Buying a house starts with a shortlist of criteria, not the first listing you like. You set the total budget, verify the property's paperwork and structure, then negotiate directly with the owner or through an agent. In Romania, the transaction is completed at the notary, and hidden costs can reach 8-12% of the price.
This guide covers the complete journey: where to find houses for sale, what to check at a viewing, what the legal steps look like, and what you pay after you get the keys. I'm addressing the private buyer who reads on their phone and wants a checklist they can tick off on site.
The markets in Bucharest, Cluj-Napoca, Timișoara, Iași, and Constanța work differently. In Cluj-Napoca and Timișoara, demand from the metropolitan area has pushed up prices for houses in neighborhoods like Mănăștur or Calea Șagului, while in Constanța the distance to the coast and the building regulations matter a lot. Before you call, decide what is negotiable and what is not.
- Set the total budget, not just the house price: notary, tax, moving, and repairs consume money separately.
- Check the paperwork before paying a deposit: land registry, cadastre, tax certificate, inheritance status.
- Compare offers from owners, agencies, and listing platforms before choosing an intermediary.
- Negotiate with written arguments: cracks, old utilities, lack of amenities, incomplete paperwork.
Where to look for houses for sale in Romania
Owners list houses in three main places: notices written on the fence or in the window, local groups, and listing platforms. Each channel has a different type of seller and a different level of verification. Choose the channel based on how much time you have and how much you want to control the process.
Physical notices posted in the neighborhood remain common in small towns and for houses in peri-urban areas. The advantage is direct contact with the owner. The disadvantage is the lack of any verification: you don't know if the asking price relates to the market, and you can't quickly compare multiple offers.
Listing platforms solve the comparison problem. On EX & GO you filter by city, radius from a point, and category, see the seller's history and reviews, and messages are sent within the site. Phone numbers are verified, and listings go through moderation. The publishing rules are described in the platform rules, and frequently asked questions about accounts and messages appear in the support center.
The most useful thing at a viewing is to ask the owner to show you an updated land registry extract, not an old copy. If the area in the document doesn't match what you see on site, stop the price discussion until the situation is clarified at the cadastre office.
Direct owner, agency, or platform
The difference between the three channels is not just the commission. What matters is who verifies the documents, who handles the negotiation, and who is responsible if something doesn't match. The table below compares typical situations.
| Criterion | Direct owner | Agency | Listing platform |
|---|---|---|---|
| Commission | Zero | Usually 2-3% of the price, paid by buyer or seller | Zero for the buyer |
| Document verification | You do it | Partial, through the agent | Listing moderation, not documents |
| Number of comparable offers | Small | Medium, only the agency's portfolio | Large, filterable on map and radius |
| Negotiation | Direct, fast | Through an intermediary | Direct, via messages on the platform |
| Main risk | Incomplete paperwork, deposit without a contract | Additional cost, time pressure | Listing not verified at source |
What to check before buying a house
Verification has two parts: the paperwork and the construction. The paperwork tells you whether you can legally buy, the construction tells you how much more you'll spend afterward. Both are checked before the deposit, not after.
Property and land documents
The land registry extract is the central document. Ask for an updated extract, issued recently, and read the sections about the owner, encumbrances, and annotations. An undeleted mortgage or a recorded dispute blocks the transaction until it is resolved.
The cadastral documentation shows the actual boundaries of the land. Compare the area in the document with the fence on site. Small differences often appear with old houses, but a large difference means new measurements and lost time.
For inherited houses, ask for the inheritance certificate and check whether all heirs agree to the sale. A single missing signature stops everything. The tax certificate from the city hall confirms there are no local tax debts.
Construction and land
Look at the foundation, cracks in the walls, and the ceiling on the upper floor. A crack that widens toward the corner indicates a ground or foundation problem, and the repair costs a lot. Ask for invoices for recent work: roof, utilities, windows.
Check utilities separately: electricity connection, water, sewer, gas. For houses outside the city, sewer connection may be completely missing and is solved with a septic tank. Ask whether the land is in the urban or rural area, because the building regulations differ.
If you want to build or extend, request an urban planning certificate before buying. It shows what can be done on the land according to the urban plan. Without it, you're buying a promise, not a certainty.
What are the steps to buy a house in Romania?
The steps are sequential, and each step produces a document. Skip one and you risk paying the deposit without a guarantee. The order below is the one that protects your money.
From offer to notary
Start with a written offer and a bilateral sale promise, signed by both parties. In it you write the price, the deadline, the termination conditions, and what happens if one party withdraws. The deposit is paid only after signing the promise.
Next comes the final verification of the documents and scheduling the notary. The notary can be chosen by the buyer, the seller, or by mutual agreement. The sale-purchase deed is authenticated, and ownership transfers at signing, not at full payment.
