each edition’s conditions.
How long does the process take?
From a few weeks if paying in full to a few months with a mortgage.
Do I have to pay a fee?
Fees are set in the brokerage agreement. For many Empire Terra exclusives the terms are shown in the listing.
What if the bank does not approve the loan?
If the preliminary contract has a financing condition, you can withdraw without losing the amount paid, under the terms set out there.
Go deeper
BlogUseful articles
Financing · 5 min
Standard mortgage or state guaranteed programme: how to choose
The practical differences between a standard mortgage and state guaranteed programmes, what APR means, fixed versus variable rates and how to compare offers.
Legal and tax · 4 min
The preliminary and final sale contract explained simply
What a preliminary contract is, the difference between an advance and an earnest deposit, the clauses that protect you and what happens at final signing.
Empire Terra
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