Who Can Buy Property in Romania? Rules for Foreign Buyers

EU and EEA citizens: broadly the same rights as Romanians

Under Law 312/2005, citizens of EU and EEA member states (and, in practice, Switzerland) can acquire property in Romania without special restrictions. That covers apartments and houses together with their share of land, urban plots for building, and even agricultural land, although farmland comes with an extra procedure described below.

There is no requirement to live in Romania, hold residency or set up a company. An EU passport and a Romanian tax identification number, which the notary can help arrange, are enough for most purchases.

Non-EU citizens: buildings yes, land only with conditions

If you hold a passport from outside the EU and EEA, the position splits in two. You can always own buildings: an apartment in Bucharest or a house in Brasov is available to you as an individual, and this is how most non-EU buyers purchase.

Direct ownership of land is a different matter. Law 312/2005 only allows third-country nationals to own land under the conditions of international treaties, on a reciprocity basis, meaning your home country must offer equivalent rights to Romanians. In practice this blocks most non-EU individuals from holding land in their own name.

The standard and widely used solution is a Romanian limited liability company (SRL). A Romanian company can own land outright regardless of its shareholders' nationality, so non-EU buyers who want a house with a garden, or a plot to build on, typically buy through an SRL they own. Take legal advice on the running costs and tax consequences before choosing this route.

Agricultural land: pre-emption rights apply to everyone

Farmland sales in Romania are governed by Law 17/2014, which gives a ranked list of pre-emptors, including co-owners, tenant farmers, neighbouring landowners and the Romanian state, the right to buy at the offered price before an outside buyer can. The sale must go through this notification procedure, which adds time to any transaction.

This applies to all buyers, Romanian and foreign alike, so if you are eyeing a rural smallholding, budget extra months for the process and use a lawyer who handles Law 17/2014 filings regularly.

How a Romanian purchase is completed

Every transfer of ownership must be authenticated by a public notary and registered in the Land Book (Carte Funciara), the national property register run by the cadastre agency ANCPI. The notary checks the seller's title, existing mortgages and encumbrances via a Land Book extract before the deed is signed.

Because registration in the Land Book is what secures your ownership against third parties, never hand over the full price on a private pre-contract alone. Habio's buyer guides and Romanian listings can help you get a feel for the market before you engage a notary and lawyer.

• Notarised deed of sale is legally required for property transfers
• Land Book (Carte Funciara) registration at ANCPI secures your title
• A Land Book extract reveals mortgages and other encumbrances
• Use an independent lawyer as well as the notary for larger purchases

Schengen membership makes ownership more practical

Romania joined the Schengen area for air and sea travel in March 2024, and checks at land borders were lifted on 1 January 2025 after the Council of the EU approved full membership on 12 December 2024. For owners, that means simpler travel between Romania and the rest of the Schengen zone, whether you are driving from Hungary or flying from Western Europe.

Note that Schengen membership does not change immigration rules for non-EU citizens: visa-free visitors are still limited to 90 days in any 180-day period across the whole Schengen area, and owning property does not by itself grant residency. Check current rules with the Romanian General Inspectorate for Immigration before planning a longer stay.