When you buy an apartment in Romania, you start by filtering listings by city and budget, checking the land registry records, and negotiating the price directly with the seller. The process requires a public notary to authenticate the sale-purchase agreement. Prior due diligence protects you from hidden debts or property disputes.
The real estate markets in Bucharest, Cluj-Napoca, Timișoara, Iași, and Constanța follow similar rules, but prices vary massively between them. An informed buyer reads the listing carefully, asks precise questions, and never pays a deposit without verified documents. Every transaction starts with a search on listing platforms or through agencies, continues with property viewings, and concludes at the notary's office. You need to know exactly which documents to request and what taxes you will pay. This guide walks you through the actual steps, without exaggerated promises, so you can walk into your meeting with the seller fully prepared.
- Filter listings by city, district, size, and building type.
- Request the land registry excerpt and the tax certificate before making any payment.
- Check for outstanding debts with the homeowners' association and utility providers.
- Sign the contract exclusively at an authorized public notary office.
Where to find listings when buying an apartment
Sale listings appear on free platforms, at real estate agencies, and directly at developers' construction sites. Your choice of source depends on how much time you have and whether you want to negotiate directly with the owner.
Classified ad platforms gather offers from both individuals and companies. Here, you can quickly filter by city, district, radius around a point of interest, and category. You can view photos, prices, and the seller's history before sending a message.
We verify every listing published on EX & GO through moderation and confirm the sellers' phone numbers, while the final transaction remains strictly between the parties. This approach reduces the risk of wasting time on fake offers.
Developers sell new homes directly from their sales offices. The advantage is the ability to choose your own finishes. The downside lies in the handover deadlines, which often exceed the initial date set in the pre-contract.
Real estate agencies handle the search for a commission. They organize viewings and partially verify the documents. Commissions vary and must be clearly agreed upon before signing any brokerage agreement.
Comparing listing sources
| Criteria | Direct from owner | Real estate agency | Listing platform |
|---|---|---|---|
| Buyer's commission | None | Percentage of the price | None |
| Document verification | Your responsibility | Partially included | Your responsibility |
| Volume of offers | Limited | Medium | Large |
| Direct negotiation | Yes | Through an intermediary | Yes |
What to check before buying an apartment
Before paying a deposit, you must verify the property's legal status, any outstanding debts, and individuals with usage rights. These checks prevent financial loss and future legal roadblocks.
The land registry excerpt shows who the actual owner is and whether there are mortgages, seizures, or easements. You obtain it from the Cadastre and Real Estate Publicity Office. The document must be recent, issued no more than a few days before your verification.
The tax certificate issued by the local city hall confirms that the seller has no outstanding building taxes. Without this document, the notary cannot authenticate the transfer of ownership.
The certificate from the homeowners' association reveals any unpaid maintenance fees. Old debts remain attached to the property and could become your problem after signing.
Check the electricity, gas, and water bills. Ask for recent proof of payment. Unpaid balances with utility providers complicate transferring the accounts to your name.
Mandatory documents for the transaction
The notary requires the parties' identity documents, the previous deed of ownership, and the energy performance certificate. The energy certificate is mandatory for any sale and certifies the building's efficiency class.
If the seller is married, spousal consent is required. Assets acquired during marriage are joint property, even if the documents are under a single name.
Quick checklist for property viewings
Note these points on your phone when you enter the home. It helps you objectively compare multiple properties viewed on the same day.
- The condition of the walls, floors, and window frames.
- Water pressure at the taps and radiator functionality.
- Noise levels from the street or neighbors.
- Window orientation relative to the cardinal directions.
- Access to public transport and distance to the nearest stop.
How to buy an apartment: the steps involved
The transaction begins with a price offer, continues with the pre-contract, and concludes by signing the sale-purchase agreement at the notary. Each step has its own legal and financial role.
The pre-contract establishes the final price, the signing deadline, and the penalties for withdrawal. Usually, the buyer pays a deposit ranging from five to ten percent of the total amount. This sum must be explicitly stated in the document.
The final contract is signed exclusively at a notary office. The notary verifies the parties' identities, their legal capacity, and the authenticity of the documents. They calculate and collect the legal taxes, then forward the file to the cadastre office.
Registration in the land registry marks the moment you officially become the owner. Until the registration is finalized, you hold the status of possessor based on the notarized contract.
