Bucharest, Cluj or Brasov? Romanian House Prices in 2026
Romanian house prices rose 7.8% year on year in the first quarter of 2026, according to Eurostat's house price index, which is compiled from National Institute of Statistics (INS) data. That is well above the EU average of 5.1% and the euro area's 4.7%, though behind the steepest risers such as Portugal (17.8%) and Bulgaria (14.8%).
For buyers weighing up Romania's three most talked-about cities, the headline is simple: Cluj-Napoca is the most expensive, Bucharest is rising fastest, and Brasov sits in between with a mountain-town lifestyle premium. Here is what the 2026 data shows.
The national picture: strong growth, tightening supply
Prices are being pushed up by a shortage of new homes. INS figures cited in Romanian market reporting show building permits fell 4.9% in the first quarter of 2026 versus a year earlier, and 2025 residential deliveries came in below 58,000 units, the lowest in eight years.
At the same time, the stock of homes offered for sale has grown in most cities, so buyers have more choice even as asking prices climb. Analysts consulted by News.ro, reported by Romania Insider in March 2026, noted year-on-year price growth of between 3.6% and 12.5% across Romania's major cities.
Bucharest: the fastest-rising market
The capital saw the sharpest new-build price growth in the country: around 2,636 euros per square metre for new apartments as of mid-2026, up 21% year on year, according to an industry price index reported via the Agerpres news agency in July 2026. Existing apartments averaged roughly 2,259 euros per square metre, up 10%.
Bucharest still looks inexpensive next to Western European capitals, and supply is responding: the number of apartments actively listed for sale rose about 7% year on year to around 48,000 by spring 2026, with more than 20,000 new units expected to be delivered in the Bucharest-Ilfov area during 2026.
- New-build apartments: about 2,636 euros/sqm, up 21% year on year (July 2026)
- Existing apartments: about 2,259 euros/sqm, up 10%
- Largest jobs market in Romania and the widest choice of stock
Cluj-Napoca: Romania's most expensive city
Cluj-Napoca, the tech and university hub of Transylvania, has held the title of Romania's priciest housing market for years. In mid-2026, existing apartments averaged around 3,300 euros per square metre (up 5% year on year), with new-build prices approaching 3,500 euros per square metre.
Growth is slower than in Bucharest, partly because prices are already high relative to local incomes. For buyers, Cluj offers the strongest long-term employment story outside the capital, but the least value per square metre.
- Existing apartments: about 3,300 euros/sqm, up 5% year on year
- New-build prices approaching 3,500 euros/sqm
- Strong rental demand from students and the IT sector
Brasov: the lifestyle pick in the Carpathians
Brasov, ringed by mountains and an easy base for Transylvania's castles and ski areas, averaged around 2,246 euros per square metre for existing apartments in mid-2026, up 6% year on year. That puts it close to Bucharest resale prices but with a very different, slower-paced setting.
Supply here has expanded quickly, with active listings up around 18% year on year by March 2026, which should give buyers more negotiating room than the headline price growth suggests. Brasov is the natural shortlist entry for holiday-home buyers and remote workers.
- Existing apartments: about 2,246 euros/sqm, up 6% year on year
- Active supply up around 18% year on year in early 2026
- Popular with holiday-home buyers and remote workers
What this means for buyers in 2026
Romania remains one of the EU's more affordable property markets in absolute terms, and full Schengen membership since January 2025 has made it easier to reach and live in. But double-digit growth in Bucharest means waiting has a cost, while high prices in Cluj argue for careful comparison with rental yields.
Price data moves quickly and asking-price indices differ from transaction data, so treat city averages as a guide rather than a valuation. Habio's Romanian listings and area guides can help you compare neighbourhoods within each city before you visit.
Frequently asked questions
Which is the most expensive city in Romania to buy an apartment?
Cluj-Napoca. As of mid-2026, existing apartments averaged around 3,300 euros per square metre, with new builds approaching 3,500 euros, ahead of Bucharest and Brasov.
How fast are house prices rising in Romania?
Eurostat's house price index, based on INS data, shows Romanian house prices up 7.8% year on year in Q1 2026, above the EU average of 5.1%. Bucharest new-build asking prices rose around 21% in the year to July 2026.
Is Bucharest cheap compared with other EU capitals?
In relative terms, yes. New apartments averaged around 2,636 euros per square metre and existing ones around 2,259 euros in mid-2026, well below typical prices in Western European capitals, though prices are rising quickly.
Is Brasov a good place for a holiday home?
Brasov combines mid-range prices (around 2,246 euros per square metre for existing apartments in mid-2026) with mountain scenery and good transport links, and its for-sale supply grew around 18% year on year, giving buyers more choice.
Why are Romanian house prices rising?
Mainly constrained supply: INS data shows building permits fell 4.9% in Q1 2026 and 2025 housing deliveries were the lowest in eight years, while demand in the big cities remains strong.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.