After signing, the notary submits the documents for registration in the land registry. Registration can take from a few days to several weeks, depending on the cadastre office. Don't schedule the move before you know the registration has been recorded.
What you pay beyond the house price
The price in the listing is not the final amount. Transaction costs and post-move costs add up, and many buyers discover them too late. Calculate them before making an offer.
Transaction costs
The notary fee is calculated on the transaction value and increases with the price. The land registration fee is paid separately at the cadastre office. If you work with an agency, add the commission. For a mortgage, there are costs for appraisal, file review, and mandatory insurance.
The income tax on the transfer of real estate is withheld by the notary at the transaction and declared to ANAF. Tax rules change, so verify the exact situation at the notary or on the ANAF website before signing.
Post-move costs
The repair budget is the most unpredictable. Old electrical wiring, the roof, insulation, and windows consume large sums. Get a quote from a tradesperson before buying, even if you pay for the consultation.
For a house, add the annual local tax, optional insurance, yard maintenance, and possible sanitation fees. If the property has debts to the homeowners' association or utilities, check the situation and clarify who pays them.
You need price references to compare offers in your city. houses for sale helps you see what the market is asking in the areas you're tracking. When you later want to sell, houses for sale in Bucharest shows how to publish a correct listing, with photos and a realistic price.
How to negotiate the price of a house
Negotiation starts with information, not with a raised voice. The more verifiable arguments you have, the wider the room for discussion. The owner needs a concrete reason to lower the price, not an impression.
Prepare a list of defects and estimated costs. Electrical wiring to be redone, a roof that needs replacing in two years, a bathroom not modernized: each has an approximate price. Present the list calmly, with quotes if you have them.
Use the comparison with other similar houses in the area. If comparable houses on the same street sold for a lower price, say so. But check the differences: area, year of construction, orientation, access.
Don't promise anything verbally. Put the conditions in the sale promise, including the payment deadline and what happens if the documents aren't clarified in time. A written agreement protects both parties.
Frequently asked questions about buying a house
What documents should I check before buying a house?
The updated land registry extract, the cadastral documentation, the local tax certificate from the city hall, and the seller's title deed. For inherited houses, add the inheritance certificate and the agreement of all heirs. Check the encumbrances and annotations sections in the land registry, because a mortgage or a recorded dispute blocks the transfer until it is resolved.
How much do notary fees cost when buying a house?
The notary fee is calculated as a percentage of the transaction value and increases with the price. On top of that, there is the land registration fee and, if you have a mortgage, the bank's costs for appraisal and file review. Ask the notary for an estimate before signing, so you don't have surprises on the day of the transaction.
Can I buy a house without a real estate agency?
Yes. You can buy directly from the owner, without an intermediary and without commission. The difference is that verifying the documents and negotiating remain your responsibility. If you don't have experience with real estate transactions, you can pay a notary or a specialized lawyer just to verify the documents, a cost that is usually lower than an agency commission.
What should I check at a house before paying a deposit?
Check the structure: the foundation, cracks in the walls, the condition of the roof and utilities. Ask for invoices for recent work and inquire about water, sewer, gas, and electricity connections. Compare the area in the documents with what you see on site. The deposit should only be paid after signing a bilateral promise that clearly sets out the termination conditions.
What costs do I have after buying the house?
In addition to the price and paperwork, budget for repairs: electrical wiring, roof, insulation, windows. For a house, add the annual local tax, optional insurance, and yard maintenance. Check whether there are debts to utilities or the homeowners' association and clarify who pays them, otherwise they become your responsibility after the transfer.
How do I negotiate the price of a house in Romania?
Prepare a list of defects with estimated costs and compare with similar houses recently sold in the area. Present your arguments calmly and in writing, not verbally. Don't promise anything that isn't in the sale promise. Owners are more likely to accept a reduction when they have a concrete, verifiable reason, not just a budget preference.
Where can I find house listings in my city?
You can search on listing platforms, in local groups, and on notices posted in the neighborhood. On a listing platform, you filter by city, radius from a point, and category, see the seller's history and reviews, and messages are sent within the site. Always verify the documents separately, regardless of the channel where you found the listing.
What to do next
Buy a house in the right order: total budget, clear criteria, verification of documents and structure, written promise, then notary. Each step produces a document you keep. If a seller refuses to show you the documents or rushes the deposit, that's a signal to stop.
Start with a shortlist of at most five houses in areas you can check within two weeks. Schedule viewings in daylight, take a notebook, and note the same things for each property so you can compare fairly. Ask for the updated land registry extract before discussing the price.
Check official sources for information on consumer protection and the identity documents needed at the notary: ANPC and DRPCIV. For listings and publishing rules, use EX & GO rules and EX & GO support center.