If you are using a mortgage, the bank will send an independent appraiser. The bank releases the funds only after seeing the authenticated contract and proof that the registration application has been submitted.
How much does it cost to buy an apartment in major cities?
An apartment's price varies depending on the city, neighborhood, year of construction, and floor. Your total budget includes the seller's asking price plus notary fees and appraisal costs.
In Bucharest, central areas and sectors one and two have significantly higher prices than the outskirts. Neighborhoods like Militari or Berceni offer affordable options for average budgets.
Cluj-Napoca maintains high prices due to constant demand. Students and IT sector employees sustain the rental market, which directly influences sale prices.
Timișoara and Iași have active markets, with significant price differences between older apartment blocks and new residential complexes. In Constanța, proximity to the beach drives up the price, while industrial neighborhoods remain cheaper.
Notary fees are calculated as a percentage of the value declared in the contract. The notary fee and the land registry registration tariff make up the total transaction cost. These expenses typically fall on the buyer.
How to negotiate the price when buying an apartment
Negotiation starts with understanding the local market and identifying the property's actual flaws. Rely on concrete arguments regarding future renovation costs rather than emotions.
Compare the asking price with similar offers in the same neighborhood. Platforms where you can see the seller's history and reviews from other users help you understand if the price is realistic. On EX & GO, you can analyze offers comparatively and contact owners directly, following the platform's rules.
Use the flaws spotted during the viewing as leverage. Outdated plumbing or a lack of thermal insulation justifies a price reduction. Estimate the repair costs and propose deducting that amount from the price.
A practical tip: never offer the maximum amount you are willing to pay during the first meeting. Leave a negotiation margin of at least five percent and wait for the seller's reaction before making a new written offer.
If the seller refuses a price reduction, ask them to include appliances or cover part of the notary fees. Sometimes, the compromise comes in a form other than a direct price cut.
If you need concrete examples of updated price lists, browse apartments for sale to see available offers in your city. For details on how to contact sellers, visit apartments for sale in Bucharest and send messages directly from your account.
Frequently asked questions when buying an apartment
Can I buy a home without using a real estate agency?
Yes, you can buy directly from the owner. You will need to handle the land registry checks yourself, obtain the tax certificates, and schedule the appointment at the notary office. Many buyers choose this option to avoid paying an agency commission. You just need to be thorough with the paperwork and use a public notary for authentication.
What happens if I discover debts after signing the contract?
Maintenance or utility debts remain attached to the property. That is why it is essential to request certificates from the homeowners' association and utility providers before paying any deposit. If you have already signed, you will need to resolve the issue with the seller, potentially in court. Prevention through prior checks is the only reliable way to protect yourself.
How long does the land registry registration take after signing the contract?
The notary sends the documents to the Cadastre and Real Estate Publicity Office immediately after authentication. The legal processing time is usually a few business days, but it may take longer during busy periods. Until the registration is complete, the authenticated contract serves as your proof of ownership.
Is it safe to pay a deposit before verifying the documents?
It is not recommended to pay any deposit without first seeing the land registry excerpt and the tax certificate. The deposit is paid when signing the pre-contract, at which point the documents should already be verified. Any payment made without supporting documentation poses a major financial risk to the buyer.
What fees do I pay as a buyer at the notary?
The buyer pays the notary fee and the land registry registration fee. These amounts are calculated as a percentage of the transaction value, based on the current notary fee schedules. The seller pays the income tax on the property transfer. Discuss this with the notary in advance so you know the exact amount needed at signing.
Can I negotiate the price if the home needs renovations?
Yes, renovation needs are valid arguments for negotiation. Estimate the costs for replacing plumbing, painting, or changing the flooring. Present your calculations to the seller and propose an equivalent discount. Most sellers accept an adjustment if your arguments are based on actual material and labor costs.
When you buy an apartment, success depends on the patience you apply to verifying every document and the clarity with which you negotiate the terms. The markets in Bucharest, Cluj-Napoca, Timișoara, Iași, or Constanța offer diverse options, but the legal rules remain the same nationwide. Use listing platforms to compare prices and communicate directly with sellers. Do not rush into paying the deposit, and keep your viewing checklist handy on your phone during visits. The transaction is only finalized correctly at the notary's office, where the documents receive full legal validity. Thorough preparation saves you from financial headaches and ensures a transparent purchase.