The Cost of Buying a Home in Romania in 2026
Transaction costs in Romania are low by European standards. As a buyer you typically add around 2% to 4% to the purchase price for the notary, land-book registration and incidentals, before any estate agent commission. There is no separate stamp duty or transfer tax charged to the buyer; the seller pays a small income tax on the sale instead.
Two things changed recently that you should know about: VAT on new homes bought from developers rose from 9% to 21% from August 2025, and annual local property taxes jumped sharply from January 2026. Here is the full picture.
Notary fees: the biggest single buyer cost
Every Romanian property sale must be authenticated by a public notary, and by custom the buyer pays the notary fee unless the parties agree otherwise. Fees follow a graduated tariff that falls as a percentage as the price rises: as a rough guide, a purchase of about 400,000 lei (around 80,000 euros) attracts a notary fee in the region of 4,400 lei (roughly 900 euros), according to a 2025 Romanian conveyancing cost guide, while the top band works out at a fixed sum plus 0.6% of the value above 600,000 lei.
The notary also charges small amounts for the Land Book extract (around 40 lei, or about 200 lei for a same-day version) and other verifications. Ask the notary's office for a written fee estimate before signing anything; tariffs are set nationally but exact quotes vary.
Land-book registration at ANCPI
Registering your ownership in the Land Book (Carte Funciara) at the cadastre agency ANCPI is what makes you the legal owner against third parties. The registration fee is 0.15% of the property value for individuals and 0.50% for companies, with a minimum of 60 lei.
If you buy with a mortgage, registering the bank's charge costs a further 100 lei plus 0.1% of the loan value. These sums are usually collected by the notary at completion and paid on your behalf.
- Registration fee: 0.15% of value for individuals, 0.50% for companies
- Minimum fee 60 lei per cadastral number
- Mortgage registration: 100 lei plus 0.1% of the loan value
VAT on new builds: now 21% after the 2025 reform
If you buy a new home directly from a developer, the price includes VAT. Under Law 141/2025, the VAT rate on housing rose from a reduced 9% to the standard 21% from 1 August 2025. The old 9% rate had applied to homes of up to 120 square metres priced up to 600,000 lei.
A transitional window allowed buyers who had signed pre-contracts and paid advances before 1 August 2025 to keep the 9% rate, but only until 31 July 2026, so that window has now closed. Resale purchases between private individuals are not subject to VAT, which is one reason the second-hand market is attractive on cost.
Annual property tax: still low, but rising sharply in 2026
Romanian local councils set annual residential building tax within a national band of 0.08% to 0.2% of a property's taxable value, and land tax is charged separately. In absolute terms bills have been very low compared with Western Europe, often the equivalent of tens to a few hundred euros a year for an ordinary apartment.
That is changing. Under a December 2025 emergency ordinance linked to Romania's fiscal consolidation, local authorities had to raise property taxes by around 70% from 2026, reported Romania Insider, largely by increasing the notional taxable values used in the calculation. A shift to market-value-based taxation is planned from 2027, and high-value homes above 2.5 million lei face an additional levy.
Even after the increase, annual holding costs remain modest by EU standards, but budget for further changes and check the exact rates with the local town hall (primarie) for any property you are considering.
Other costs to budget for
Estate agent commission in Romania typically runs at 2% to 5% plus VAT, paid by whoever hired the agent, so agree in writing who pays before viewing. Sellers must provide an energy performance certificate, and homes require the mandatory PAD natural-disaster insurance policy, which costs around 130 lei a year.
On the other side of the table, the seller, not the buyer, pays income tax on the sale: 1% of the price if they have owned the property for more than three years, or 3% if less. Habio's buyer guides and Romanian listings can help you compare total costs across cities before you commit. Fees and tax rules change, so confirm current figures with a notary and the tax authority ANAF before completion.
- Agent commission: typically 2% to 5% plus VAT, paid by the hiring party
- Seller's income tax: 1% (owned over 3 years) or 3% (under 3 years)
- Mandatory PAD disaster insurance: around 130 lei per year
- Energy performance certificate required at sale
Frequently asked questions
How much are buying costs in Romania on top of the price?
Typically around 2% to 4% for the buyer: a graduated notary fee (roughly 1% on mid-range homes, less on larger ones), 0.15% land-book registration for individuals, plus small document costs. Agent commission of 2% to 5% plus VAT applies if you hired the agent.
Is there stamp duty or transfer tax for buyers in Romania?
No separate buyer's transfer tax exists. The buyer pays notary and land-book registration fees, while the seller pays income tax on the sale of 1% (owned more than three years) or 3% (less than three years).
Do I pay VAT when buying a home in Romania?
Only on new homes bought from developers, where 21% VAT is included in the price since 1 August 2025 under Law 141/2025. Resales between private individuals carry no VAT.
How high is annual property tax in Romania?
Residential building tax is set locally within 0.08% to 0.2% of the taxable value, historically among the lowest holding costs in the EU. Taxable values were raised sharply from 2026, lifting bills by around 70%, with market-value-based taxation planned from 2027.
Who pays the notary in a Romanian property purchase?
By custom the buyer pays the notary fee, though the parties can agree otherwise. The notary also collects the land-book registration fee (0.15% for individuals) and registers the deed with ANCPI on your behalf.
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.